Coromandel Valley

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

As of November 2025, the estimated population of the Coromandel Valley statistical area (Lv2) is around 4,622. This reflects an increase of 242 people since the 2021 Census, which reported a population of 4,380. The growth was inferred from AreaSearch's estimate using ERP data released by the ABS in June 2024 and three validated new addresses since the Census date. This results in a population density of approximately 1,057 persons per square kilometer. The area's 5.5% growth since the census is comparable to the SA3 average of 6.2%. Overseas migration contributed about 58% of overall population gains during recent periods.

AreaSearch uses 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, the SA State Government's Regional/LGA projections are adopted, adjusted using weighted aggregation from LGA to SA2 levels. Based on these projections, the Coromandel Valley (SA2) is expected to increase by 497 persons to 2041, reflecting a total increase of approximately 10.9% over the 17-year period.

Residential development activity is lower than average in Coromandel Valley according to AreaSearch's national comparison of local real estate markets

Coromandel Valley has seen approximately four new homes approved annually based on AreaSearch analysis of ABS building approval numbers. Between financial years 2021 and 2025, around 23 homes were approved, with one more approved in the current financial year 2026. On average, about seven people moved to the area for each dwelling built over these five years.

This high demand relative to supply typically exerts upward pressure on prices and intensifies competition among buyers. The average expected construction cost value of new dwellings is $276,000. In contrast, commercial approvals totalled $2.4 million in the current financial year, reflecting Coromandel Valley's predominantly residential nature. Compared to Greater Adelaide, Coromandel Valley records significantly lower building activity, at 79.0% below the regional average per person. This constrained new construction often reinforces demand and pricing for existing dwellings.

The area's level of building activity is also below national averages, indicating maturity and possible planning constraints. All approved constructions from 2021 to 2025 were standalone homes, preserving Coromandel Valley's traditional suburban character with a focus on family homes. This results in approximately 1538 people per dwelling approval, further highlighting the area's mature market status. According to AreaSearch's latest quarterly estimate, Coromandel Valley is projected to gain around 505 residents by 2041. At current development rates, housing supply may struggle to keep pace with population growth, potentially heightening buyer competition and supporting price increases.

Coromandel Valley has limited levels of nearby infrastructure activity, ranking in the 18thth percentile nationally

No changes can significantly affect a region's performance like alterations to local infrastructure, major projects, and planning initiatives. AreaSearch has identified zero projects expected to impact this area. Notable projects comprise Adelaide Public Transport Capacity and Access, Adelaide's Inner And Outer Ring Route Capacity Improvements, SA Water Capital Work Delivery Contracts, and North South Corridor, with the following list specifying those most relevant.

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The exceptional employment performance in Coromandel Valley places it among Australia's strongest labour markets

Coromandel Valley has a highly educated workforce with strong representation in essential services sectors. Its unemployment rate is 1.3%, lower than Greater Adelaide's 3.9%.

Employment growth over the past year was estimated at 3.4%. As of September 2025, there are 2,727 employed residents, with an unemployment rate of 2.7% below Greater Adelaide's and workforce participation at 70.3%, compared to Greater Adelaide's 61.7%. Key employment industries include health care & social assistance, education & training, and public administration & safety. Notably, education & training has employment levels at 1.5 times the regional average, while transport, postal & warehousing employs only 2.1% of local workers, below Greater Adelaide's 4.3%.

Over the year to September 2025, employment increased by 3.4%, while labour force grew by 3.3%, keeping unemployment relatively stable. In contrast, Greater Adelaide saw employment rise by 3.0%, labour force grow by 2.9%, and unemployment fall by 0.1 percentage points. State-level data to 25-Nov-25 shows SA's employment grew by 1.19% year-on-year, with an unemployment rate of 4.0%. National projections from May-25 forecast national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Coromandel Valley's employment mix suggests local employment should increase by 6.8% over five years and 14.2% over ten years, although these are simple extrapolations for illustrative purposes and do not account for localized population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows Coromandel Valley's median income among taxpayers is $60,261, with an average of $74,245. This is higher than the national average and compares to Greater Adelaide's median of $54,808 and average of $66,852. Based on Wage Price Index growth of 8.8% since financial year 2023, estimates as of September 2025 would be approximately $65,564 (median) and $80,779 (average). According to 2021 Census figures, incomes in Coromandel Valley rank highly nationally, between the 77th and 80th percentiles for household, family, and personal incomes. Income analysis reveals that 34.7% of residents earn $1,500 - 2,999 weekly, aligning with regional trends where this cohort represents 31.8%. Notably, 33.6% earn above $3,000 weekly, indicating prosperity and robust local economic activity. After housing costs, residents retain 87.6% of income, reflecting strong purchasing power. The area's SEIFA income ranking places it in the 8th decile.

