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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 | --
2021 Census | -- people
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Victor Harbor has an estimated 17,312 residents, up from 15,847 at the 2021 Census — a change of 1,465 people, or 9.2%. Growth has averaged 1.8% a year over five years. 680 new addresses have been validated here since Census night. Interstate and internal migration accounts for 87.5% of that increase. That puts 135 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 investigations by AreaSearch, the population of Victor Harbor is estimated at 17,312 as of May 2026. This represents a rise of 1,465 individuals (9.2%) from the 2021 Census, which documented a population of 15,847 people. This shift is calculated from the ABS estimated resident population of 17,189 in June 2025 and 680 validated new addresses registered after the Census. The current population translates to a density of 135 persons per square kilometer, indicating low density and potential space for future expansion. The 9.2% expansion rate in Victor Harbor since the 2021 census outperformed both the Rest of SA (5.9%) and the SA4 region, establishing it as a local growth frontrunner.
The main driver of this expansion was interstate migration, which accounted for roughly 87.5% of the total population increase during recent times. AreaSearch incorporates ABS/Geoscience Australia projections for each SA2 region published in 2024 using 2022 as a starting point. For any SA2 regions lacking this data, and for all years after 2032, regional/LGA projections by age group published by the SA State Government in 2023 (utilising 2021 data) are used, applying a weighted aggregation of growth from LGA to SA2 levels. Looking ahead, population growth is projected to exceed the median for regional areas nationwide, with the locality expected to gain 2,111 residents by 2041 relative to the latest annual ERP figures, representing a total expansion of 11.5% over the 16 years.
Frequently Asked Questions - Population
1,202 new dwellings have been approved in Victor Harbor over the past five years, an average of 240 a year. That places the area in the 87th percentile for residential development activity nationally, about 14 approvals per 1,000 residents a year. Of the 197 dwellings approved in the latest reporting year, 96% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 352, running ahead of 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
Victor Harbor has recorded approximately 240 new residential approvals per year, summing to 1,202 dwellings over the last 5 financial years. In the current FY-26 period, 323 approvals have been logged. With an average of 1.2 new residents per built dwelling annually over the 5 financial years from FY-21 to FY-25, supply corresponds closely with demand to support stable market conditions, with new builds averaging a construction value of $300,000. Furthermore, $46.1 million in commercial building approvals have been registered during this financial year, pointing to strong local commercial development.
In comparison to the Rest of SA, Victor Harbor shows a relatively high level of building approvals (14.0% above the regional per capita average over the 5 year period), which maintains choices for buyers while supporting current property demand. This rate is substantially higher than the national average, showing strong developer interest. New projects are heavily dominated by detached dwellings at 96.0%, with townhouses or apartments making up 4.0%, maintaining the low-density character of the area to appeal to buyers looking for larger allotments. Averaging around 60 people per approval, Victor Harbor exhibits the characteristics of a growing locality. Projections indicate Victor Harbor will add 1,988 residents by 2041 based on the most recent quarterly estimate from AreaSearch. Considering established construction trends, new dwelling supply is expected to satisfy demand, creating favourable conditions for buyers and potentially supporting growth beyond current forecasts.
Frequently Asked Questions - Development
Development applications around Victor Harbor
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 14 current infrastructure and development projects inside Victor Harbor, worth an estimated $604 million. A further 40 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $6.97 billion. 16 are already under construction and 14 are due for completion within three years. The pipeline spans transport & logistics, 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 updates, major construction projects, and planning changes play a significant role in area performance. AreaSearch has identified 14 projects expected to influence the locality. Notable examples include Best Life Canterbury Victor Harbor, McKinlay Street Car Parking Precinct, Victor Retail Depot, and Flinders Parade Townhouse Development, with key details provided for the most relevant initiatives.
Professional plan users can use the search below to filter and access additional projects.
