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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
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Henley Beach has an estimated 16,981 residents, up from 15,634 at the 2021 Census — a change of 1,347 people, or 8.6%. Growth has averaged 1.3% a year over five years. 216 new addresses have been validated here since Census night. Overseas migration accounts for 86.5% of that increase. That puts 2,849 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the population of Henley Beach stands at approximately 16,981 as of May 2026. This represents a growth of 1,347 individuals (8.6%) from the 15,634 residents documented in the 2021 Census. This population shift is calculated using the June 2025 ABS estimated resident population of 16,888 combined with 216 validated new addresses registered after the Census. This count translates to a density of 2,849 persons per square kilometer, placing the suburb in the top quartile of Australian locations analyzed by AreaSearch. The population expansion rate of 8.6% since the 2021 Census outpaced both the SA3 region and the wider state average of 7.5%, establishing the locality as a leader in regional growth.
The main driver of this population growth was overseas migration, which accounted for roughly 86.5% of the total population gains in recent times. AreaSearch utilizes the 2024 population projections from the ABS and Geoscience Australia, using 2022 as the baseline year for each SA2. For SA2 regions lacking this dataset, or for projections extending past 2032, figures are derived from the 2023 SA State Government Regional/LGA projections by age (based on 2021 data), which are aggregated from LGA to SA2 levels using weighted growth methods. Looking ahead at future demographics, the community is projected to experience a growth rate slightly under the median of areas analyzed by AreaSearch, with an estimated increase of 1,882 individuals by 2041 based on the most recent annual ERP data, representing a overall rise of 10.5% over the 16 years.
Frequently Asked Questions - Population
636 new dwellings have been approved in Henley Beach over the past five years, an average of 127 a year. That places the area in the 84th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Of the 107 dwellings approved in the latest reporting year, 71% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 119, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Development approvals in Henley Beach average approximately 127 residential dwellings annually, resulting in a total of 636 new homes over the last 5 financial years. Thus far in FY-26, there have been 110 approvals registered. With an average of 1.7 residents relocating to the suburb per finished dwelling over the 5 financial years spanning FY-21 to FY-25, the relationship between housing supply and demand remains balanced, supporting steady market conditions, while new construction displays an average estimated cost of $420,000, suggesting that builders are focusing on the upscale market with premium products.
Furthermore, commercial approvals have reached $29.3 million this financial year, demonstrating active commercial growth. The building rate per capita in Henley Beach aligns closely with that of Greater Adelaide, maintaining a balanced market equilibrium consistent with the broader metropolitan area. Construction trends indicate that 71.0% of new projects are detached houses, while 29.0% consist of medium and high-density developments, preserving the suburban character of the area with single-family properties favored by buyers wanting space. Averaging 124 people per approved dwelling, Henley Beach exhibits the characteristics of a growing area. Future estimates indicate that Henley Beach will gain 1,789 residents by 2041, based on the latest quarterly calculations from AreaSearch. Looking at current construction trends, the volume of new residential supply is expected to satisfy demand comfortably, creating favorable conditions for home purchasers and potentially supporting population growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Henley Beach
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Henley Beach, worth an estimated $15 million. A further 31 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $959 million. 5 are already under construction and 6 are due for completion within three years. The pipeline spans sports & recreation, communities, precincts & urban renewal and residential development. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, major planning decisions, and new developments are primary drivers of real estate performance. AreaSearch has identified a total of 5 projects poised to influence the suburb. The most notable projects include the Gleneagles Reserve Stormwater Management & Reserve Upgrade, the Fulham Gardens Shopping Centre Redevelopment, the Findon Energy Storage Facility, and the Rivergarden Estate, with details on the most relevant schemes provided below.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Fulham Gardens Shopping Centre Redevelopment
Proposed upgrade and expansion of the existing Fulham Gardens Shopping Centre including additional retail tenancies and improved parking.
Grange Lakes Corridor Shared Use Path (Stages 7, 8 & 9)
A shared-use walking and cycling path through local reserves and along waterways in the City of Charles Sturt, connecting West Lakes to the River Torrens Linear Park near Findon and Grange. The 2.5m wide all-weather path includes new lighting, safety barrier fencing, street crossings, a boardwalk with raingardens, and biodiversity and tree canopy protection measures. Stages 1-6 and 9 are complete. Stage 7 (Marlborough Street to North Street) is under construction, with Stage 8 (North Street to Atkin Street) construction planned for 2026/27.
