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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
Sales Activity
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Population
An assessment of population growth drivers in Bellevue Heights reveals an overall ranking slightly below national averages considering recent, and medium term trends
Based on ABS population updates and AreaSearch validations, the population of Bellevue Heights was estimated at 3,091 as of May 2026. This figure reflects an increase of 379 people since the 2021 Census, which reported a population of 2,712. The current population density is 1,221 persons per square kilometer, above the national average according to AreaSearch assessments. Bellevue Heights' growth rate of 14.0% since the 2021 Census exceeded that of its SA3 area (5.6%) and SA4 region, making it a growth leader in the region. Overseas migration was the primary driver of population gains during recent periods. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.
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. Based on projected demographic shifts, the suburb is expected to increase by 228 persons to reach 3,319 by 2041, reflecting a 7.4% increase over the 16-year period.
Frequently Asked Questions - Population
Development
Residential development activity is lower than average in Bellevue Heights according to AreaSearch's national comparison of local real estate markets
AreaSearch analysis of ABS building approval numbers shows Bellevue Heights recorded around 3 residential properties granted approval annually over the past five financial years from FY21 to FY25, totalling an estimated 16 homes. So far in FY26, 8 approvals have been recorded. This results in an average of 16.2 new residents arriving per year per dwelling constructed during this period.
Given the significantly lower construction rate compared to Greater Adelaide (68.0% below regional average per person), demand exceeds supply, which typically leads to price growth and increased buyer competition. Developers target the premium market segment with higher-end properties, as evidenced by an average expected construction cost value of $536,000 per dwelling. Bellevue Heights shows a concentration of standalone homes (75.0%) over attached dwellings (25.0%), reflecting its suburban identity and family-oriented appeal. With approximately 538 people per dwelling approval, it indicates an established area. According to AreaSearch's latest quarterly estimate, Bellevue Heights is projected to add 228 residents by 2041.
If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.
Frequently Asked Questions - Development
Development applications around Bellevue Heights
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Bellevue Heights has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally
Changes to local infrastructure significantly impact an area's performance. AreaSearch identified four projects potentially influencing this area. Key initiatives include Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building), Flagstaff Pines Residential Development, Flagstaff Hill Sports Ground Upgrade, and Flagstaff Hill Reserve Revegetation Project. Details of most relevant projects follow.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building)
Stage 1 of the Southern Adelaide Local Health Network redevelopment, anchored by a new seven-storey Acute Services Building at the front of Flinders Medical Centre. The tower delivers 17,000 square metres of new built area plus 3,000 square metres of refurbishment, adding 98 clinical spaces. It will house two 32-bed adult inpatient units, an 18-bay Medical Day Unit, a 16-bed Intensive Care Unit with a dedicated CT scanner suite, four operating theatres with a 14-bay recovery area, a Day of Surgery Admissions area, a new Podiatry department, and a dedicated floor for the FMC Eye Surgery Clinic which integrates the network's ophthalmology services into a single facility (a first for South Australia's public health system). The new building will form the hospital's main entrance with a large lobby, retail outlet and undercover drop-off zone. The wider Stage 1 program also includes a 12-bed Psychiatric Intensive Care Unit at Margaret Tobin Centre (opening March 2026), 48 new beds at Noarlunga Hospital (opened November 2025), 32 beds across two wards at the Repat Health Precinct (opened 2024), and supporting upgrades to mortuary (completed October 2025), kitchen, sterilisation services and electrical infrastructure. More than 20 million dollars of new major medical equipment will be installed including advanced imaging, automated pharmacy dispensing cabinets and a new CT scanner. Designed by ARM Architecture with Silver Thomas Hanley, with Built Environs as Managing Contractor and Aurecon providing structural and civil engineering. The Acute Services Building is expected to open in early 2028.
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Adelaide Level Crossing Removal Planning Program
A joint Australian and South Australian Government program to conduct planning studies at priority at-grade level crossing locations across metropolitan Adelaide, and establish a ten-year Level Crossing Removal Program. Adelaide has 126 at-grade level crossings where boom gates can be closed for up to 25% of peak traffic periods. Priority sites under active planning include Cormack Road (Wingfield), Kings Road (Parafield), and Park Terrace (Salisbury). The program commenced in early 2022 and is expected to be completed by late 2026, with the first major removal project - Curtis Road, Munno Para - announced in May 2025 with a $250 million joint funding commitment and construction starting by 2027.
