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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Belair has an estimated 4,714 residents. That puts 318 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
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census Belair's population is estimated at around 4,714 as of May 2026. This reflects a decrease of 4 people (0.1%) since the 2021 Census, which reported a population of 4,718 people. The change is inferred from the resident population of 4,712, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 11 validated new addresses since the Census date. This level of population equates to a density ratio of 317 persons per square kilometer, providing significant space per person and potential room for further development.
Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of population gains during recent periods. Projections from ABS and Geoscience Australia released in 2024, using 2022 as their starting point, have been adopted for each SA2 region. In cases where this data is unavailable or for periods after 2032, regional and local government area forecasts by age group published by the South Australian State Government in 2023 (utilizing 2021 statistics) are applied, utilizing weighted population expansion calculations to scale from local government to SA2 levels. Looking at future demographic trends, growth is projected to align with the lowest national quartile, with the suburb of Belair set to add 181 residents by 2041 based on compiled SA2 projections, representing a total rise of 3.8% across the 16 years.
Frequently Asked Questions - Population
44 new dwellings have been approved in Belair over the past five years, an average of 8 a year. That is 1.9 approvals per 1,000 residents. Approvals are currently running at an annualised 7, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
AreaSearch evaluations of building approvals from the ABS indicate that the suburb of Belair averages approximately 8 approved residential builds annually, compiling to 44 approved dwellings over the previous 5 financial years. Thus far in FY-26, 7 approvals have been logged. With an average of only 0.6 additional occupants per completed dwelling annually between FY-21 and FY-25, the local housing supply meets or exceeds demand, offering buyers considerable choice and establishing room for demographic expansion beyond current predictions, as newly approved structures average a cost of $586,000, suggesting that builders are focusing on upscale buyers with premium products.
Furthermore, commercial building approvals have reached $65,000 in the current financial year, showing very quiet non-residential activity. During this period, new housing builds have consisted entirely of detached single-family residences, maintaining the low-density character of the neighborhood through standalone structures that appeal to buyers seeking space. The estimate of 589 individuals in the suburb of Belair for each residential approval highlights a very quiet, low-scale environment for building development. Long-term projections indicate that the suburb of Belair will see an increase of 179 residents by 2041, according to the most recent quarterly estimates from AreaSearch. With the current pace of construction, the supply of new properties is anticipated to easily satisfy demand, providing favorable purchasing conditions and potentially enabling expansion that exceeds existing demographic forecasts.
Frequently Asked Questions - Development
Development applications around Belair
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Belair, worth an estimated $1 billion. A further 6 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.06 billion. 2 are already under construction and 1 are due for completion within three years. The pipeline spans transport & logistics, environmental & disaster management and health & medical. 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 have a significant impact on neighborhood performance. In total, 5 key developments have been identified by AreaSearch as having an influence on this area. Important works include the Adelaide Public Transport Capacity and Access project, the Adelaide Inner and Outer Ring Route Capacity Improvements, the Belair Electrical Infrastructure Modifications, and the Belair National Park Redevelopment, with the associated listing showing details for those that are most significant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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
Adelaide's Inner And Outer Ring Route Capacity Improvements
Enhancement of Adelaide's Inner and Outer Ring Routes to alleviate congestion, aiming for integrated urban mobility and addressing impacts from population growth, economic activity, and travel demand.
Adelaide Public Transport Capacity and Access
A multi-year state-led initiative to expand the capacity and reach of Adelaide's public transport network. Key focus areas include the electrification of the Outer Harbor and Belair rail lines, upgrades to the Adelaide Railway Station hub to resolve capacity bottlenecks, and the implementation of the City of Adelaide Integrated Transport Strategy (ITS) endorsed in July 2025. The program aims to support projected growth of 670,000 residents by 2051 through enhanced service frequencies, digital signaling (ETCS), and improved first/last mile access within the CBD.
Hotel Panorama
Hotel Panorama is a $60 million, five-storey hospitality destination by the Hurley Hotel Group. Strategically located to support visitation for Flinders University, Flinders Medical Centre, and the Tonsley Innovation Precinct, the venue features 77 accommodation rooms, including 26 serviced apartments and two premium suites. The ground floor hosts a casual cafe bar, restaurant with a sunken fire lounge, and the Sideline sports bar. The fifth floor features a rooftop bar called Wonderland with a gold disco ball pizza oven and panoramic views from the coast to the Adelaide Hills.The project replaced the former Tonsley Hotel and officially opened on May 8, 2026.
Springbank Road Pedestrian Actuated Crossing
Installation of a Pedestrian Actuated Crossing (PAC) on Springbank Road to improve pedestrian and cyclist safety and access. The project is jointly funded by the Australian and South Australian Governments.
Panorama Place Estate
A residential development offering 56 new homes, including land for sale and house and land packages, designed for contemporary living.
Kalyra Belair Village
A retirement village in Belair with 119 homes, offering a range of amenities and activities for residents. Villas are available for sale.
