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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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Bordertown has an estimated 3,173 residents, up from 3,095 at the 2021 Census — a change of 78 people, or 2.5%. Density is about 22 people per 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
As of Aug 2026, the suburb of Bordertown has an estimated population of around 3,173, drawing from AreaSearch evaluations of broader ABS figures alongside post-Census validated addresses. Compared to the 2021 Census count of 3,095 people, this indicates an expansion of 78 people (2.5%). The figure builds upon an estimated resident population of 3,162 calculated by AreaSearch using the June 2025 ABS ERP release together with 23 validated new addresses recorded after the Census date. With a population density of 22 persons per square kilometer, the locality offers considerable space per resident.
The 2.5% increase recorded by the suburb of Bordertown tracks within 2.6 percentage points of the broader SA3 area (5.1%), highlighting resilient demographic momentum. Inbound overseas migration served as the primary growth catalyst, generating approximately 77.0% of recent population gains. Projections for each SA2 district utilize the ABS/Geoscience Australia 2024 release based on 2022 benchmarks. Where SA2 coverage is absent or projections extend past post-2032, figures incorporate the 2023 SA State Government Regional/LGA age-cohort models based on 2021 data, adjusted via weighted LGA-to-SA2 aggregation. Long-term demographic forecasts for the suburb of Bordertown point to an expansion slightly below the median across non-metropolitan Australia, with aggregated SA2 figures projecting an addition of 188 persons to 2041, representing an overall rise of 5.6% across the 16 years.
Frequently Asked Questions - Population
25 new dwellings have been approved in Bordertown over the past five years, an average of 5 a year. That is 1.3 approvals per 1,000 residents. Approvals are currently running at an annualised 6, 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
Building approvals examined by AreaSearch via ABS statistical area allocations show that Bordertown has averaged approximately 5 new residential approvals annually, yielding an estimated 25 homes across the last 5 financial years. Within FY-25 to date, 6 approvals have been logged. Between FY-21 and FY-25, demographic growth averaged 1.1 new residents per year per dwelling constructed, pointing to balanced conditions across supply and demand, while the rate recorded over the past 2 financial years shifted to 0.1 people per dwelling, reflecting a tighter supply-demand alignment. New residential builds carry an average estimated construction value of $538,000, underscoring developer focus on upscale and premium dwellings.
Furthermore, commercial approvals totaling $8.6 million were logged this financial year, reinforcing the predominantly residential profile of the locality. Relative to Rest of SA, residential construction in Bordertown is notably constrained, tracking 71.0% below regional average per person. Although building activity has accelerated lately, this restrained pipeline tends to underpin demand and pricing across existing housing stock. Approval volumes also sit below national benchmarks, reflecting an established urban fabric alongside possible planning constraints. Recent approvals consist entirely of detached houses, maintaining a low-density character that caters to buyers seeking standalone properties. The ratio of an estimated 526 people per approved dwelling highlights a subdued development backdrop. Based on the most recent quarterly estimate from AreaSearch, Bordertown is projected to gain 177 residents by 2041. While residential construction currently tracks demographic requirements at a sensible rate, incoming population additions may heighten competition among purchasers over time.
Frequently Asked Questions - Development
Development applications around Bordertown
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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 one current infrastructure or development project inside Bordertown, worth an estimated $4 million. A further 40 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.7 billion. 8 are already under construction and 18 are due for completion within three years. The pipeline spans residential development, transport & logistics and education & training. 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
Major infrastructure developments, planning frameworks, and capital projects play a central role in shaping local performance. AreaSearch has identified 1 key project positioned to influence the area. Significant initiatives include the Bordertown West Residential Development - Stage 1, the Lower Limestone Coast Water Allocation Plan, the SA Water Capital Work Delivery Contracts 2024-28, and the SA Housing Trust Maintenance Contracts Review and Service Program, with primary local developments detailed below.
