Bellevue Heights

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

As of Nov 2025, Bellevue Heights' population is estimated at around 2,995. This reflects an increase of 283 people since the 2021 Census, which reported a population of 2,712. The change was inferred from AreaSearch's estimate of 2,996 residents following their examination of ABS ERP data released in June 2024 and address validation since the Census date. This level of population equates to a density ratio of 1,183 persons per square kilometer. Bellevue Heights' growth rate of 10.4% since the 2021 census exceeded both the SA3 area's 4.4% and the SA4 region's growth rates, marking it as a growth leader in the region. Overseas migration was primarily responsible for this population increase.

AreaSearch adopts ABS/Geoscience Australia projections for Bellevue Heights, 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, adjusted using weighted aggregation methods from LGA to SA2 levels. Based on these projections, Bellevue Heights is expected to increase its population by 266 persons to 2041, reflecting a total increase of 7.6% over the 17-year period.

AreaSearch analysis of residential development drivers sees Bellevue Heights recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers shows Bellevue Heights recorded approximately three residential properties granted approval annually over the past five financial years from FY21 to FY25, totalling an estimated 16 homes. As of FY26, two approvals have been recorded. This results in an average of around 13.3 new residents arriving per year for each dwelling constructed.

Demand significantly exceeds supply, typically leading to price growth and increased buyer competition. Developers target the premium market segment with higher-end properties, as evidenced by an average construction value of $536,000. Comparatively, Bellevue Heights shows substantially reduced construction activity compared to Greater Adelaide (67.0% below regional average per person). This limited new supply generally supports stronger demand and values for established properties. However, building activity has accelerated in recent years, though it remains lower than the national average, suggesting market maturity and possible development constraints. New building activity comprises 67.0% standalone homes and 33.0% attached dwellings, indicating an expanding range of medium-density options across various price brackets.

This marks a significant shift from existing housing patterns (currently 86.0% houses), implying diminishing developable land availability and responding to evolving lifestyle preferences and affordability needs. Bellevue Heights has around 364 people per dwelling approval, indicative of a developed market. According to the latest AreaSearch quarterly estimate, Bellevue Heights is projected to add approximately 227 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

Bellevue Heights has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified four projects likely affecting this region: 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. The following list details those most relevant.

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 labour market strength in Bellevue Heights positions it well ahead of most Australian regions

Bellevue Heights has a highly educated workforce with essential services sectors well represented. The unemployment rate was 1.2% in the past year, with an estimated employment growth of 3.1%.

As of June 2025, 1450 residents are employed while the unemployment rate is 2.8% lower than Greater Adelaide's rate of 4.0%. Workforce participation lags at 54.3%, compared to Greater Adelaide's 61.7%. Key industries of employment among residents are health care & social assistance, education & training, and professional & technical services. Bellevue Heights shows 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 appears to offer limited local employment opportunities as indicated by Census data. In the past year, employment increased by 3.1% alongside labour force growth of 3.0%, reducing the unemployment rate by 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project a 6.6% increase over five years and 13.7% over ten years for national employment. Applying these projections to Bellevue Heights's employment mix suggests local employment should increase by 7.1% over five years and 14.7% over ten years, based on simple weighting extrapolation.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2022, Bellevue Heights had a median income among taxpayers of $56,244. The average income stood at $70,911. This was higher than the national average and compared to levels of $52,592 and $64,886 across Greater Adelaide respectively. Based on Wage Price Index growth of 12.83% since financial year 2022, current estimates would be approximately $63,460 (median) and $80,009 (average) as of September 2025. According to the 2021 Census figures, household, family and personal incomes in Bellevue Heights ranked modestly, between the 41st and 45th percentiles. Income distribution data showed that 30.0% of the population (898 individuals) fell within the $1,500 - 2,999 income range, similar to regional levels where 31.8% occupied this bracket. Housing costs were manageable with 87.2% retained, but disposable income was below average at the 49th percentile and the area's SEIFA income ranking placed it in the 7th decile.

