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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 3,166 residents, up from 3,095 at the 2021 Census — a change of 71 people, or 2.3%. 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
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census Bordertown's population is estimated at around 3,166 as of May 2026. This reflects an increase of 71 people (2.3%) since the 2021 Census, which reported a population of 3,095 people. The change is inferred from the resident population of 3,159, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 20 validated new addresses since the Census date. This level of population equates to a density ratio of 22 persons per square kilometer, a level providing ample space per person.
Bordertown's 2.3% growth since census positions it within 2.6 percentage points of the SA3 area (4.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration that contributed approximately 77.0% of overall population gains during recent periods. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Looking at population projections moving forward, a population increase just below the median of Australian non-metropolitan areas is expected, with the area expected to expand by 192 persons to 2041 based on aggregated SA2-level projections, reflecting recording a gain of 5.8% in total over the 16 years.
Frequently Asked Questions - Population
34 new dwellings have been approved in Bordertown over the past five years, an average of 6 a year. That is 2.2 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
Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Bordertown has experienced around 6 dwellings receiving development approval per year, totalling an estimated 34 homes over the past 5 financial years. So far in FY-26, 6 approvals have been recorded. With an average of only 0.7 people per year moving to the area for each dwelling built over the past 5 financial years (between FY-21 and FY-25), new supply is keeping pace with or exceeding demand, offering ample buyer choice and creating capacity for population growth beyond current forecasts, while new homes are being built at an average value of $477,000, demonstrating a developer focus on the premium segment with upmarket properties.
There have also been $8.6 million in commercial approvals this financial year, suggesting the area's residential character. Compared to Rest of SA, Bordertown has significantly less development activity (56.0% below regional average per person). This scarcity of new properties typically strengthens demand and prices for existing properties. This level is similarly under the national average, indicating the area's established nature and suggesting potential planning limitations. Meanwhile, recent building activity consists entirely of standalone homes, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 1051 people in the area per dwelling approval reflects its quiet, low activity development environment. Future projections show Bordertown adding 185 residents by 2041 (from the latest AreaSearch quarterly estimate). Building activity is keeping pace with growth projections, though buyers may experience heightened competition as the population grows.
Frequently Asked Questions - Development
Development applications around Bordertown
Loading development applications…
| 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
Nothing can influence an area's performance as much as changes to local infrastructure, major projects and planning initiatives. In total 1 a single project has been identified by AreaSearch that is likely to have an impact on the area. Key projects include Bordertown West Residential Development - Stage 1, Lower Limestone Coast Water Allocation Plan, SA Water Capital Work Delivery Contracts 2024-28, and SA Housing Trust Maintenance Contracts Review and Service Program, with the below list detailing those likely to be of most relevance.
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INFRASTRUCTURE SEARCH
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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.
1,830 residents of Bordertown are employed, from a labour force of 1,859. Unemployment sits at 1.6%, with participation at 69.3%. 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 2,311, 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 has a balanced workforce spanning white and blue collar employment, with manufacturing and industrial sectors strongly represented, an unemployment rate of just 1.6%, and 3.3% in estimated employment growth over the past year, based on AreaSearch aggregation of statistical area data. As of March 2026, 1,830 residents are in work while the unemployment rate is 3.9% below Regional SA's rate of 5.5%, and workforce participation is well beyond standard (69.3% compared to Regional SA's 58.4%). Based on Census responses, a low 4.9% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.
The key industries of employment among residents are manufacturing, agriculture, forestry & fishing, and retail trade. The area has particular employment specialization in manufacturing, with an employment share of 3.2 times the regional level. Conversely, health care & social assistance shows lower representation at 7.9% versus the regional average of 13.9%. The area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population. Based on AreaSearch analysis of SALM and ABS data, aggregated from broader statistical areas, over the 12 months to March 2026, employment increased by 3.3% while labour force increased by 3.8%, causing the unemployment rate to rise by 0.4 percentage points. In contrast, Regional SA experienced employment growth of 1.2% and labour force growth of 2.6%, with a 1.4 percentage point rise. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Bordertown. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Bordertown's employment mix suggests local employment should increase by 3.9% over five years and 10.0% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
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
According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2023, the suburb of Bordertown had a median income among taxpayers of $47,741 with the average level standing at $55,103. This is below the national average and compares to levels of $48,920 and $58,933 across Regional SA respectively. Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates would be approximately $52,596 (median) and $60,707 (average) as of March 2026. From the 2021 Census, personal income ranks at the 52nd percentile ($819 weekly), while household income sits at the 31st percentile.