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Frequently Asked Questions - Infrastructure
Bordertown West Residential Development - Stage 1
Council owned land on the western edge of Bordertown is being subdivided in partnership between Renewal SA's Office for Regional Housing and Tatiara District Council to deliver a new house and land estate. Stage 1 will deliver around 15 new homes, including at least five key worker houses for essential government staff, within a broader subdivision of about 55 residential lots.
Moyhall Road Reconstruction
Reconstruction of pavement and shoulders with new drainage and a full-width spray-sealed surface to address pavement failure, reduce maintenance costs, and improve road safety. Jointly funded with Naracoorte Lucindale Council under the Roads to Recovery Program.
North Parklands Development
A withdrawn unsolicited proposal for a $250 million mixed-use masterplanned community on a 197-hectare State Government-owned site north of Naracoorte. Developer Robert Moore of ELM Property envisioned 500 residential allotments around the Naracoorte Golf Course, a convention centre, motel-style serviced suites, aged care facilities, and a retirement village. Following overwhelming community opposition - 64.4% of nearly 400 survey respondents opposed any development - Naracoorte Lucindale Council voted against the proposal in August 2022 and the developer withdrew.As of 2026, the site remains a dedicated nature park and community space. No active development applications exist; Naracoorte Lucindale Council CEO Trevor Smart confirmed in November 2024 that a nearby subdivision approval was entirely separate and did not affect the North Parklands.
Naracoorte High School Major Upgrades
Major facility upgrade including refurbishment of art and design building with 3 general learning areas, 2 outdoor learning areas, amenities, and ancillary spaces; construction of new sports change rooms, amenities, agriculture learning space, and change block; refurbishment of home economics facility; and demolition of ageing infrastructure.
Naracoorte Regional Livestock Exchange Sheep eID Infrastructure Upgrade
Upgrade of sheep electronic identification infrastructure at the Naracoorte Regional Livestock Exchange to meet mandatory sheep and goat eID requirements, improve livestock traceability, and support ongoing saleyard operations. Works included eID hardware and software, structural modifications, staff and agent training, and associated sheep yard upgrades, with PIRSA contributing up to 75 percent of eligible essential equipment and modification costs.
Naracoorte Caves Visitor Precinct Upgrade
Upgrade of visitor infrastructure at the World Heritage listed Naracoorte Caves National Park, including the Roof Top Loop Walk, viewing platforms, lighting, seating, safety fencing, wayfinding and interpretation to improve accessible nature-based tourism experiences around the caves precinct.
Naracoorte Early Learning and Childcare Centre
Originally proposed as a workers' accommodation facility, the 1.68ha former Naracoorte TAFE site was repurposed for a $2 million early learning and childcare centre for 60 children. Announced in May 2024 by developer Jrod Pty Ltd with a $500,000 state government grant, construction was to begin in late 2024. As of early 2026, the project has stalled completely after a private Adelaide-based childcare provider withdrew their partnership, leaving the development in limbo with no construction started.
Kingston Offshore Wind Farm
The Kingston Offshore Wind Farm, a proposed 400-600 MW project, spans State and Commonwealth waters from Cape Jaffa to south of Coorong, coast of Kingston SE and Lacepede Bay, following Skyborn Renewables and Australis Energy Ltd's joint venture.
1,825 residents of Bordertown are employed, from a labour force of 1,854. Unemployment sits at 1.6%, with participation at 68.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 3.9% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,320, about 73% 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
Bordertown maintains a well-distributed mix of blue-collar and white-collar roles, underpinned by strong industrial and manufacturing presence, an unemployment rate of only 1.6%, and estimated annual employment growth of 3.2% based on statistical data compiled by AreaSearch. In March 2026, 1,825 residents were employed. The local jobless rate sits 3.9% below Regional SA's 5.5%, while the labor participation rate of 68.7% significantly surpasses the regional benchmark of 58.3%. Census data indicates that only 4.9% of workers worked from home, though pandemic-related lockdown measures should be kept in mind. Manufacturing, agriculture, forestry & fishing, and retail trade constitute the leading industries of employment for local residents.