Belair Road Retaining Walls Maintenance
Essential maintenance works on the retaining walls along Belair Road, below the Windy Point Lookout, to ensure the long-term structural integrity of the road.
Springbank Secondary College upgrade
Refurbishment to the main building for contemporary learning spaces on both the ground and first floor, circulation spaces, new disability unit classes and a new fully assisted toilet amenities.
2,691 residents of Belair are employed, from a labour force of 2,721. Unemployment sits at 1.1%, with participation at 68.5%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,600, about 76% 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 suburb of Belair has a highly qualified local workforce with a strong concentration of professionals, a low unemployment rate of 1.1%, and a 5.2% growth in employment over the previous year according to statistical area data compiled by AreaSearch. In March 2026, working residents numbered 2,691, representing an unemployment rate that is 2.7% lower than the 3.8% rate of Greater Adelaide, with a participation rate that closely matches the 66.6% seen across Greater Adelaide. Census statistics show that 18.4% of local workers operated from home, though this figure was likely influenced by COVID-19 pandemic restrictions.
Jobs among local residents are concentrated in healthcare and social assistance, education and training, and professional and technical roles. The suburb of Belair features a strong specialization in education and training, where the employment concentration is 1.6 times the regional average. Conversely, retail trade has a smaller footprint, employing 7.6% of the workforce compared to 10.0% across the wider region. Comparing the number of local jobs to the resident workforce indicates that local employment opportunities within the neighborhood itself are limited. According to SALM and ABS statistics compiled by AreaSearch for the 12 months leading to March 2026, local employment expanded by 5.2% while the active workforce grew by 5.1%, which led to a decrease in unemployment of 0.1 percentage points. Over the same timeframe, Greater Adelaide saw employment rise by 4.2%, the labor force grow by 4.0%, and unemployment drop by 0.2 percentage points. National employment forecasts from May-25 compiled by Jobs and Skills Australia provide further context regarding prospective labor demand in the suburb of Belair. These five-year and ten-year forecasts have been combined with the local workforce composition to model potential growth. Nationwide employment is projected to grow by 6.6% over five years and 13.7% over ten years, though these growth rates vary by sector. Projecting these industry trends onto the local workforce mix suggests employment for the suburb of Belair could increase by 7.1% over five years and 14.5% over ten years, representing a basic weighted extrapolation that does not account for specific local demographic trends.
Frequently Asked Questions - Employment
Median household income in Belair is $2,265 a week (about $118,000 a year), with median personal income at $977 a week. ATO records put median taxable income at $59,005 a year against an average of $78,083. 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 ATO tax data for financial year 2023 released at the postcode level by AreaSearch, taxpayers in the suburb of Belair recorded a median income of $59,005 and an average income of $78,083. These figures are significantly higher than the national standard, comparing to a median of $54,808 and an average of $66,852 for Greater Adelaide. Factoring in Wage Price Index growth of 10.17% since financial year 2023, local income estimates would stand at approximately $65,006 for the median and $86,024 for the average as of March 2026. Census records show household, family, and individual incomes are all positioned high nationally, falling in the 76th to 81st percentiles.
The local earnings distribution shows 27.3% of residents (1,286 people) fall into the $1,500 - 2,999 weekly bracket, which is consistent with the surrounding metropolitan area where this cohort accounts for 31.8%. A notable 37.6% of earners receive more than $3,000 per week, indicating affluent segments that support local business activity. Once housing costs are paid, residents retain 88.6% of their income, which suggests strong disposable funds and places the area in the 9th decile of the SEIFA index.
Frequently Asked Questions - Income
Belair had 1,695 occupied dwellings at the 2021 Census, 89% detached houses and 1% apartments. 47% are owned with a mortgage, 8% rented and 45% owned outright. At that Census the median rent was $376 a week and the median mortgage repayment $2,100 a month. Rent absorbs 16.6% of household income here and mortgage repayments 21.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The composition of residential properties in the suburb of Belair at the time of the latest Census was 88.8% detached houses and 11.1% other dwelling structures like townhouses and units, compared to 75.2% houses and 24.9% other options across metropolitan Adelaide. Home ownership without a mortgage in the suburb of Belair was much higher than the metropolitan average at 44.6%, with the remaining properties occupied by households with a mortgage (47.0%) or renting households (8.4%). The median mortgage payment in the area was $2,100 per month, which sits above the metropolitan average of $1,562, while the median rent was $376 per week, compared to $320 across metropolitan Adelaide.
On a national level, monthly mortgage commitments in the suburb of Belair are higher than the Australian median of $1,863, and weekly rents also exceed the national median of $375.