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

The dwelling structure in Coromandel Valley, as per the latest Census, consisted of 98.9% houses and 1.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Adelaide metro's 98.9% houses and 10.7% other dwellings. Home ownership in Coromandel Valley stood at 34.2%, with mortgaged dwellings at 58.4% and rented ones at 7.4%. The median monthly mortgage repayment was $1,828, higher than Adelaide metro's average of $1,452. The median weekly rent figure was recorded at $420, compared to Adelaide metro's $314. Nationally, Coromandel Valley's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher than the national figure of $375.

Coromandel Valley features high concentrations of family households, with a higher-than-average median household size

Family households account for 83.8% of all households, including 42.6% couples with children, 30.6% couples without children, and 9.8% single parent families. Non-family households constitute the remaining 16.2%, with lone person households at 14.2% and group households making up 2.2%. The median household size is 2.8 people, which is larger than the Greater Adelaide average of 2.5.

Educational achievement in Coromandel Valley places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

Coromandel Valley's residents aged 15 and above have a higher proportion with university qualifications (37.7%) compared to the broader SA3 area (18.9%) and South Australia state average (25.7%). This educational advantage is attributed to Bachelor degrees held by 24.5% of residents, followed by postgraduate qualifications (8.5%) and graduate diplomas (4.7%). Vocational credentials are also prominent, with 33.9% of residents holding such qualifications, including advanced diplomas (12.1%) and certificates (21.8%). Educational participation is notably high in the area, with 31.8% of residents currently enrolled in formal education.

This includes 12.5% in primary education, 8.0% in secondary education, and 6.6% pursuing tertiary education.

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

Coromandel Valley has 33 active public transport stops operating within its boundaries. These stops are served by a mix of buses along 14 different routes. Together, these routes facilitate 224 weekly passenger trips.

The accessibility of public transport in the area is rated as good, with residents on average being located 231 meters from their nearest transport stop. On average, there are 32 trips per day across all routes, which equates to approximately 6 weekly trips per individual stop.

The level of general health in Coromandel Valley is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Coromandel Valley shows superior health outcomes with both youth and elderly experiencing low prevalence of common ailments. Private health cover stands at approximately 56%, or about 2,603 individuals, compared to Greater Adelaide's 49.1%.

The most prevalent conditions are asthma (8.7%) and mental health issues (8.2%). 70% report no medical ailments, higher than Greater Adelaide's 62.9%. Residents aged 65+ make up 17.1%, or 790 people, lower than Greater Adelaide's 21%. Senior health outcomes excel beyond the general population in key metrics.

Coromandel Valley ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Coromandel Valley had a cultural diversity level below average, with 80.8% of its population born in Australia and 93.6% being citizens. English was the language spoken exclusively at home by 95.1%. Christianity was the dominant religion, comprising 36.6% of the population.

The most notable underrepresentation was Judaism, which made up 0.0%, compared to 0.1% across Greater Adelaide. In terms of ancestry, English was the top group at 34.8%, followed by Australian at 27.5% and Scottish at 8.0%. Notably, Welsh was overrepresented at 1.2%, compared to 0.8% regionally, German at 6.4% versus 5.4%, and Dutch remained the same at 1.7%.

Coromandel Valley's median age exceeds the national pattern

The median age in Coromandel Valley is 41 years, which is higher than Greater Adelaide's average of 39 years and slightly exceeds the national average of 38 years. The age profile indicates that those aged 5-14 years are notably prominent at 15.5%, while the 25-34 year old group is relatively smaller at 8.6% compared to Greater Adelaide. Between 2021 and present, the 75-84 age group has increased from 5.1% to 6.5% of the population, while the 15-24 age cohort has risen from 11.8% to 12.9%. Conversely, the 55-64 age group has decreased from 12.6% to 11.6%. Looking forward to 2041, demographic projections show significant shifts in Coromandel Valley's age structure. The 45-54 age cohort is projected to increase by 118 people (17%) from 679 to 798. Conversely, both the 5-14 and 65-74 age groups are expected to decrease in numbers.