Findon Energy Storage Facility
The Findon Energy Storage Facility is a utility-scale battery energy storage system (BESS) proposed for the western suburbs of Adelaide. The project aims to enhance grid stability by storing renewable energy and providing fast-frequency response services. It is designed to mitigate local network constraints and support the transition to a high-renewable energy grid in South Australia.
Gleneagles Reserve Stormwater Management & Reserve Upgrade
Two-stage flood mitigation and open space project at Gleneagles Reserve in Seaton, delivered by the City of Charles Sturt to address flooding in the Meakin Terrace sub-catchment. Stage 1 created a larger and deeper stormwater detention basin of approximately 7,200 cubic metres, a new pump station on Dumfries Avenue designed to empty the basin within 24 to 48 hours after a storm, rock-filled vertical gabion walls, a large stormwater pit and weir to divert high flows from the Dumfries Avenue main drain, and a realigned car park entrance at Ailsa Avenue.Construction ran from July 2024 to July 2025 with SEM as contractor, followed by hydroseeding of the basin. More than 200 trees were planted for a net gain of 35 trees. The works are modelled to prevent flooding of 23 properties in a 5 per cent rain event and 8 properties in a 100 year event, benefiting Leven Avenue, Tapleys Hill Road, Wilford Avenue and Prior Avenue. Stage 1 was jointly funded by the City of Charles Sturt, the Stormwater Management Authority (Government of South Australia) and the Australian Government Disaster Ready Fund. Stage 2, an approximately $600,000 reserve upgrade shaped by community consultation, commenced October 2025 and was reported complete in March 2026 (pending a drinking fountain). It delivered a single-use automated secure public toilet, two picnic shelters with seating, an electric barbecue, a new shade sail over the play space, turf and landscaping works, accessible pedestrian entries and a new connecting path. Pump station chambers on Dumfries Avenue carry artwork by artist Cat Dean.
Estia Health Findon
Estia Health Findon is a $42 million residential aged care development currently under construction in Adelaide's western suburbs. Scheduled for completion in Spring 2026, the purpose-built, two-storey facility will provide 124 beds alongside a dedicated memory support unit. Designed by PACT Architects, the home incorporates a wellness hub, landscaped courtyards, a caf‚, and multi-purpose spaces to foster community connection for residents and their families.
Seaton Urban Renewal Project
Large-scale urban renewal led by Renewal SA and the SA Housing Trust delivering approximately 1,452 new homes by 2035 across a 38.5 ha site bounded by Frederick Road, Glenburnie Street, West Lakes Boulevard and Tapleys Hill Road in Seaton, 11 km west of Adelaide CBD. The program replaces dated public housing stock with a mix of market, affordable (minimum 20%) and social housing (approximately 400 SA Housing Trust homes). Stage 1 delivers 137 homes (31 Housing Trust, 68 affordable, 38 market) with construction underway since Q4 2024.Stage 2 civil works and Stage 3 demolition commenced Q3 2025. New streets, services and more than 26,000 sqm of public parks are being delivered alongside a significantly expanded tree canopy and upgraded streetscapes.
Grange Road, Holbrooks Road and East Avenue Intersection Upgrade
Major realignment and upgrade of the Grange Road, Holbrooks Road, and East Avenue intersection to remove a notorious dogleg. The project involves widening Grange Road, creating a four-way intersection to improve traffic flow, and installing new traffic signals, dedicated bicycle lanes, and four upgraded pedestrian crossings. This upgrade is a critical part of the T2D Broader Network Upgrades to support traffic flow during North-South Corridor construction.
Ambience Apartments Findon
Medium-density residential development offering contemporary one, two, and three-bedroom residences featuring four buildings linked by a landscaped promenade and central piazza.
9,861 residents of Henley Beach are employed, from a labour force of 10,033. Unemployment sits at 1.7%, with participation at 69.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 13,885, about 82% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The employment landscape in Henley Beach reflects a highly skilled population, with essential services being a major component of the local job market. The area experienced an estimated employment growth of 6.7% over the last twelve months, and the unemployment rate stood at a mere 1.7%. By March 2026, there were 9,861 residents employed, and the local unemployment rate was 2.1% lower than the Greater Adelaide rate of 3.8%. Workforce participation remained relatively typical at 69.7%, which was higher than the Greater Adelaide figure of 66.6%. Census data indicates that only 13.3% of residents worked from home, though the lingering effects of Covid-19 lockdowns should be taken into account when interpreting these figures.