River Torrens to Darlington (T2D) Project
The River Torrens to Darlington (T2D) Project delivers the final 10.5 km section of Adelaide's North South Corridor, creating a 78 km non-stop motorway. The project combines southern and northern twin three-lane tunnels with lowered and surface motorways. Major works are underway at the Southern Precinct at Tonsley, which serves as the purpose-built launch site for the Tunnel Boring Machines (TBMs) for the Southern Tunnels. Tunnelling is expected to start in the second half of 2026, and the project is planned for completion by 2031.
Flagstaff Pines Residential Development
A 37 hectare residential community at Flagstaff Hill delivered by Adelaide Development Company, with open space, wildlife corridors, landscaped reserves, watercourses and walking trails. Around 300 home sites were created with a focus on preserving the natural setting. Estate fully delivered and occupied.
Flagstaff Hill Sports Ground Upgrade
Comprehensive upgrade of sporting facilities including new clubrooms, improved playing surfaces, enhanced lighting, modern amenities, playground equipment, and accessibility improvements to serve the growing Flagstaff Hill community.
Employment
The exceptional employment performance in Bellevue Heights places it among Australia's strongest labour markets
Bellevue Heights has a highly educated workforce with prominent representation in essential services sectors. Its unemployment rate is 1.2%, lower than Greater Adelaide's 3.8%. Over the past year, employment growth was estimated at 5.1%.
As of December 2025, 1,515 residents are employed, with an unemployment rate of 2.6% below Greater Adelaide's rate. Workforce participation in Bellevue Heights is lower at 57.5%, compared to Greater Adelaide's 66.0%. According to Census responses, 16.0% of residents work from home, potentially influenced by Covid-19 lockdowns. Key industries of employment are health care & social assistance, education & training, and professional & technical services.
Bellevue Heights has a strong specialization in education & training, with an employment share 1.5 times the regional level. Manufacturing is under-represented, at 4.6% compared to Greater Adelaide's 7.0%. The area offers limited local employment opportunities, as indicated by the Census working population vs resident population count. From December 2024 to December 2025, employment levels increased by 5.1%, while labour force increased by 5.0%, reducing the unemployment rate by 0.1 percentage points. In contrast, Greater Adelaide saw employment growth of 4.2% and labour force growth of 3.9%, with a 0.3 percentage point drop in unemployment. National employment forecasts from Jobs and Skills Australia, issued May-25, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bellevue Heights' employment mix suggests local employment should increase by 7.1% over five years and 14.7% over ten years, though these are simple weighted extrapolations for illustrative purposes only.
Frequently Asked Questions - Employment
Income
The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment
AreaSearch's aggregation of latest postcode level ATO data for financial year 2023 shows Bellevue Heights had a median taxpayer income of $56,244 and an average income of $70,911. Nationally, the averages are $54,808 and $66,852 respectively in Greater Adelaide. By March 2026, estimates suggest Bellevue Heights' median income will be approximately $61,964 and average income $78,123, based on a 10.17% Wage Price Index growth since financial year 2023. According to the 2021 Census, incomes in Bellevue Heights rank modestly, between the 41st and 45th percentiles for household, family, and personal incomes. Income distribution shows 30.0% (927 individuals) fall within the $1,500 - $2,999 range, similar to regional levels at 31.8%. Housing costs are manageable with 87.2% retained, but disposable income is below average at the 49th percentile, and the area's SEIFA income ranking places it in the 7th decile.
Frequently Asked Questions - Income
Housing
Bellevue Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
Bellevue Heights' dwelling structures in its latest Census comprised 85.7% houses and 14.3% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Adelaide metro had 75.2% houses and 24.9% other dwellings. Home ownership in Bellevue Heights was at 46.3%, with mortgaged dwellings at 41.8% and rented ones at 11.9%. The median monthly mortgage repayment was $1,750, higher than Adelaide metro's average of $1,562. Median weekly rent in Bellevue Heights was $370, compared to Adelaide metro's $320. Nationally, Bellevue Heights' mortgage repayments were lower at $1,750 versus Australia's average of $1,863, and rents were less at $370 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Bellevue Heights has a typical household mix, with a fairly typical median household size
Family households constitute 74.1% of all households, including 30.8% couples with children, 34.3% couples without children, and 8.2% single parent families. Non-family households account for the remaining 25.9%, with lone person households at 22.9% and group households comprising 2.9%. The median household size is 2.5 people, which matches the Greater Adelaide average.