The data shows the $1,500 - 2,999 bracket dominates with 33.1% of residents (1,047 people), reflecting patterns seen the metropolitan region where 27.5% similarly occupy this range. Housing costs are manageable with 90.6% retained, though disposable income sits below average 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
Dwelling structure within Bordertown, as evaluated at the latest Census, comprised 92.6% houses and 7.4% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional SA's 88.5% houses and 11.5% other dwellings. Meanwhile, the level of home ownership within Bordertown was lagging that of Regional SA, at 35.6%, with the remainder of dwellings either mortgaged (37.5%) or rented (26.9%). The median monthly mortgage repayment in the area was well below the Regional SA average at $884, while the median weekly rent figure was recorded at $220, compared to Regional SA's $1,153 and $220.
Nationally, Bordertown's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure 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
Family households dominate at 66.2% of all households, comprising 25.6% couples with children, 31.4% couples without children, and 8.5% single parent families. Non-family households make up the remaining 33.8%, with lone person households at 28.8% and group households comprising 4.7% of the total. The median household size of 2.4 people is larger than 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
The area faces educational challenges, with university qualification rates (12.6%) substantially below the Australian average of 30.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 10.1%, followed by postgraduate qualifications (1.4%) and graduate diplomas (1.1%). Trade and technical skills feature prominently, with 38.5% of residents aged 15+ holding vocational credentials – advanced diplomas (8.6%) and certificates (29.9%). A substantial 24.7% of the population actively pursues formal education. This includes 11.6% in primary education, 6.2% in secondary education, and 1.3% pursuing tertiary education.
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 transport analysis reveals 2 active transport stops operating within Bordertown. These stops are serviced by 2 individual routes, collectively providing 14 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 1005 meters from the nearest transport stop. As a primarily residential area, most residents commute outward - car remains the dominant mode at 93%, with 5% walking. Vehicle ownership averages 1.5 per dwelling. A relatively low 4.9% of residents work from home (2021 Census; may reflect COVID-19 conditions). Service frequency averages 2 trips per day across all routes, equating to approximately 7 weekly trips per individual 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
Bordertown's health metrics sit close to national benchmarks, based on AreaSearch's assessment of mortality rates and chronic condition prevalence with a fairly standard level of common health conditions seen across both young and old age cohorts , and the rate of private health cover found to be very low at approximately 49% of the total population (~1,545 people). The national average is 55.7%. The most common medical conditions in the area were found to be arthritis and asthma, impacting 8.4 and 6.8% of residents, respectively, while 70.8% declared themselves as completely clear of medical ailments compared to 62.5% across Regional SA.
The under-65 population demonstrates better than average health outcomes. The area has 23.6% of residents aged 65 and over (747 people), which is lower than the 27.1% in Regional SA. , with national rankings broadly in line with the general population.
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 was found to be above average in terms of cultural diversity, with 21.5% of its population born overseas and 17.5% speaking a language other than English at home. The main religion in Bordertown was found to be Christianity, which makes up 44.4% of people in Bordertown. However, the most apparent overrepresentation was in Islam, which comprises 7.1% of the population, substantially higher than the Regional SA average of 0.5%. In terms of ancestry (country of birth of parents), the top three represented groups in Bordertown are Australian, comprising 31.6% of the population, English, comprising 28.5% of the population, and Other, comprising 10.7% of the population, which is substantially higher than the regional average of 3.5%.
Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 7.3% of Bordertown (vs 8.2% regionally), Filipino at 3.1% (vs 0.7%) and Maori at 0.9% (vs 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
Bordertown's median age of 40 years stands significantly below Regional SA's 47 while slightly above the 38-year national average. Relative to Regional SA, Bordertown has a higher concentration of 25 - 34 residents (15.7%) but fewer 65 - 74 year-olds (10.5%). Since the 2021 Census, the 25 to 34 age group has grown from 14.1% to 15.7% of the population. Conversely, the 45 to 54 cohort has declined from 11.6% to 9.5% and the 5 to 14 group dropped from 11.4% to 10.0%. By 2041, Bordertown is expected to see notable shifts in its age composition.
Leading the demographic shift, the 85+ group will grow by 89% (118 people), reaching 251 from 132. Demographic aging continues as residents 65 and older represent 76% of anticipated growth. Conversely, both 45 to 54 and 5 to 14 age groups will see reduced numbers.
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 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 | Aug 2026 this month 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 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 — 20 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,095 at the 2021 Census → 3,166 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 (SAL40142). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.