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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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Dulwich has an estimated 1,605 residents, down from 1,659 at the 2021 Census — a change of 54 people, or 3.3%. The population has thinned by an average 1.0% a year over five years, slower than 98% of areas nationally. That puts 2,675 residents on each 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
Analyzing population updates from the ABS for the surrounding region alongside new addresses validated by AreaSearch since the Census, the suburb of Dulwich has an estimated population of 1,605 as of May 2026. This represents a decline of 54 people (3.3%) from the 1,659 residents counted during the 2021 Census. This change is calculated from a resident population estimate of 1,604 by AreaSearch, which reviewed the latest ABS ERP release from June 2025 and subsequent address updates. The resulting population density stands at 2,675 persons per square kilometer, placing the area in the top quartile of all Australian locations analyzed by AreaSearch.
Gains in the local population were almost exclusively driven by overseas migration during recent intervals. AreaSearch implements ABS and Geoscience Australia projections for each SA2 region, which were published in 2024 using 2022 as the baseline year. In cases where SA2 data is unavailable, or for periods beyond 2032, SA State Government Regional/LGA projections sorted by age bracket from 2023 (based on 2021 data) are used, applying weighted aggregation from the LGA to the SA2 level. Future trends suggest population expansion will track just under the national median, with projections indicating an increase of 126 residents by 2041, representing a total growth rate of 7.8% over the 16 years.
Frequently Asked Questions - Population
Detail
In the suburb of Dulwich, there have been no new dwelling approvals registered throughout the last five years. This highlights a fully developed residential landscape with scarce vacant land for new building projects. For prospective purchasers, this lack of fresh housing stock generally props up property values, concentrating buyer activity on established properties. Compared to the broader Greater Adelaide region, the suburb of Dulwich displays considerably lower levels of residential construction. This shortage of new supply typically sustains demand and prices for existing properties. This volume is also low on a national scale, showing the established character of the area and indicating potential planning restrictions.
Frequently Asked Questions - Development
Development applications around Dulwich
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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 17 current infrastructure and development projects close to Dulwich, worth an estimated $1.04 billion. 5 are already under construction and 4 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development and communities. 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
Local infrastructure updates, planning policies, and development projects are key drivers of regional performance. In total, no new projects have been identified by AreaSearch that are expected to impact the local area. Listed projects of potential interest include the Glenside Development, SA Water Capital Work Delivery Contracts 2024-28, the SA Housing Trust Maintenance Contracts Review and Service Program, and the 274-275 North Terrace Development Site.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Regis Aged Care Parkside
Construction of a five-storey residential aged care facility (supported accommodation) comprising 156 accommodation units with ancillary communal areas, solar photovoltaic panels, water tanks, car parking, and landscaping. The site, formerly approved for a mixed-use development, was acquired and repurposed by Regis Aged Care.
Unley Central
A transformative 150 million dollar mixed-use precinct on the former Target site. The nine-storey development integrates 130 luxury apartments with a diverse commercial hub including a six-screen boutique cinema, supermarkets, cafes, and medical services. As South Australia's first fully integrated mixed-use development on a single site, it provides significant local employment and modernizes the Unley Road corridor.
Glenside by Cedar Woods
Masterplanned redevelopment of the former Glenside Hospital site into a residential community of about 1,200 homes, including apartments and townhomes, with retained heritage buildings, landscaped streets, community open space and links to the Adelaide Park Lands. Several apartment stages, including Banksia and Bloom stages, are complete, while Cedar Woods continues to deliver the remaining apartment precincts. A 2025 Planning and Design Code Amendment has increased permitted height in a localised north-west corner from 8 to 20 storeys, enabling up to about 200 additional homes, subject to future development application approval.
Norwood Green
A $120 million master-planned mixed-use community at 100 Magill Road, Norwood, built on the former Caroma factory site. The precinct comprises 111 apartments across five seven-storey buildings and 33 townhouses, arranged around a communal village green. Ground-floor retail includes an ALDI supermarket, East End Cellars, cafes and specialty tenants. Designed by Tectvs architects and jointly developed by Buildtec Group and Catcorp. Final stage apartments are now available, with earlier stages completed and occupied.
Osmond Terrace Mixed-Use Development
Proposed contemporary mixed-use development delivering 85 apartments with ground-floor retail and commercial spaces at 66-78 Osmond Terrace, opposite Norwood Oval in the inner-eastern Adelaide suburb of Norwood.
Unley Road Public Realm Streetscape Upgrade
Council project to revitalise Unley Road between Park Street and Thomas Street. Works include new street furniture, planting beds, way-finding signage, and renewal of footpaths and kerbing.
Unley 108 Apartments
Catcorp's project features a seven-storey mixed-use tower with residential units and a commercial space in Unley.
