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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.
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2021 Census | -- people
Sales Activity
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Population
Population growth drivers in Dover Gardens are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends
As of May 2026, the estimated population of the suburb of Dover Gardens is around 3,310 people. This reflects an increase from the 2021 Census figure of 3,062 people, a rise of 248 individuals (8.1%). The latest resident population estimate by AreaSearch, using ERP data released by the ABS in June 2025 and validated new addresses since the Census date, is 3,298 people. This results in a population density ratio of approximately 3,310 persons per square kilometer, placing Dover Gardens in the upper quartile nationally according to AreaSearch assessments. Dover Gardens' population growth since the 2021 census has exceeded that of its SA4 region (6.2%) and SA3 area, indicating it as a growth leader in the region. Overseas migration contributed approximately 94.0% of overall population gains during recent periods.
AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data and years post-2032, AreaSearch uses the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, adjusted using a method of weighted aggregation from LGA to SA2 levels. Considering projected demographic shifts, Dover Gardens is expected to experience above median population growth. According to aggregated SA2-level projections, the suburb's population is anticipated to increase by 604 persons by 2041, reflecting a total gain of 17.9% over the 16-year period.
Frequently Asked Questions - Population
Development
Recent residential development output has been above average within Dover Gardens when compared nationally
AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, shows Dover Gardens recorded approximately 28 residential properties granted approval per year over the past five financial years, totalling an estimated 140 homes. As of FY-26 so far, 18 approvals have been recorded. Over these five years (FY-21 to FY-25), there has been an average of 1.6 new residents arriving per year per new home, indicating a balanced supply and demand market with stable conditions. The average construction value for new properties is $291,000.
In FY-26, there have been $1.8 million in commercial approvals, suggesting minimal commercial development activity. Compared to Greater Adelaide, Dover Gardens shows moderately higher building activity (24.0% above the regional average per person over the five-year period), offering reasonable buyer options while sustaining existing property demand. Recent construction comprises 52.0% detached houses and 48.0% townhouses or apartments, marking a significant shift from existing housing patterns (currently 68.0% houses). This change may indicate diminishing developable land availability and evolving lifestyle preferences towards more affordable compact living options.
With around 87 people per dwelling approval, Dover Gardens exhibits characteristics of a growth area. According to the latest AreaSearch quarterly estimate, Dover Gardens is projected to grow by 592 residents through to 2041. Based on current development patterns, new housing supply should meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.
Frequently Asked Questions - Development
Development applications around Dover Gardens
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Dover Gardens has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally
No infrastructure changes have been identified by AreaSearch that could impact the area. Key projects include Marion Cultural Centre Plaza Upgrade, Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building), Flagstaff Road Upgrade, and Southern Suburbs Residential Policy Code Amendment. The following list details those most likely to be relevant:.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building)
Stage 1 of the Southern Adelaide Local Health Network redevelopment, anchored by a new seven-storey Acute Services Building at the front of Flinders Medical Centre. The tower delivers 17,000 square metres of new built area plus 3,000 square metres of refurbishment, adding 98 clinical spaces. It will house two 32-bed adult inpatient units, an 18-bay Medical Day Unit, a 16-bed Intensive Care Unit with a dedicated CT scanner suite, four operating theatres with a 14-bay recovery area, a Day of Surgery Admissions area, a new Podiatry department, and a dedicated floor for the FMC Eye Surgery Clinic which integrates the network's ophthalmology services into a single facility (a first for South Australia's public health system). The new building will form the hospital's main entrance with a large lobby, retail outlet and undercover drop-off zone. The wider Stage 1 program also includes a 12-bed Psychiatric Intensive Care Unit at Margaret Tobin Centre (opening March 2026), 48 new beds at Noarlunga Hospital (opened November 2025), 32 beds across two wards at the Repat Health Precinct (opened 2024), and supporting upgrades to mortuary (completed October 2025), kitchen, sterilisation services and electrical infrastructure. More than 20 million dollars of new major medical equipment will be installed including advanced imaging, automated pharmacy dispensing cabinets and a new CT scanner. Designed by ARM Architecture with Silver Thomas Hanley, with Built Environs as Managing Contractor and Aurecon providing structural and civil engineering. The Acute Services Building is expected to open in early 2028.
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Bulk Water Supply Security
Nationwide program led by the National Water Grid Authority to improve bulk water security and reliability for non-potable and productive uses. Activities include strategic planning, science and business cases, and funding of state and territory projects such as storages, pipelines, dam upgrades, recycled water and efficiency upgrades to build drought resilience and support regional communities, industry and the environment.