The top industries employing local residents are health care & social assistance, education & training, and retail trade. Conversely, health care & social assistance accounts for 15.1% of local employment, which is lower than the Greater Adelaide figure of 17.7%. Comparing the local working population to the resident population suggests that this highly residential suburb offers relatively few local jobs. According to AreaSearch's evaluation of SALM and ABS statistics, the area experienced a 6.7% rise in employment alongside a 6.0% expansion of the labor force over the 12-month period, leading to a 0.6 percentage point decline in the unemployment rate. Over the same timeframe, Greater Adelaide saw employment grow by 4.2%, the labor force expand by 4.0%, and unemployment decrease by 0.2 percentage points. The national employment projections released by Jobs and Skills Australia in May-25 offer additional context regarding future employment trends in Henley Beach. These five and ten-year forecasts have been applied to the local workforce structure to model potential growth. Although the nationwide employment level is projected to rise by 6.6% over five years and 13.7% over ten years, the expansion rates vary widely across different industries. Applying these sector-specific forecasts to the local industry mix yields an estimated employment increase for Henley Beach of 6.6% over five years and 13.7% over ten years, representing a basic weighted extrapolation for comparison that does not account for localized population changes.
Frequently Asked Questions - Employment
Median household income in Henley Beach is $1,786 a week (about $93,000 a year), with median personal income at $886 a week. ATO records put median taxable income at $59,968 a year against an average of $82,336. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to postcode-level ATO statistics released for the 2023 financial year and compiled by AreaSearch, the median taxpayer income in the Henley Beach SA2 was $59,968, while the average income was $82,336. These figures are exceptionally high on a national scale and compare to Greater Adelaide medians and averages of $54,808 and $66,852, respectively. Factoring in Wage Price Index growth of 10.17% since the 2023 financial year, current adjusted calculations point to a median income of approximately $66,067 and an average of $90,710 as of March 2026. The 2021 Census indicates that household, family, and individual incomes in Henley Beach are positioned near the 58th percentile nationally.
Income distribution figures show that the largest bracket contains 28.0% of the local population (4,754 people) earning between $1,500 - 2,999, mirroring the regional trend where 31.8% of individuals fall into this same range. After meeting housing costs, residents retain 86.6% of their income for other purchases, and the suburb's SEIFA index for income places it in the 7th decile.
Frequently Asked Questions - Income
Henley Beach had 6,205 occupied dwellings at the 2021 Census, 66% detached houses and 16% apartments. 32% are owned with a mortgage, 27% rented and 42% owned outright. At that Census the median rent was $350 a week and the median mortgage repayment $2,000 a month. Rent absorbs 19.6% of household income here and mortgage repayments 25.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the most recent Census, the housing composition in Henley Beach consisted of 66.1% separate houses and 33.9% other dwelling types (such as semi-detached homes, apartments, and alternative structures), compared to the metropolitan Adelaide average of 75.2% separate houses and 24.9% other dwellings. The home ownership rate in Henley Beach was significantly higher than the metropolitan Adelaide average, standing at 41.6%, with the remaining properties being purchased under a mortgage (31.5%) or rented (26.8%). The median monthly mortgage payment of residents was $2,000, which is notably higher than the Adelaide metropolitan average of $1,562, while the median weekly rent was recorded at $350, compared to the metropolitan average of $320.
Nationwide, mortgage payments in Henley Beach exceed the Australian average of $1,863, whereas weekly rents remain below the national median of $375.
Frequently Asked Questions - Housing
Henley Beach counted 6,205 households at the 2021 Census, an estimated 6,740 today, averaging 2.4 people each. 33% are couples with children, against 27% couples without children. 27% of households are people living alone, and families average 1.5 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of households at 69.9%, consisting of couples with children at 32.6%, couples without children at 27.0%, and single-parent households at 9.4%. Non-family households represent the remaining 30.1% of the total, with single-person households accounting for 27.3% and group housing making up 2.7%. The typical household size is 2.4 persons, slightly below the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
32.0% of adults in Henley Beach hold a university qualification, including 21.6% with a bachelor degree and 7.2% with postgraduate qualifications. A further 19.5% hold a vocational qualification. 6 schools serve the area, with 4,923 enrolment places and an average ICSEA of 1,077 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The educational profile of this suburb is highly distinctive within the region, with tertiary qualification rates reaching 32.0% of residents aged 15 and over, exceeding both the SA state average of 25.7% and the SA3 area rate of 28.8%, showing a strong local commitment to university education. Bachelor degrees are the most common higher qualification at 21.6%, followed by postgraduate degrees at 7.2% and graduate diplomas at 3.2%. Technical and trade credentials are also common, with 30.5% of the population aged 15 and over holding vocational qualifications, split between advanced diplomas at 11.0% and certificates at 19.5%.
