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 Nov 2025, Belair's population is estimated at around 4,725 people. This reflects an increase of 7 people since the 2021 Census, which reported a population of 4,718 people. The change is inferred from AreaSearch's estimate of 4,720 residents following examination of the latest ABS ERP data release (June 2024) and two validated new addresses since the Census date. This level of population equates to a density ratio of 318 persons per square kilometer. Overseas migration primarily drove Belair's population growth during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered and years post-2032, SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data and released in 2023. Future population trends indicate lower quartile growth nationwide, with Belair expected to grow by 189 persons to 2041, reflecting a gain of 4.0% over the 17 years.

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

Belair recorded approximately 7 residential properties granted approval annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, around 39 homes were approved, with an additional 3 approved in FY-26. Over the past five financial years, an average of 1.9 people moved to the area per dwelling built. However, this decreased to -0.9 people per dwelling over the past two financial years.

Development projects averaged $586,000 in construction value, indicating a focus on premium market developments. In FY-26, there were also $210,000 in commercial approvals.

Recent development has consisted entirely of standalone homes, maintaining Belair's traditional low-density character and appealing to those seeking space. The estimated population per dwelling approval is 629 people. Population forecasts indicate Belair will gain 188 residents by 2041. Current development levels appear aligned with future requirements, maintaining stable market conditions without significant price pressures.

Belair has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified five projects expected to impact the area. Key projects are 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 list details those most relevant.

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

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

Belair has a highly educated workforce. Professional services are strongly represented with an unemployment rate of 1.2%.

Over the past year, estimated employment growth was 2.5%. As of June 2025, 2619 residents are employed while the unemployment rate is 2.8% lower than Greater Adelaide's rate of 4.0%. Workforce participation in Belair is at par with Greater Adelaide's 61.7%. The dominant employment sectors among residents include health care & social assistance, education & training, and professional & technical services.

Education & training shows particularly strong specialization, with an employment share of 1.6 times the regional level. Retail trade is under-represented in Belair, with only 7.6% of its workforce compared to Greater Adelaide's 10.0%. Employment opportunities locally appear limited based on Census working population vs resident population comparison. Over the 12 months to June 2025, employment increased by 2.5% while labour force increased by 2.8%, resulting in a slight rise in unemployment of 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 offer insight into potential future demand within Belair. These projections suggest that national employment should expand by 6.6% over five years and 13.7% over ten years, with local employment expected to increase by 7.1% over five years and 14.5% over ten years based on industry-specific projections applied to Belair's current employment mix.

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

Belair's median taxpayer income was $59,005, with an average of $78,083, according to postcode level ATO data aggregated by AreaSearch for the financial year 2022. This is among Australia's highest incomes, contrasting with Greater Adelaide's median income of $52,592 and average income of $64,886. By September 2025, estimates suggest Belair's median income would be approximately $66,575 and the average $88,101, based on Wage Price Index growth of 12.83% since financial year 2022. The 2021 Census ranked household, family, and personal incomes in Belair between the 76th and 81st percentiles nationally. The predominant income cohort spans 27.3% of locals (1,289 people) earning $1,500 - 2,999 weekly, mirroring the surrounding region's 31.8%. Higher earners represent a substantial presence with 37.6% exceeding $3,000 weekly. After housing costs, residents retain 88.6% of 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 above-average rates of outright home ownership

Belair's dwelling structure, as per the latest Census, consisted of 88.8% houses and 11.1% other dwellings. In contrast, Adelaide metro had 0.0% houses and 0.0% other dwellings. Home ownership in Belair was 44.6%, with mortgaged dwellings at 47.0% and rented ones at 8.4%. The median monthly mortgage repayment was $2,100, aligning with Adelaide metro's figure. The median weekly rent was $376, unlike Adelaide metro's $0 and $0. Nationally, Belair's mortgage repayments exceeded the Australian average of $1,863, while rents surpassed the national figure of $375.

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

Family households constitute 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 comprise the remaining 21.4%, with lone person households at 19.6% and group households making up 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 educational attainment significantly exceeds broader benchmarks. 48.9% of residents aged 15 and above hold university qualifications, compared to 25.7% in South Australia (SA) and 28.9% in the Greater Adelaide area. The most common qualification is a bachelor degree, held by 30.1% of residents, 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, 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. Belair's three schools have a combined enrollment reaching 1,420 students. The area demonstrates significant socio-educational advantages and academic achievement, with an ICSEA score of 1126. The educational mix includes one primary school and two K-12 schools. With 30.1 school places per 100 residents, the area shows strong educational infrastructure serving both local and surrounding communities. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Transport analysis indicates 45 active stops operating within Belair, serving a mix of train and bus routes. These stops are serviced by 16 individual routes, providing a total of 505 weekly passenger trips. Transport accessibility is rated good, with residents typically located 373 meters from the nearest stop.

Service frequency averages 72 trips per day across all routes, equating to approximately 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 relatively positive health outcomes with common conditions seen across both young and old age groups.

Private health cover is exceptionally high at approximately 58% of the total population, which numbered 2,732 people as of the latest data. The most prevalent medical conditions are arthritis and asthma, affecting 9.1 and 7.7% of residents respectively. A significant majority, 67.7%, reported no medical ailments, compared to 0% across Greater Adelaide. As of the same data set, 25.2% of residents were aged 65 and over, totaling 1,190 people. Notably, health outcomes among seniors in Belair are particularly strong, outperforming the general population in relevant health metrics.

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 cultural diversity aligns with its wider region, with 77.1% born in Australia, 91.4% being citizens, and 92.6% speaking English only at home. Christianity is the predominant religion, comprising 38.8%. Judaism, at 0.1%, is overrepresented compared to None% in Greater Adelaide.

The top three ancestry groups are English (33.3%), Australian (25.5%), and Scottish (9.3%). Welsh (0.8%) and German (6.1%) are notably overrepresented, while Dutch (1.6%) also shows higher representation than the regional average of None%.

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 shows that those aged 75-84 make up 10.3% of the population, while those aged 25-34 comprise only 5.9%. Since the 2021 Census, the 75 to 84 age group has increased from 8.8% to 10.3%, and the 65 to 74 cohort has decreased from 12.7% to 10.7%. By 2041, demographic projections indicate significant shifts in Belair's age structure. The 85+ group is expected to grow by 87%, reaching 372 people from 198. Notably, the combined 65+ age groups will account for 50% of total population growth. Conversely, the 35 to 44 and 0 to 4 cohorts are projected to experience population declines.