Frequently Asked Questions - Households
Local Schools & Education
Bellevue Heights shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators
Educational attainment in Bellevue Heights is significantly higher than broader benchmarks. 40.3% of residents aged 15 and above hold university qualifications, compared to 25.7% in South Australia (SA) and 28.1% in the SA4 region. This educational advantage positions the area strongly for knowledge-based opportunities. Bachelor degrees are most prevalent at 25.2%, followed by postgraduate qualifications at 11.1% and graduate diplomas at 4.0%.
Trade and technical skills are also prominent, with 28.0% of residents aged 15 and above holding vocational credentials – advanced diplomas at 11.7% and certificates at 16.3%. Educational participation is notably high, with 27.4% of residents currently enrolled in formal education. This includes 9.6% in primary education, 7.6% in tertiary education, and 5.9% pursuing secondary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Bellevue Heights has 12 active public transport stops, all of which are bus stops. These stops are served by 9 different routes that together provide 218 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically living 291 meters from the nearest stop. Most residents commute outside Bellevue Heights, primarily by car (86%), with only 6% using trains. On average, there are 1.6 vehicles per dwelling, higher than the regional average. According to the 2021 Census, 16.0% of residents work from home, which may be due to COVID-19 conditions.
The service frequency averages 31 trips per day across all routes, equating to approximately 18 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Bellevue Heights's residents are relatively healthy in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts
Bellevue Heights' health metrics are close to national benchmarks, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are seen at a standard level across both young and old age cohorts.
The rate of private health cover is very high at approximately 55% of the total population (around 1,700 people), compared to 52.7% across Greater Adelaide. The most common medical conditions in the area are arthritis and mental health issues, impacting 10.6 and 7.4% of residents respectively. Meanwhile, 63.4% of residents declare themselves completely clear of medical ailments, compared to 67.9% across Greater Adelaide. The under-65 population demonstrates better than average health outcomes. Bellevue Heights has 28.8% of residents aged 65 and over (890 people), which is higher than the 19.2% in Greater Adelaide. National rankings are broadly in line with the general population.
Frequently Asked Questions - Health
Cultural Diversity
The level of cultural diversity witnessed in Bellevue Heights was found to be slightly above average when compared nationally for a number of language and cultural background related metrics
Bellevue Heights was found to be more culturally diverse than most local markets, with 15.8% of its population speaking a language other than English at home and 27.2% born overseas. Christianity is the main religion in Bellevue Heights, making up 43.1% of people there. Notably, Judaism comprises 0.2% of Bellevue Heights' population, compared to 0.1% across Greater Adelaide.
The top three ancestry groups are English (28.6%), Australian (24.4%), and Scottish (7.9%). Some ethnic groups have notable differences in representation: Hungarian is overrepresented at 0.6%, Polish at 1.3%, and German at 7.0%.
Frequently Asked Questions - Diversity
Age
Bellevue Heights hosts an older demographic, ranking in the top quartile nationwide
Bellevue Heights has a median age of 46 years, which is significantly higher than Greater Adelaide's average of 39 years and Australia's average of 38 years. The area's age profile shows that those aged 75-84 years make up 11.5%, which is notably higher than the national average of 6.1%. In contrast, the 25-34 age group comprises only 11.0% of Bellevue Heights' population, compared to a larger proportion in Greater Adelaide. Between 2021 and the present, the median age has decreased by 1 year to 46 years from 47 years. During this period, the 15-24 age group grew from 10.2% to 13.2%, while the 25-34 cohort increased from 8.8% to 11.0%. Conversely, the 65-74 age group declined from 12.9% to 10.4%, and the 5-14 age group decreased from 11.9% to 10.7%. Population forecasts for Bellevue Heights in 2041 indicate significant demographic changes, with the strongest projected growth in the 85+ cohort (58%), adding 122 residents to reach a total of 336. Conversely, the 15-24 and 75-84 age cohorts are expected to experience population declines.