Engagement in education is high in the community, with 26.9% of all residents currently undertaking formal study. This student population includes 9.8% enrolled in primary schools, 6.9% in secondary schools, and 5.8% attending tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Henley Beach reaches 97 stops on 40 routes, timetabled for about 2,500 services a week. The typical home sits about 160 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport data shows 97 active transit stops operating in Henley Beach, consisting of various bus options. These stops service 40 unique routes, which provide a total of 2,523 passenger journeys each week. Local transport accessibility is excellent, with residents living an average of 160 meters from the nearest stop. Due to the residential nature of the suburb, most workers commute out of the area, with private cars remaining the primary travel mode at 88%, followed by buses at 6%. Average vehicle ownership is 1.4 cars per household. A relatively low 13.3% of residents work from home, based on 2021 Census data which may reflect pandemic-era conditions.
The average frequency of public transport services is 360 runs per day across all routes, which translates to approximately 26 weekly trips per transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
71.3% of residents in Henley Beach report no long-term health condition, a healthier profile than 92% of areas nationally. 5.2% need daily assistance with core activities, and 59.9% hold private health cover. The standardised death rate runs at 2.9 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health data shows excellent wellness outcomes for the Henley Beach community, based on AreaSearch's evaluation of mortality data and the prevalence of chronic illnesses, which reveals a very low rate of common medical conditions across all age groups. Furthermore, the proportion of residents with private health insurance is exceptionally high, covering approximately 60% of the population (10,171 people), compared to 52.7% across Greater Adelaide. The most prevalent medical concerns identified in the suburb are arthritis and mental health conditions, affecting 8.3% and 6.3% of residents, respectively, while 71.3% of the population reported no chronic health issues, compared to 67.9% in Greater Adelaide.
The working-age demographic shows strong health statistics with a low frequency of chronic diseases. Residents aged 65 and older make up 22.0% of the community (3,729 people), exceeding the Greater Adelaide share of 19.2%. Senior health outcomes are strong, although they rank lower nationally than the metrics of the local younger population.
Frequently Asked Questions - Health
25.0% of Henley Beach residents were born overseas and 19.9% speak a language other than English at home. The largest reported ancestries are English (25.2%) and Australian (21.1%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Henley Beach displays greater cultural diversity than most comparable property markets, with 25.0% of the population born outside of Australia and 19.9% speaking a non-English language at home. Christianity is the dominant religious affiliation, representing 55.4% of local residents, compared to 42.4% throughout Greater Adelaide. Regarding parental country of birth, the three largest ancestry groups in the suburb are English at 25.2%, Australian at 21.1%, and Italian at 10.9%, which is significantly higher than the regional level of 5.2%. Other notable cultural groups show higher concentrations locally compared to the wider region, including Greek ancestry at 5.6% of the population (compared to 2.0% regionally), Serbian ancestry at 0.8% (compared to 0.4%), and Polish ancestry at 1.1% (compared to 1.0%).
Frequently Asked Questions - Diversity
The median resident of Henley Beach is 44. 23.5% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 44 years in Henley Beach is higher than the Greater Adelaide average of 39 and the Australian median of 38. Compared to metropolitan Adelaide, the 55 - 64 age group is highly represented at 14.2% of the local population, while the 25 - 34 bracket is underrepresented at 11.3%. Since the 2021 Census, the 75 to 84 age category grew from 6.8% to 7.9% of the population, and the 25 to 34 group increased from 10.2% to 11.3%. Meanwhile, the 45 to 54 demographic shrank from 15.5% to 13.5% and the 5 to 14 cohort declined from 11.9% to 10.7%.
Demographic forecasts for 2041 point to significant changes in Henley Beach, with the 85+ cohort expected to rise by 533 people (92%) from 582 to 1,116. This aging trend is prominent, with individuals aged 65 and over accounting for 60% of the projected population growth. Conversely, the 35 to 44 and 5 to 14 age brackets are expected to experience net population declines.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Henley Beach
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 this month all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 216 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (15,634 at the 2021 Census → 16,981 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (404011092). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.