Belair

An assessment of population growth drivers in Belair reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of May 2026, the estimated population of the suburb of Belair is around 4,714, a decrease of 4 people since the 2021 Census figure of 4,718. This change was inferred from AreaSearch's estimation of the resident population at 4,712 following examination of ABS's latest ERP data release in June 2025 and validation of 11 new addresses since the Census date. The population density is approximately 317 persons per square kilometer. The primary driver for Belair's population growth has been overseas migration. AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for each SA2 area, and the SA State Government's Regional/LGA projections by age category for areas not covered or years post-2032, adjusted using weighted aggregation from LGA to SA2 levels.

By 2041, Belair's population is projected to increase by 181 persons, reflecting a growth of 3.8% over the 16-year period based on aggregated SA2-level projections.

AreaSearch assessment of residential development drivers sees a low level of activity in Belair, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis of ABS building approval numbers shows Belair recorded approximately 8 residential properties granted approval annually over the past five financial years. This totals an estimated 42 homes. In FY-26 so far, 7 approvals have been recorded. The average number of people moving to the area per dwelling built over these five years is 1.9, indicating balanced supply and demand conditions. However, this has decreased to -1 people per dwelling in the past two financial years, suggesting more balanced supply.

Development projects average $586,000 in construction value, targeting the premium market segment with higher-end properties. This year, $65,000 in commercial development approvals have been recorded, indicating minimal commercial development activity.

All new construction has consisted of standalone homes, preserving Belair's low density nature and attracting space-seeking buyers. The estimated population per dwelling approval is 726 people, reflecting its quiet development environment. According to the latest AreaSearch quarterly estimate, Belair is projected to add 179 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Belair has emerging levels of nearby infrastructure activity, ranking in the 21stth percentile nationally

Five projects identified by AreaSearch are expected to influence the local area significantly. These projects include Adelaide Public Transport Capacity and Access, Adelaide's Inner And Outer Ring Route Capacity Improvements, Belair Electrical Infrastructure Modifications, and Belair National Park Redevelopment. The following details those projects likely to have the most impact on the area.

Professional plan users can use the search below to filter and access additional projects.

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.

The exceptional employment performance in Belair places it among Australia's strongest labour markets

Belair has a highly educated workforce with significant representation in professional services. Its unemployment rate was 1.1% as of December 2025. Employment growth over the past year was estimated at 4.6%.

The unemployment rate in Belair is 2.7% lower than Greater Adelaide's rate of 3.8%, while workforce participation is similar to Greater Adelaide's 66.0%. According to Census responses, 18.4% of residents work from home. Employment is concentrated in health care & social assistance, education & training, and professional & technical services. The area has a particularly high employment share in education & training, at 1.6 times the regional level.

Retail trade has limited presence with 7.6% employment compared to 10.0% regionally. Over the 12 months to December 2025, employment increased by 4.6%, while labour force increased by 4.5%, and unemployment remained essentially unchanged. By comparison, Greater Adelaide recorded employment growth of 4.2%, labour force growth of 3.9%, with unemployment falling 0.3 percentage points. National employment forecasts from Jobs and Skills Australia project national employment to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Belair's employment mix suggests local employment should increase by 7.1% over five years and 14.5% over ten years, assuming no changes in population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

The latest postcode level ATO data from AreaSearch for financial year 2023 shows Belair's median income among taxpayers is $59,005 and the average is $78,083. This is higher than national averages. Greater Adelaide has a median of $54,808 and an average of $66,852. Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates for Belair would be approximately $65,006 (median) and $86,024 (average) as of March 2026. Census data reveals Belair's household, family, and personal incomes rank highly nationally, between the 76th and 81st percentiles. In Belair, 27.3% of the population earns between $1,500 - $2,999 weekly, aligning with surrounding regions at 31.8%. Notably, 37.6% earn above $3,000 weekly. After housing costs, residents retain 88.6% of income, indicating strong purchasing power. Belair's SEIFA income ranking places it in the 9th decile.