Adelaide Level Crossing Removal Planning Program
A joint Australian and South Australian Government program to conduct planning studies at priority at-grade level crossing locations across metropolitan Adelaide, and establish a ten-year Level Crossing Removal Program. Adelaide has 126 at-grade level crossings where boom gates can be closed for up to 25% of peak traffic periods. Priority sites under active planning include Cormack Road (Wingfield), Kings Road (Parafield), and Park Terrace (Salisbury). The program commenced in early 2022 and is expected to be completed by late 2026, with the first major removal project - Curtis Road, Munno Para - announced in May 2025 with a $250 million joint funding commitment and construction starting by 2027.
River Torrens to Darlington (T2D) Project
The River Torrens to Darlington (T2D) Project delivers the final 10.5 km section of Adelaide's North South Corridor, creating a 78 km non-stop motorway. The project combines southern and northern twin three-lane tunnels with lowered and surface motorways. Major works are underway at the Southern Precinct at Tonsley, which serves as the purpose-built launch site for the Tunnel Boring Machines (TBMs) for the Southern Tunnels. Tunnelling is expected to start in the second half of 2026, and the project is planned for completion by 2031.
Marion Cultural Centre Plaza Upgrade
The Marion Cultural Centre Plaza has been redeveloped to become a vibrant heart for the city, providing a space for community gatherings, celebrations, relaxation, and support for local businesses. The upgrade includes surface treatments, soft landscaping, tree planting, public art installations, and a new pedestrian crossing on Warracowie Way. It aims to enhance amenity with green spaces, strengthen community connections, offer flexibility for various functional uses, and create a sense of place aligned with the council's vision of a liveable, nature-valuing, engaged, connected, innovative, and prosperous community. The project also improved pedestrian and cyclist connectivity, safety, and amenity, linking local residential areas, Oaklands Station, MCC, SA Aquatic and Leisure Centre, Westfield, and other facilities on Milham Street, while retaining vehicle access to existing businesses and managing traffic.
Employment
Employment performance in Dover Gardens exceeds national averages across key labour market indicators
Dover Gardens has a well-educated workforce with essential services sectors well represented. The unemployment rate was 3.4% as of December 2025, which is 0.4% lower than Greater Adelaide's rate of 3.8%. Employment growth over the past year was estimated at 4.7%, based on AreaSearch aggregation of statistical area data.
As of December 2025, 1,729 residents were in work and workforce participation was on par with Greater Adelaide's 66.0%. According to Census responses, only 10.6% of residents worked from home, though Covid-19 lockdown impacts should be considered. Leading employment industries among residents include health care & social assistance, retail trade, and education & training.
Manufacturing is under-represented in Dover Gardens with only 3.6% of the workforce compared to Greater Adelaide's 7.0%. The predominantly residential area appears to offer limited local employment opportunities as indicated by the count of Census working population versus resident population. Over a 12-month period, employment increased by 4.7% alongside labour force increasing by 3.8%, resulting in unemployment falling by 0.8 percentage points. In comparison, Greater Adelaide recorded employment growth of 4.2%, labour force growth of 3.9%, with unemployment falling 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 offer further insight into potential future demand within Dover Gardens. These projections suggest national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. Applying these industry-specific projections to Dover Gardens' employment mix suggests local employment should increase by 7.0% over five years and 14.3% over ten years.
Frequently Asked Questions - Employment
Income
Income levels sit below national averages according to AreaSearch assessment
AreaSearch aggregated latest postcode level ATO data released for financial year 2023. In Dover Gardens, median income among taxpayers was $51,976 and average income was $61,697. Nationally, the median was $54,808 and average was $66,852. By March 2026, estimates suggest median income will be approximately $57,262 and average income will be around $67,972, based on a 10.17% Wage Price Index growth since financial year 2023. The 2021 Census shows household, family, and personal incomes in Dover Gardens rank modestly, between the 30th and 34th percentiles. The earnings profile indicates that 32.8% of residents (1,085 people) fall into the $1,500 - 2,999 income bracket, similar to the surrounding region at 31.8%. Housing affordability pressures are severe with only 81.1% of income remaining, ranking at the 26th percentile. The area's SEIFA income ranking places it in the 4th decile.