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Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
The Precinct Victor Harbor
The Regional Community, Sport and Recreation Precinct (The Precinct) is planned to include an indoor sport and recreation facility with four multi-purpose courts, gymnastics area, meeting rooms, gym, and cafe, as well as childcare, allied health/retail spaces, and hospitality offering. It aims to address the shortage of facilities in the southern Fleurieu region, support population growth, and provide a community hub for sport, recreation, and social activities, with expansion areas for future-proofing.
Best Life Canterbury Victor Harbor
Over 50s land lease lifestyle community featuring 315 modern homes in a secure gated park. The community includes extensive facilities such as a community centre with function area for 100 plus guests, gym, library, community kitchen, indoor bowls, outdoor petanque, tennis court, BBQ areas, and caravan and boat storage. Located 500 metres from Victor Harbor town centre, minutes from the beach, walking trails, and next to Victor Harbor Golf Course. Residents own their homes outright with no stamp duty, deferred management fees, or exit fees, and retain 100 percent of capital gains.
Victor Retail Depot
Bulky goods retail development featuring two buildings accommodating four retail outlets with flexible tenancies ranging from 700sqm to 3,000sqm. Strategically positioned adjacent to national retailers including Aldi, Bunnings and Coles in Victor Harbor's primary retail corridor along Adelaide Road. The development is designed to accommodate a wide spectrum of commercial uses within South Australia's fastest growing coastal retail precinct on the Fleurieu Peninsula.
Yilki Coastal Protection Stage 1b
The Yilki Coastal Protection Stage 1b involves constructing a sea defence wall consisting of a rock revetment and concrete wave wall along Franklin Parade in Encounter Bay to safeguard the natural environment and vital infrastructure from coastal erosion and storm surges. Funded by federal grants and Council, the project provides immediate protection for community assets and long-term resilience for low-lying urban areas.
Flinders Parade Townhouse Development
Approved seafront residential development site on Flinders Parade featuring 849 square meters of prime waterfront land. The project has approval for four townhouses on Torrens titles, with flexibility for luxury residential homes or mixed-use development including retail, cafe, or accommodation options. Located in the heart of Victor Harbor's main waterfront precinct, directly opposite memorial gardens and beach access, within walking distance to the Causeway to Granite Island and town center amenities.
McKinlay Street Car Parking Precinct
Multi-level car parking precinct planned for Victor Harbor town centre on Council-acquired land at 8-26 McKinlay Street, which currently provides 66 surface car parking spaces. The proposed facility would be at least 3.5 storeys and is tied to the adjoining Anchorage Hotel redevelopment, which requires 89 dedicated spaces under its development approval. Council has engaged JLL and the Alinea Group to run a national expression of interest for private sector partners to deliver a mixed-use facility incorporating car parking.The EOI process has closed and proposals are being considered by Council. A legal agreement outlining the collaboration terms between Council and the Anchorage Hotel developer is currently being finalised. The project was identified as a major community priority in the 2025 Community Satisfaction Survey.
Victor Harbor Baptist Church Expansion
Expansion of Victor Harbor Baptist Church to deliver a new main auditorium, children's ministry spaces, hospitality and kitchen facilities, upgraded amenities and expanded parking. Development approval was granted in 2021. The project remains approved but construction has been deferred while the church waits for construction costs to improve and fundraising capacity to increase. Church updates continue to describe the project as a live long-term priority.
Oceane Victor Harbor
A master-planned village redefining coastal living with European and Scandinavian architecture. Features include landscaped walkways, local gathering spaces, and elevated streetscapes designed to capture ocean outlooks. The estate offers 700 land lots with amenities intended to enrich community connections.
6,055 residents of Victor Harbor are employed, from a labour force of 6,290. Unemployment sits at 3.7%, with participation at 41.5%. 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. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Victor Harbor is characterised by a skilled labor force with strong representation in essential service industries, an unemployment rate of just 3.7%, and an estimated job growth rate of 3.7% over the past year. In March 2026, 6,055 residents were employed, and the unemployment rate sat 1.7% below the Regional SA level of 5.5%, while participation in the workforce was low at 41.5% compared to 58.4% in Regional SA. Census data indicated that a modest 12.2% of residents worked from home, although this may have been influenced by Covid-19 lockdown restrictions.
