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 November 2025, the population of the Belair statistical area (Lv2) is estimated to be around 4,721 people. This figure reflects an increase of 3 individuals since the 2021 Census, which recorded a population of 4,718. The latest estimate is based on AreaSearch's validation of new addresses following examination of the ABS's ERP data release in June 2024. The population density ratio is approximately 318 persons per square kilometer. Overseas migration was the primary driver of population growth in the area during recent periods.

For projections, AreaSearch uses ABS/Geoscience Australia estimates released in 2024 with a base year of 2022 for each SA2 area. For areas not covered by this data and years post-2032, SA State Government's Regional/LGA projections are adopted with adjustments made using weighted aggregation methods. By 2041, the Belair (SA2) is projected to grow by 190 persons, reflecting a total gain of 4.1% over the 17-year period.

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 indicates Belair has recorded approximately 8 residential properties granted approval each year. Over the past five financial years, from FY-21 to FY-25, around 41 homes were approved, with a further 5 approved in FY-26. On average, about 1.9 people moved to the area annually for each dwelling built over these five years. However, this has decreased to -1.1 people per dwelling over the past two financial years.

Development projects averaged $586,000 in construction value during this period, suggesting a focus on premium market developments. Commercial approvals totalled $65,000 in FY-26, reflecting Belair's residential character.

Recent development has consisted entirely of standalone homes, maintaining the area's traditional low density character and appealing to those seeking space. The estimated population per dwelling approval is 787 people. Population forecasts indicate Belair will gain approximately 193 residents by 2041, according to AreaSearch's latest quarterly estimate. With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Belair has limited levels of nearby infrastructure activity, ranking in the 18thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified five projects likely impacting this region. Key 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.

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.

Employment conditions in Belair rank among the top 10% of areas assessed nationally

Belair's workforce is highly educated with strong representation in professional services. The unemployment rate was 1.2% as of September 2025, with an estimated employment growth of 3.0% over the past year.

This is based on AreaSearch aggregation of statistical area data. As of September 2025, 2,620 residents were employed, with an unemployment rate of 2.8%, below Greater Adelaide's rate of 3.9%. Workforce participation was on par with Greater Adelaide's 61.7%. The dominant employment sectors among Belair residents include health care & social assistance, education & training, and professional & technical services.

Education & training showed particularly strong specialization, with an employment share 1.6 times the regional level. Retail trade was under-represented, with only 7.6% of Belair's workforce compared to Greater Adelaide's 10.0%. Employment opportunities locally appeared limited based on Census working population vs resident population comparison. Over the 12 months to September 2025, employment increased by 3.0%, labour force by 3.2%, resulting in a slight rise in unemployment (0.2 percentage points). In contrast, Greater Adelaide recorded employment growth of 3.0%, labour force growth of 2.9%, with a fall in unemployment (0.1 percentage points). State-level data to 25-Nov-25 showed SA employment grew by 1.19% year-on-year, adding 10,710 jobs, with the state unemployment rate at 4.0%. This compares favourably to the national unemployment rate of 4.3%, with SA's employment growth outpacing the national average of 0.14%. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment will 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, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

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

Belair suburb has a median taxpayer income of $59,005 and an average income of $78,083, based on latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. Nationally, these figures are well above average, contrasting with Greater Adelaide's median income of $54,808 and average income of $66,852. By September 2025, estimates suggest a median income of approximately $64,197 and an average income of $84,954, accounting for Wage Price Index growth of 8.8% since financial year 2023. According to the 2021 Census, incomes in Belair rank highly nationally, between the 76th and 81st percentiles for households, families, and individuals. The predominant income cohort spans 27.3% of locals (1,288 people) earning between $1,500 and $2,999 weekly, mirroring the surrounding region where 31.8% fall into this bracket. Higher earners make up a substantial presence with 37.6% exceeding $3,000 weekly, indicating strong purchasing power within the community. After housing costs, residents retain 88.6% of their income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 9th decile.

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

Belair's dwelling structure, as per the latest Census, consisted of 88.8% houses and 11.1% other dwellings (semi-detached, apartments, 'other' dwellings). Home ownership in Belair stood at 44.6%, with 47.0% of dwellings mortgaged and 8.4% rented. The median monthly mortgage repayment was $2,100, and the median weekly rent was $376. Nationally, Belair's mortgage repayments were significantly higher than the Australian average of $1,863, while rents exceeded the national figure of $375.

Belair features high concentrations of family households, with a median household size of 2.6 people

Family households compose 78.6% of all households, including 39.2% couples with children, 31.9% couples without children, and 6.8% single parent families. Non-family households account for 21.4%, with lone person households at 19.6% and group households comprising 1.8%. The median household size is 2.6 people.

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

Belair's residents aged 15+ have a higher educational attainment than broader benchmarks: 48.9% hold university qualifications compared to South Australia's 25.7% and Greater Adelaide's 28.9%. Bachelor degrees are the most common at 30.1%, followed by postgraduate qualifications (13.1%) and graduate diplomas (5.7%). Vocational pathways account for 24.5% of qualifications, with advanced diplomas at 10.1% and certificates at 14.4%. Educational participation is high: 28.8% are currently enrolled in formal education, including 9.4% in primary, 7.7% in secondary, and 6.9% pursuing tertiary education.

Educational participation is notably high, 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

Transport analysis in Belair shows 45 active public transport stops. These include a mix of train and bus services. There are 16 individual routes operating, providing a total of 507 weekly passenger trips.

Residents have good access to transport, with an average distance of 373 meters to the nearest stop. Service frequency averages 72 trips per day across all routes, which translates to about 11 weekly trips per stop.

Belair's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Belair residents show positive health outcomes with common conditions prevalent among both young and elderly populations.

Private health cover is high at approximately 58% of the total population, around 2,730 individuals. The most frequent medical conditions are arthritis (9.1%) and asthma (7.7%). A significant portion, 67.7%, reports no medical ailments compared to 0% in Greater Adelaide. Belair has a senior population of 25.2%, around 1,189 individuals, with health outcomes among seniors outperforming 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 be roughly similar to the wider region in cultural diversity, with 77.1% born in Australia, 91.4% being citizens, and 92.6% speaking English only at home. Christianity is the main religion in Belair, comprising 38.8% of its population. However, Judaism is overrepresented, making up 0.1% compared to none across Greater Adelaide.

The top three ancestry groups are English (33.3%), Australian (25.5%), and Scottish (9.3%). Notably, Welsh (0.8%) and German (6.1%) are overrepresented in Belair compared to none regionally, while Dutch is also present at 1.6%.

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 above the national average of 38. The age profile shows that those aged 75-84 years are particularly prominent, making up 10.3% of the population, while those aged 25-34 years make up only 5.9%. According to the 2021 Census, the percentage of people aged 75 to 84 has increased from 8.8% to 10.3%, while the percentage of those aged 65 to 74 has decreased from 12.7% to 10.7%. By 2041, demographic projections indicate significant shifts in Belair's age structure. Notably, the number of people aged 85 and above is expected to grow by 88%, reaching 372 from 198. The combined population growth of all those aged 65 and above will account for 50% of total population growth, reflecting the area's aging demographic profile. In contrast, the populations of those aged 35-44 years and 0-4 years are expected to decline.