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

Bellevue Heights' dwelling structure, as assessed in the latest Census, consisted of 85.7% houses and 14.3% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Adelaide metro's 78.8% houses and 21.2% other dwellings. Home ownership in Bellevue Heights was higher at 46.3%, with the rest being mortgaged (41.8%) or rented (11.9%). The median monthly mortgage repayment was $1,750, lower than Adelaide metro's average of $1,992. The median weekly rent figure in Bellevue Heights was $370, compared to Adelaide metro's $335. Nationally, Bellevue Heights' mortgage repayments were below the Australian average of $1,863, and rents were less than the national figure of $375.

Bellevue Heights has a typical household mix, with a lower-than-average median household size

Family households account for 74.1% of all households, consisting of 30.8% couples with children, 34.3% couples without children, and 8.2% single parent families. Non-family households make up 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 is smaller than the Greater Adelaide average of 2.6.

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 notably high, with 40.3% of residents aged 15 and over holding university qualifications, compared to 25.7% in South Australia (SA) and 28.1% in the SA4 region. Bachelor degrees are most prevalent at 25.2%, followed by postgraduate qualifications at 11.1% and graduate diplomas at 4.0%. Vocational credentials are also common, with 28.0% of residents aged 15 and over holding such qualifications – advanced diplomas at 11.7% and certificates at 16.3%. Educational participation is high, with 27.4% of residents currently enrolled in formal education, including 9.6% in primary, 7.6% in tertiary, and 5.9% pursuing secondary education.

Bellevue Heights Primary School serves the area, enrolling 186 students, and the suburb has above-average socio-educational conditions (ICSEA: 1088). There is one school focusing exclusively on primary education, with secondary options available in nearby areas. Local school capacity is limited, with 6.2 places per 100 residents compared to the regional average of 21.2, leading many families to travel for schooling.

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

Transport analysis in Bellevue Heights shows 12 active public transport stops operating, all of which are bus stops. These stops are served by 9 different routes that together facilitate 218 weekly passenger trips. The accessibility of these services is rated as good, with residents on average being located 291 meters from the nearest stop.

On a daily basis, there are an average of 31 trips across all routes, which equates to approximately 18 weekly trips per individual stop.

Health performance in Bellevue Heights is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Bellevue Heights faces significant health challenges, with common health conditions prevalent across both younger and older age cohorts. Approximately 55% of its total population (~1,647 people) has private health cover, compared to 58.5% 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 69.3% across Greater Adelaide. As of a recent study (20XX-XX-XX), Bellevue Heights has 29.6% of its residents aged 65 and over (886 people), which is higher than the 21.2% in Greater Adelaide.

Bellevue Heights was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Bellevue Heights, surveyed in June 2021, had a higher linguistic diversity than most local areas, with 15.8% of residents speaking languages other than English at home. In terms of birthplace, 27.2% were born overseas. Christianity was the predominant religion, comprising 43.1%.

Notably, Judaism was more prevalent in Bellevue Heights at 0.2%, compared to Greater Adelaide's 0.1%. Regarding ancestry, the top three groups were English (28.6%), Australian (24.4%), and Scottish (7.9%). Some ethnic groups had notable differences: Hungarian residents made up 0.6% (vs regional 0.3%), Polish at 1.3% (vs 1.0%), and German at 7.0% (vs 5.9%).

Bellevue Heights hosts an older demographic, ranking in the top quartile nationwide

Bellevue Heights's median age is 46 years, significantly higher than Greater Adelaide's average of 39 years and Australia's median age of 38 years. The age profile shows that the 75-84 year-old group is particularly prominent at 11.4%, while the 25-34 year-old group is smaller at 10.4% compared to Greater Adelaide. This concentration of 75-84 year-olds is well above the national average of 6.0%. Between 2021 and now, the area has become younger, with its median age dropping by 1 year from 47 years to 46 years. During this period, the 15 to 24 year-old group grew from 10.2% to 13.3%, while the 25 to 34 year-old cohort increased from 8.8% to 10.4%. Conversely, the 65 to 74 year-old group declined from 12.9% to 10.9%. By 2041, population forecasts indicate significant demographic changes for Bellevue Heights. The 85+ age group is projected to grow by 54%, adding 118 residents to reach a total of 337. Meanwhile, the 15 to 24 year-old and 75 to 84 year-old cohorts are expected to experience population declines.