The primary employment sectors for residents are health care & social assistance, retail trade, and accommodation & food. The locality displays a strong specialization in health care & social assistance, where the proportion of workers is 1.5 times the regional average. Conversely, agriculture, forestry & fishing is underrepresented at 3.3% of the workforce compared to 14.5% across the region. The comparison between the Census working population and resident population suggests that local job opportunities are relatively scarce. Analysis of SALM and ABS data by AreaSearch reveals that in the year ending March 2026, employment grew by 3.7% and the labor force expanded by 4.4%, leading to a 0.6 percentage point rise in the unemployment rate. Over the same period in Regional SA, employment rose by 1.2%, the labor force grew by 2.6%, and unemployment increased by 1.4 percentage points. National employment forecasts from May-25 by Jobs and Skills Australia provide context for future local demand. These five and ten-year forecasts have been aligned with the local industry profile to project growth. Nationally, employment is expected to grow by 6.6% over five years and 13.7% over ten years, though individual sector growth rates vary. Applying these sector projections to the local employment structure suggest Victor Harbor's employment could grow by 6.6% over five years and 13.8% over ten years (note this is a weighted extrapolation for illustration and does not incorporate local population forecasts).
Frequently Asked Questions - Employment
Median household income in Victor Harbor is $977 a week (about $51,000 a year), with median personal income at $545 a week. ATO records put median taxable income at $41,579 a year against an average of $53,451. 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 AreaSearch's compilation of the latest postcode-level ATO statistics released for the 2023 financial year, taxpayers in the Victor Harbor SA2 recorded a median income of $41,579 and an average income of $53,451. These figures are below the national average and compare to Regional SA figures of $48,920 and $58,933 respectively. Factoring in Wage Price Index growth of 10.17% since the 2023 financial year, current estimates point to a median of $45,808 and an average of $58,887 as of March 2026. The 2021 Census placed household, family, and individual incomes in Victor Harbor between the 2nd and 6th percentiles nationally.
The data shows that the weekly income bracket of $400 - 799 contains 33.4% of the population (5,782 individuals), whereas the leading bracket in the wider region is $1,500 - 2,999 at 27.5%. The high proportion of lower-income earners (40.5% earning under $800/week) points to tight household budgets for a significant part of the community. After housing costs, residents retain 85.9% of their income, which ranks in the 5th percentile nationally.
Frequently Asked Questions - Income
Victor Harbor had 7,080 occupied dwellings at the 2021 Census, 88% detached houses and 2% apartments. 25% are owned with a mortgage, 22% rented and 53% owned outright. At that Census the median rent was $290 a week and the median mortgage repayment $1,300 a month. Rent absorbs 29.7% of household income here and mortgage repayments 30.7%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Dwelling options in Victor Harbor at the time of the latest Census consisted of 88.3% houses and 11.7% other dwelling types (such as semi-detached homes, apartments, and alternative dwellings), compared to 88.5% houses and 11.5% other dwellings in Regional SA. Home ownership was notably higher than the regional benchmark, sitting at 53.4%, with the remaining properties being mortgaged (24.6%) or rented (22.0%). The median monthly mortgage payment of $1,300 was higher than the Regional SA average of $1,153, and the median weekly rent was $290 compared to $220 regionally. Compared nationally, Victor Harbor's mortgage repayments are below the Australian average of $1,863, and rents are also lower than the national median of $375.
Frequently Asked Questions - Housing
Victor Harbor counted 7,080 households at the 2021 Census, an estimated 7,735 today, averaging 2.1 people each. 16% are couples with children, fewer than in 94% of areas nationally, against 39% couples without children. 33% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households make up 64.8% of the total, consisting of couples with children at 15.8%, couples without children at 39.3%, and single parent households at 9.0%. Non-family households account for the remaining 35.2%, with lone person households representing 33.3% and group households comprising 1.9%. The median household size of 2.1 persons is slightly below the Regional SA average of 2.3.