The area demonstrates pronounced industrial specialization, with manufacturing employment representation reaching 3.2 times the wider regional proportion. In contrast, health care & social assistance accounts for 7.9% of local jobs compared to 13.9% regionally. Comparisons between resident workers and local Census workplace counts indicate relatively constrained local employment capacity. AreaSearch compilation of ABS and SALM metrics over the 12 months to March 2026 shows local employment expanding by 3.2% alongside a 3.7% increase in the labor force, resulting in a 0.4 percentage point uptick in the unemployment rate. Over the same period, Regional SA registered a 1.2% gain in employment and 2.6% in the labor force, with unemployment rising by 1.4 percentage points. National outlooks published by Jobs and Skills Australia in Mar-26 provide context on potential future workforce trends. When these five-year (6.6% national increase) and ten-year (13.7% national increase) industry projections are weighted against Bordertown's specific sectoral composition, local employment is modeled to rise by 3.9% over five years and 10.0% over ten years (noting this is a weighted baseline model for illustration and excludes localized demographic forecasts).
Frequently Asked Questions - Employment
Median household income in Bordertown is $1,439 a week (about $75,000 a year), with median personal income at $819 a week. ATO records put median taxable income at $47,741 a year against an average of $55,103. 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
ATO taxpayer records for financial year 2023 compiled by AreaSearch show that Bordertown registered a median income of $47,741 and an average income of $55,103. These figures sit under nationwide figures and compare against benchmarks of $48,920 (median) and $58,933 (average) across Regional SA. Applying a Wage Price Index rise of 10.17% since financial year 2023 produces updated March 2026 estimates of $52,596 for median earnings and $60,707 for the average. In the 2021 Census, individual weekly earnings stood at the 52nd percentile ($819 weekly), while household earnings placed at the 31st percentile.
The $1,500 - 2,999 income bracket is the most prevalent, accounting for 33.1% of residents (1,050 people), closely mirroring the 27.5% share observed in metropolitan areas. Housing commitments remain manageable, leaving 90.6% of income retained, though overall disposable income ranks lower at the 39th percentile.
Frequently Asked Questions - Income
Bordertown had 1,170 occupied dwellings at the 2021 Census, 93% detached houses and 0% apartments. 38% are owned with a mortgage, 27% rented and 36% owned outright. At that Census the median rent was $220 a week and the median mortgage repayment $884 a month. Rent absorbs 15.3% of household income here and mortgage repayments 14.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, separate houses made up 92.6% of residential stock in Bordertown, with the remaining 7.4% consisting of other dwellings such as apartments and semi-detached units, compared to 88.5% houses and 11.5% other formats throughout Regional SA. Outright home ownership in Bordertown stood at 35.6%, trailing the Regional SA average, while 37.5% of homes were mortgaged and 26.9% were occupied by tenants. The median monthly mortgage payment of $884 was markedly lower than the Regional SA figure of $1,153, while median weekly rent matched the regional benchmark at $220.
On a nationwide basis, local mortgage repayments fall well below the $1,863 Australian median, and rent remains substantially lower than the national median of $375.
Frequently Asked Questions - Housing
Bordertown counted 1,170 households at the 2021 Census, averaging 2.4 people each. 26% are couples with children, against 31% couples without children. 29% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the majority of local living arrangements at 66.2%, comprising couples without children (31.4%), couples with children (25.6%), and single parent families (8.5%). Non-family living situations represent 33.8% of households, dominated by lone person households at 28.8% and group households at 4.7%. The local median household size of 2.4 people sits marginally above the Regional SA average of 2.3.