Belair is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Belair's dwelling structure, as per the latest Census, comprised 88.8% houses and 11.1% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Belair was at 44.6%, with the remainder being mortgaged (47.0%) or rented (8.4%). The median monthly mortgage repayment in Belair was $2,100, higher than Adelaide metro's average of $1,562. The median weekly rent in Belair was $376, compared to Adelaide metro's $320. Nationally, Belair's median monthly mortgage repayments are higher at $2,100 versus the Australian average of $1,863, while rents are also higher at $376 compared to the national figure of $375.

Belair features high concentrations of family households, with a higher-than-average median household size

Family households constitute 78.6 percent of all households, including 39.2 percent couples with children, 31.9 percent couples without children, and 6.8 percent single parent families. Non-family households make up the remaining 21.4 percent, with lone person households at 19.6 percent and group households comprising 1.8 percent of the total. The median household size is 2.6 people, which is larger than the Greater Adelaide average of 2.5.

Belair shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Educational attainment in Belair is significantly higher than broader benchmarks. As of the latest data, 48.9% of residents aged 15 and above hold university qualifications, compared to 25.7% in South Australia (SA) and 28.9% in Greater Adelaide. This high level of educational attainment positions Belair strongly for knowledge-based opportunities. Bachelor degrees are the most common at 30.1%, followed by postgraduate qualifications at 13.1% and graduate diplomas at 5.7%.

Vocational pathways account for 24.5% of qualifications among those aged 15 and above, with advanced diplomas at 10.1% and certificates at 14.4%. Educational participation is notably high in Belair, with 28.8% of residents currently enrolled in formal education. This includes 9.4% in primary education, 7.7% in secondary education, and 6.9% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Belair has 45 active public transport stops offering a mix of train and bus services. These are served by 16 routes providing 507 weekly passenger trips in total. Transport accessibility is rated good with residents typically located 373 meters from the nearest stop. Most residents commute outward, primarily using cars at 85%. Train use stands at 6% while cycling accounts for 2%. Vehicle ownership averages 1.7 per dwelling, above the regional average.

According to the 2021 Census, 18.4% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 72 trips per day across all routes, equating to approximately 11 weekly trips per individual stop.

Belair's residents are extremely healthy with very low prevalence of common health conditions across all age groups

Analysis of health metrics shows strong performance throughout Belair. AreaSearch's assessment indicates very low prevalence of common health conditions across all age groups.

The rate of private health cover is found to be very high at approximately 58% of the total population (~2,726 people), compared to 52.7% across Greater Adelaide. The most common medical conditions in the area are arthritis and asthma, impacting 9.1 and 7.7% of residents respectively. 67.7% of residents declare themselves completely clear of medical ailments, compared to 67.9% across Greater Adelaide. Working-age residents show low chronic condition prevalence. The area has 25.2% of residents aged 65 and over (1,187 people), higher than the 19.2% in Greater Adelaide. Health outcomes among seniors are particularly strong, with national rankings broadly in line with the general population.

In terms of cultural diversity, Belair records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Belair's population was found to align with the broader area's average in terms of cultural diversity, with 77.1% born in Australia, 91.4% being citizens, and 92.6% speaking English only at home. Christianity was the predominant religion in Belair, comprising 38.8% of its population. However, Judaism showed an overrepresentation, making up 0.1% compared to the region's 0.1%.

The top three ancestry groups were English (33.3%), Australian (25.5%), and Scottish (9.3%). Notable differences existed in the representation of Welsh (0.8% vs regional 0.6%), German (6.1% vs 5.1%), and Dutch (1.6% vs 1.2%) groups.

Belair hosts an older demographic, ranking in the top quartile nationwide

Belair has a median age of 47, which is higher than Greater Adelaide's figure of 39 and the national average of 38. The age profile indicates that those aged 75-84 are particularly prominent, making up 10.3% of the population, while the 25-34 age group is smaller at 6.6%. Between the 2021 Census and present day, the 75 to 84 age group has grown from 8.8% to 10.3%, while the 65 to 74 cohort has declined from 12.7% to 10.6%. By 2041, demographic projections show significant shifts in Belair's age structure. The 85+ group is expected to grow by 81% (164 people), reaching a total of 367. Notably, the combined 65+ age groups will account for 52% of total population growth. In contrast, the 0 to 4 and 35 to 44 cohorts are projected to experience population declines.