Frequently Asked Questions - Housing
Belair counted 1,695 households at the 2021 Census, averaging 2.6 people each. 39% are couples with children, more than in 77% of areas nationally, against 32% couples without children. 20% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families represent the vast majority of local households at 78.6%, consisting of 39.2% couples with children, 31.9% couples without children, and 6.8% single parent households. Single-person and shared households make up the remaining 21.4%, with lone occupants representing 19.6% and group living situations accounting for 1.8%. The median number of occupants per household is 2.6, which is slightly higher than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
48.9% of adults in Belair hold a university qualification, including 30.1% with a bachelor degree and 13.1% with postgraduate qualifications, higher than 89% of areas nationally. A further 14.4% hold a vocational qualification. 3 schools serve the area, with 1,420 enrolment places and an average ICSEA of 1,126 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
Educational qualification levels in the suburb of Belair are substantially higher than wider regional averages, with 48.9% of residents aged 15 and over having earned a university degree, compared to 25.7% across SA and 28.9% in Greater Adelaide. This strong tertiary profile positions the neighborhood well for professional and knowledge-based roles. Bachelor degrees are the most common qualification at 30.1%, followed by postgraduate study at 13.1% and graduate diplomas at 5.7%. Vocational credentials are held by 24.5% of residents aged 15 and over, split between advanced diplomas at 10.1% and certificate-level studies at 14.4%.
Engagement in learning is high, with 28.8% of the local population currently undertaking formal studies. This total includes 9.4% enrolled in primary schools, 7.7% in secondary schools, and 6.9% engaged in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Belair reaches 45 stops on 16 routes, timetabled for about 510 services a week. The typical home sits about 370 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.7 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 transit data shows 45 transit stops located in the suburb of Belair, offering a combination of train and bus services. These stops are served by 16 distinct routes, which provide 507 weekly passenger journeys. Accessibility is high, with residents living an average of 373 meters from their nearest transit stop. Because the area is mainly residential, most workers commute to other areas, with private vehicles remaining the primary transport method at 85%, followed by train travel at 6% and cycling at 2%. Households own an average of 1.7 vehicles, which is above the metropolitan average.
Census data from 2021 indicates that 18.4% of residents worked from home, which may reflect pandemic-era arrangements. Service frequency averages 72 trips per day across the network, which translates to approximately 11 weekly departures for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
67.7% of residents in Belair report no long-term health condition, a healthier profile than 78% of areas nationally. 5.3% need daily assistance with core activities, and 57.8% hold private health cover. The standardised death rate runs at 4.5 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators show positive outcomes in the suburb of Belair, based on AreaSearch evaluations of mortality statistics and chronic illness rates, showing low rates of illness across all demographics, while the share of residents with private health insurance is high at approximately 58% of the population (~2,726 residents). This compares to 52.7% across the Greater Adelaide region. Arthritis and asthma are the most prevalent health issues recorded, affecting 9.1% and 7.7% of residents respectively, while 67.7% of the population reported no long-term illnesses, compared to 67.9% in Greater Adelaide. Working-age locals show positive health profiles with low rates of chronic illness.
Residents aged 65 and older make up 25.2% of the population (1,187 people), which is higher than the 19.2% share in Greater Adelaide. The health of these older residents is strong, with national health performance indicators matching the broader population.
Frequently Asked Questions - Health
Belair is largely Australian-born, at 77.1% of residents, with 7.4% speaking a language other than English at home. The largest reported ancestries are English (33.3%) and Australian (25.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb of Belair exhibits levels of cultural diversity that are similar to the broader metropolitan averages, with 77.1% of residents born in Australia, 91.4% holding citizenship, and 92.6% using only English at home. Christianity is the primary religion, followed by 38.8% of the population. The most distinct variance is in Judaism, which is practiced by 0.1% of residents, aligning with the 0.1% average for Greater Adelaide. Regarding parental ancestry, the three largest groups in the suburb of Belair are English at 33.3%, which is higher than the regional average of 27.8%, Australian at 25.5%, and Scottish at 9.3%.
There are also distinct differences in other groups, with Welsh representing 0.8% of the population (compared to 0.6% regionally), German at 6.1% (compared to 5.1%), and Dutch at 1.6% (compared to 1.2%).
Frequently Asked Questions - Diversity
The median resident of Belair is 47, older than 85% of areas nationally. 18.9% 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
With a median age of 47, the suburb of Belair has a population profile that is older than the Greater Adelaide average of 39 and the national average of 38. The age distribution features a large group of 75 - 84 year-olds (10.3%), while the 25 - 34 bracket is smaller (6.6%) than the average for Greater Adelaide. Since the 2021 Census, the proportion of residents aged 75 to 84 has risen from 8.8% to 10.3%, while the cohort aged 65 to 74 has decreased from 12.7% to 10.6%. Projections for 2041 indicate notable shifts, with the cohort aged 85 and over expected to grow by 81% (164 people) to reach 367 from 202.
The combined cohorts aged 65 and over will account for 52% of total population growth, showing an aging demographic profile, while the groups aged 0 to 4 and 35 to 44 are projected to shrink.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Belair
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 Suburb (SAL) 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 | May 2026 3 months ago all 2 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 May 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 — 11 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (4,718 at the 2021 Census → 4,714 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 (SAL40089). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.