Frequently Asked Questions - Households
12.6% of adults in Bordertown hold a university qualification, including 10.1% with a bachelor degree and 1.4% with postgraduate qualifications, lower than 84% of areas nationally. A further 29.9% hold a vocational qualification. 2 schools serve the area, with 596 enrolment places and an average ICSEA of 970 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
Tertiary attainment presents an area for growth in the locality, with 12.6% of residents holding higher education credentials against the nationwide rate of 30.4%. Bachelor degrees account for the largest proportion at 10.1%, with postgraduate qualifications at 1.4% and graduate diplomas at 1.1%. Vocational and technical qualifications are well established, as 38.5% of residents aged 15+ hold vocational credentials, including certificates (29.9%) and advanced diplomas (8.6%). Formal study engages 24.7% of the local population. This educational cohort consists of 11.6% attending primary school, 6.2% enrolled in secondary education, and 1.3% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Getting around Bordertown means driving: households keep an average of 1.5 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transit infrastructure in Bordertown comprises 10 active stops connected by 9 routes, providing a combined 41 weekly passenger trips. Transit access is comparatively limited, with typical walking distances of 631 meters to the closest stop. Given the suburb's residential focus, outward travel is standard, with private vehicles accounting for 93% of commuter journeys and 5% traveling on foot. Households maintain an average of 1.5 vehicles. Working from home accounted for 4.9% of residents at the 2021 Census, subject to pandemic conditions. Transit services average 5 daily trips across the broader network, which translates to roughly 4 weekly departures per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
70.8% of residents in Bordertown report no long-term health condition. 6.0% need daily assistance with core activities, and 48.8% hold private health cover. The standardised death rate runs at 5.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health outcomes in Bordertown generally align with national standards based on AreaSearch reviews of chronic conditions and mortality rates, exhibiting typical prevalence across both younger and older cohorts. Private health insurance participation is notably subdued, covering approximately 49% of residents (~1,549 people), compared to the nationwide benchmark of 55.7%. Arthritis (8.4%) and asthma (6.8%) represent the most widely reported chronic conditions, while 70.8% of residents reported having no long-term medical issues, exceeding the 62.5% recorded across Regional SA. Residents aged under 65 exhibit favorable health indicators. People aged 65 and over comprise 23.7% of the community (752 people), a lower concentration than the 27.1% found in Regional SA, with national health standings tracking close to broader population norms.
Frequently Asked Questions - Health
Bordertown is largely Australian-born, at 78.5% of residents, with 17.5% speaking a language other than English at home. The largest reported ancestries are Australian (31.6%) and English (28.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Bordertown demonstrates pronounced cultural diversity, with 21.5% of the community born abroad and 17.5% speaking a language other than English in their households. Christianity is the predominant religious affiliation, representing 44.4% of residents. In addition, Islam accounts for 7.1% of the population, standing significantly above the Regional SA proportion of 0.5%. In terms of parental lineage, the leading ancestries recorded across Bordertown are Australian (31.6%), English (28.5%), and Other (10.7%), with the latter notably exceeding the regional average of 3.5%. Other cultural backgrounds also show distinct local representation, including German at 7.3% (against 8.2% across the region), Filipino at 3.1% (compared to 0.7%), and Maori at 0.9% (versus 0.2%).
Frequently Asked Questions - Diversity
The median resident of Bordertown is 40. 27.4% 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
Demographically, the suburb of Bordertown maintains a younger profile than Regional SA. Adults aged 25 - 44 represent 27.4% of the population as at August 2026 compared to 21.4% regionally, while residents aged 65+ comprise 23.7%, below the 27.1% regional level. The median age is estimated at 40, matching the 2021 Census and sitting 7 years younger than the Regional SA median of 47 from that Census. The retiree and elderly segment has expanded from 21.9% at the Census to an estimated 23.7%. Through to 2041, the largest demographic expansion is forecast among older cohorts (65+), growing by 212 residents (28%) to reach 964, while middle-aged groups, younger retirees, children, and young adults are projected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bordertown
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 2 months ago all 1 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 Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 — 23 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (3,095 at the 2021 Census → 3,173 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 Aug 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 (SAL40142). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.