Frequently Asked Questions - Households
17.8% of adults in Victor Harbor hold a university qualification, including 12.2% with a bachelor degree and 3.1% with postgraduate qualifications. A further 27.3% hold a vocational qualification. 4 schools serve the area, with 2,549 enrolment places and an average ICSEA of 1,015 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 region shows lower levels of higher education attainment, with university qualification rates at 17.8% compared to the national average of 30.4%. This highlights a gap as well as an opportunity for targeted learning programs. Bachelor degrees account for 12.2%, followed by postgraduate degrees at 3.1% and graduate diplomas at 2.5%. Vocational skills are common, with 39.1% of residents aged 15+ holding trade credentials, consisting of advanced diplomas (11.8%) and certificates (27.3%). People attending school or university make up 19.4% of the population. This figure includes 8.2% in primary school, 5.4% in high school, and 2.1% enrolled in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Victor Harbor means driving: households keep an average of 1.2 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
53.4% of residents in Victor Harbor report no long-term health condition. 10.1% need daily assistance with core activities, and 46.6% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Victor Harbor presents notable health indicators based on AreaSearch's evaluation of mortality and chronic illness rates, with health conditions present across both younger and older cohorts, and private health insurance coverage is low at roughly 47% of the population (~8,067 people). This is below the 48.9% rate recorded across Regional SA and the national average of 55.7%. Arthritis and mental health conditions are the most common medical issues, affecting 14.0% and 9.3% of residents respectively, while 53.4% of the population reported no long-term medical conditions compared to 62.5% in Regional SA.
The working-age cohort exhibits elevated rates of chronic illness. Residents aged 65 and over make up 45.4% of the population (7,854 people), which is significantly higher than the 27.1% share in Regional SA, with national health rankings showing higher rates than the general population.
Frequently Asked Questions - Health
Victor Harbor is largely Australian-born, at 79.5% of residents, with 3.6% speaking a language other than English at home. The largest reported ancestries are English (39.0%) and Australian (27.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Victor Harbor is lower than average, with 79.5% of residents born in Australia, 92.1% holding citizenship, and 96.4% speaking only English at home. Christianity is the dominant religion, practiced by 47.5% of the population, compared to 45.2% in Regional SA. In terms of parent country of birth, the three largest ancestry groups are English at 39.0% (higher than the regional average of 32.5%), Australian at 27.5%, and Scottish at 8.5%. Other differences include the representation of German ancestry at 6.5% of the population (compared to 8.2% regionally), Welsh at 0.6% (compared to 0.5%), and Dutch at 1.4% (compared to 1.3%).
Frequently Asked Questions - Diversity
The median resident of Victor Harbor is 60, older than 98% of areas nationally. 12.9% 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 in Victor Harbor is 60 years, which is higher than the Regional SA average of 47 and the national average of 38 years. The demographic profile shows a large concentration of 75 - 84 year-olds (18.8%), whereas the 25 - 34 cohort is small (5.5%) compared to Regional SA. The proportion of residents aged 75 - 84 is higher than the national figure of 6.1%. Since the 2021 Census, this 75 to 84 group expanded from 15.0% to 18.8% of the population, while the 65 to 74 group fell from 22.4% to 20.3% and the 55 to 64 group decreased from 14.4% to 12.9%.
By 2041, demographic shifts are expected to continue, with the 85+ cohort projected to grow by 112%, adding 1,206 residents to reach 2,282. The combined 65+ age categories are projected to make up 81% of total population growth, while the 5 to 14 and 55 to 64 cohorts are expected to decrease in size.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Victor Harbor
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 | Jul 2026 last month all 14 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 Jul 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 — 680 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (15,847 at the 2021 Census → 17,312 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 (407011148). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.