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 Coromandel Valley is around 4,625. This reflects an increase of 245 people since the 2021 Census, which reported a population of 4,380. The latest ABS ERP data release (June 2024) and validation of new addresses by AreaSearch indicate this growth. This level of population results in a density ratio of 1,058 persons per square kilometer, comparable to averages seen across locations assessed by AreaSearch. Coromandel Valley's growth rate of 5.6% since the 2021 Census exceeds that of its SA3 area (4.9%) and SA4 region, making it a growth leader in the region. Overseas migration contributed approximately 57.99999999999999% 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 used with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Considering projected demographic shifts, Coromandel Valley is expected to increase its population by 493 persons to 2041 based on aggregated SA2-level projections, reflecting an overall increase of 10.8% over the 17 years.

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

AreaSearch analysis indicates approximately four new homes approved annually in Coromandel Valley. Between financial years FY-21 and FY-25, around 23 homes were approved, with one more approved so far in FY-26. On average, 7.1 people moved to the area per dwelling built over these five years.

This demand outpaces supply, which typically influences prices upwards and intensifies competition among buyers. The average development value of new dwellings is $276,000, below the regional average, suggesting more affordable housing options. In FY-26, $2.4 million in commercial approvals have been registered, indicating limited commercial development focus. Compared to Greater Adelaide, Coromandel Valley records significantly lower building activity, 79.0% below the regional average per person. This constrained new construction often reinforces demand and pricing for existing homes.

Recent building activity consists solely of detached dwellings, maintaining the area's traditional suburban character focused on family homes. With around 1538 people per dwelling approval, Coromandel Valley reflects a highly mature market. According to AreaSearch's latest quarterly estimate, the area is projected to add 498 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 strong levels of nearby infrastructure activity, ranking in the top 40% nationally

No factors influence a region's performance more than changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified zero projects expected to impact the area. Notable projects include 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 detailing 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 prominent representation in essential services sectors. Its unemployment rate stands at 1.4%, lower than Greater Adelaide's 4.0%.

In the year ending June 2025, employment grew by an estimated 2.5%. The area's unemployment rate is 2.6% below Greater Adelaide's, while workforce participation is higher at 70.3% compared to Greater Adelaide's 61.7%. Key industries for residents include health care & social assistance, education & training, and public administration & safety. Notably, employment in education & training is 1.5 times the regional average, whereas transport, postal & warehousing employs only 2.1% of local workers, lower than Greater Adelaide's 4.3%.

The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. In the 12 months prior to June 2025, employment increased by 2.5%, while labour force grew by 2.7%, leading to a slight rise in unemployment rate by 0.2 percentage points. This contrasts with Greater Adelaide where employment and labour force growth were both 2.1%. Jobs and Skills Australia's national employment forecasts from Sep-22 project overall 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, though these are simple extrapolations for illustrative purposes only and do not account for localised population projections.

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

AreaSearch released postcode level ATO data for financial year 2022. Coromandel Valley's median income among taxpayers is $60,263, with an average of $74,244. Nationally, these figures are high compared to Greater Adelaide's median of $52,592 and average of $64,886. As of September 2025, estimated incomes are approximately $67,995 (median) and $83,770 (average), based on Wage Price Index growth since financial year 2022. According to the 2021 Census, Coromandel Valley's household, family, and personal incomes rank highly nationally, between the 77th and 80th percentiles. Income analysis shows 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

Coromandel Valley's dwelling structure, as per the latest Census, was 98.9% houses and 1.1% other dwellings. In comparison, Adelaide metro had 89.2% 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. Median weekly rent in Coromandel Valley was $420, compared to Adelaide metro's $314. Nationally, Coromandel Valley's mortgage repayments were lower at $1,863, while rents were substantially higher at $375.

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

Family households compose 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 account for the remaining 16.2%, with lone person households at 14.2% and group households comprising 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

Educational attainment in Coromandel Valley is notably higher than broader benchmarks. As of 2016, 37.7% of residents aged 15 and above held university qualifications, compared to 18.9% in the SA3 area and 25.7% in South Australia overall. Bachelor degrees were the most common at 24.5%, followed by postgraduate qualifications (8.5%) and graduate diplomas (4.7%). Vocational credentials were also prevalent, with 33.9% of residents aged 15 and above holding such qualifications – advanced diplomas accounted for 12.1% while certificates made up 21.8%.

Educational participation was high, with 31.8% of residents currently enrolled in formal education as of 2016. This included 12.5% in primary education, 8.0% in secondary education, and 6.6% pursuing tertiary education. Coromandel Valley Primary School, established in 1974, served the local community with an enrollment of 489 students in 2019. The school focused exclusively on primary education, with ICSEA score of 1092 indicating above-average socio-educational conditions. Secondary options were available in surrounding areas. School places per 100 residents stood at 10.6 in Coromandel Valley, below the regional average of 13.6, suggesting some students may attend schools in adjacent areas.

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

Transport analysis shows 33 active stops operating in Coromandel Valley, offering mixed bus services. These stops are served by 14 routes, facilitating 224 weekly passenger trips. Transport accessibility is rated good, with residents typically residing 231 meters from the nearest stop.

Service frequency averages 32 daily trips across all routes, equating to about 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 for both young and elderly populations, with low prevalence of common health conditions. Approximately 56% (~2,604 people) have private health cover, higher than Greater Adelaide's 48.6%.

The most prevalent medical conditions are asthma (8.7%) and mental health issues (8.2%). 70.0% report no medical ailments, compared to 62.9% in Greater Adelaide. 17.1% of residents are aged 65 and over (790 people), lower than Greater Adelaide's 21.0%. Senior health outcomes exceed those of the general population.

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 was found to have below average cultural diversity, with 80.8% of its population born in Australia and 93.6% being citizens. English is spoken as the only language at home by 95.1% of the population. Christianity is the predominant religion, comprising 36.6% of people in Coromandel Valley.

There was no representation of Judaism in Coromandel Valley, compared to 0.1% across Greater Adelaide. The top three ancestry groups are English (34.8%), Australian (27.5%), and Scottish (8.0%). Notably, Welsh (1.2%) and German (6.4%) are overrepresented compared to regional averages of 0.8% and 5.4%, respectively. Dutch representation is equal at 1.7%.

Coromandel Valley hosts an older demographic, ranking in the top quartile nationwide

The median age in Coromandel Valley is 41 years, which is higher than Greater Adelaide's average of 39 years and exceeds the national average of 38 years. The population aged 5-14 years is prominent at 15.5%, while those aged 25-34 years are relatively smaller at 8.6% compared to Greater Adelaide. Between 2021 and present, the 75-84 age group has grown from 5.1% to 6.5% of the population, and the 15-24 cohort has increased from 11.8% to 12.9%. Conversely, the 55-64 age group has decreased from 12.6% to 11.6%. By 2041, demographic projections show significant shifts in Coromandel Valley's age structure. The 45-54 age cohort is projected to increase by 117 people (17%) from 679 to 797. Conversely, both the 5-14 and 65-74 age groups are expected to decrease in numbers.