Frequently Asked Questions - Income
Housing
Dover Gardens displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region
Dwelling structure in Dover Gardens, as evaluated at the latest Census, comprised 67.9% houses and 32.1% other dwellings. In comparison, Adelaide metro had 75.2% houses and 24.9% other dwellings. Home ownership in Dover Gardens was 27.4%, with mortgaged dwellings at 37.3% and rented dwellings at 35.3%. The median monthly mortgage repayment was $1,733, higher than Adelaide metro's average of $1,562. Median weekly rent in Dover Gardens was $339, compared to Adelaide metro's $320. Nationally, Dover Gardens' mortgage repayments were lower at $1,733 compared to the Australian average of $1,863, and rents were less at $339 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Dover Gardens features high concentrations of group households and lone person households, with a lower-than-average median household size
Family households account for 65.9% of all households, including 24.4% couples with children, 26.3% couples without children, and 13.3% single parent families. Non-family households constitute the remaining 34.1%, with lone person households at 30.1% and group households comprising 4.2% of the total. The median household size is 2.3 people, which is smaller than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
Dover Gardens shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators
In Dover Gardens, 28.9% of residents aged 15 and above hold university qualifications, slightly higher than the South Australian average of 25.7%. Bachelor degrees are most common at 18.9%, followed by postgraduate qualifications at 7.0% and graduate diplomas at 3.0%. Vocational credentials are held by 32.3% of residents aged 15 and above, with advanced diplomas at 10.2% and certificates at 22.1%.
Educational participation is high, with 26.6% of residents currently enrolled in formal education. This includes 8.6% in primary education, 6.7% in tertiary education, and 5.5% pursuing secondary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Dover Gardens has 17 active public transport stops serving a mix of bus routes. These stops are covered by 18 different routes, offering a total of 1,223 weekly passenger trips. Transport accessibility is high, with residents typically living 173 meters from the nearest stop. Most residents commute outwards daily. Car use dominates at 85%, followed by train at 6% and bus at 5%. Average vehicle ownership per dwelling is 1.2, below the regional average.
According to the 2021 Census, only 10.6% of residents work from home, potentially due to COVID-19 conditions. On average, there are 174 trips per day across all routes, equating to around 71 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Health performance in Dover Gardens is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts
Dover Gardens faces significant health challenges based on AreaSearch's assessment completed on June 30th, 2021.
The area has a relatively low rate of private health cover at approximately 51% of its total population of around 1,701 people. The most common medical conditions in Dover Gardens are arthritis and mental health issues, affecting 9.6 and 9.0% of residents respectively. However, 66.5% of residents declared themselves completely clear of medical ailments compared to 67.9% across Greater Adelaide. Working-age residents show an above-average prevalence of chronic health conditions. The area has 18.8% of residents aged 65 and over, totaling around 622 people. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.
Frequently Asked Questions - Health
Cultural Diversity
The level of cultural diversity witnessed in Dover Gardens was found to be above average when compared nationally for a number of language and cultural background related metrics
Dover Gardens was found to be more culturally diverse than most local markets, with 28.6% of its population born overseas and 20.1% speaking a language other than English at home. The predominant religion in Dover Gardens is Christianity, accounting for 37.8% of the population. However, the most notable overrepresentation was in the 'Other' category, comprising 1.7% compared to 1.8% across Greater Adelaide.
In terms of ancestry (country of birth of parents), the top three groups represented in Dover Gardens are English at 29.5%, Australian at 23.9%, and Other at 10.3%. Additionally, there are significant differences in the representation of certain ethnic groups: German is notably overrepresented at 4.8% (vs 5.1% regionally), French at 0.6% (vs 0.4%), and Korean at 0.5% (vs 0.3%).
Frequently Asked Questions - Diversity
Age
Dover Gardens's population aligns closely with national norms in age terms
Dover Gardens has a median age of 38, closely matching Greater Adelaide's figure of 39 and Australia's median age of 38. Compared to the Greater Adelaide average, Dover Gardens has an over-representation of the 25-34 cohort at 17.0% locally, while the 15-24 year-olds are under-represented at 10.7%. Between 2021 and the present, the 35 to 44 age group has increased from 14.4% to 15.7% of the population. Conversely, the 55 to 64 cohort has decreased from 11.0% to 9.6%, and the 65 to 74 group has dropped from 12.0% to 10.7%. By 2041, demographic modeling projects significant changes in Dover Gardens' age profile. The 45 to 54 cohort is expected to expand by 110 people (31%), growing from 354 to 465. Meanwhile, the 65 to 74 cohort is projected to grow modestly by 6% (19 people).