Glen Osmond Road Pedestrian Crossing Safety Upgrade
Safety improvements at the pedestrian crossing on Glen Osmond Road near Parkside Primary School to enhance pedestrian safety and traffic flow management for school children and families.
870 residents of Dulwich are employed, from a labour force of 886. Unemployment sits at 1.8%, with participation at 67.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Dulwich boasts a highly skilled labor force where professional services are particularly prominent, with an unemployment rate of just 1.8% and an estimated employment growth of 2.8% during the previous year according to AreaSearch aggregation of statistical area data. By March 2026, there were 870 residents in work and the local unemployment rate stood at 2.0% which is lower than Greater Adelaide's rate of 3.8% while workforce participation matched Greater Adelaide's level of 66.6%. Census data indicates that a moderate 20.2% of residents were found to work from home although the effects of Covid-19 lockdowns should be taken into account when interpreting these figures.
The primary sectors employing local residents are health care & social assistance, professional & technical, and education & training. The area is highly specialized in professional & technical services, employing residents at a rate 2.1 times that of the regional average. Conversely, construction is underrepresented, employing just 4.0% of the workforce in the suburb of Dulwich compared to 8.7% across Greater Adelaide. A ratio of 0.7 workers per resident at the time of the Census indicates a higher than average level of local employment options. According to AreaSearch analysis of SALM and ABS statistics aggregated from surrounding regions, the past 12 months saw a rise in employment of 2.8% and a labor force increase of 2.8%, with the unemployment level staying virtually unchanged. By comparison, Greater Adelaide experienced employment expansion of 4.2% and labor force growth of 4.0%, while its unemployment rate dropped by 0.2 percentage points. National employment forecasts from Jobs and Skills Australia starting May-25 offer additional perspective on prospective demand trends in the suburb of Dulwich. These five and ten-year projections have been applied to the local industry mix to model growth. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Applying these trends to the employment profile of the suburb of Dulwich suggests local job numbers could rise by 7.3% over five years and 15.0% over ten years (this represents a basic weighted extrapolation for demonstration purposes and excludes localized population models).
Frequently Asked Questions - Employment
Median household income in Dulwich is $2,101 a week (about $109,000 a year), with median personal income at $1,036 a week. ATO records put median taxable income at $61,950 a year against an average of $101,464. The average runs 64% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. 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 the latest postcode-level ATO data released by AreaSearch for the 2023 financial year, taxpayers in the suburb of Dulwich have a median income of $61,950 and an average income of $101,464. This represents an exceptionally high level nationally, compared to a median of $54,808 and an average of $66,852 in Greater Adelaide. Adjusting for Wage Price Index growth of 10.17% since the 2023 financial year, current estimates point to approximately $68,250 (median) and $111,783 (average) as of March 2026. Data from the 2021 Census places household, family, and personal incomes in the suburb of Dulwich between the 72nd and 81st percentiles nationally.
Weekly earnings of $4000+ represent the largest cohort at 29.7% of residents (476 people), contrasting with the wider region where the $1,500 - 2,999 bracket is most common at 31.8%. A notable 38.6% of residents earn more than $3,000 weekly, pointing to high local purchasing power that supports local businesses. After accounting for housing costs, residents keep 87.1% of their income, and the area ranks in the 9th decile on the SEIFA index of relative advantage.
Frequently Asked Questions - Income
Dulwich had 663 occupied dwellings at the 2021 Census, 70% detached houses and 2% apartments. 29% are owned with a mortgage, 31% rented and 41% owned outright. At that Census the median rent was $320 a week and the median mortgage repayment $2,600 a month. Rent absorbs 15.2% of household income here and mortgage repayments 28.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The mix of housing types in the suburb of Dulwich at the latest Census consisted of 69.7% separate houses and 30.4% alternative dwellings like townhouses and apartments, compared to 75.2% houses and 24.9% other dwellings across metro Adelaide. Home ownership rates in the suburb of Dulwich stood significantly higher than the metropolitan average at 40.5%, with the remaining properties being purchased under a mortgage (28.7%) or occupied by tenants (30.8%). The median mortgage payment in the area was recorded at $2,600 per month, well above the Adelaide metro median, while the median weekly rent stood at $320, compared to metro averages of $1,562 and $320 respectively.
Nationally, mortgage costs in the suburb of Dulwich are higher than the Australian median of $1,863, whereas rental costs are below the national median of $375.
Frequently Asked Questions - Housing
Dulwich counted 663 households at the 2021 Census, averaging 2.4 people each. 34% are couples with children, against 24% couples without children. 30% of households are people living alone, and families average 1.4 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 66.5% of all households in the suburb of Dulwich, consisting of 33.6% couples with children, 24.4% couples without children, and 7.8% single parent households. Non-family living arrangements account for the remaining 33.5%, with single-person households at 30.2% and group living situations at 3.6%. The median household size of 2.4 residents is slightly below the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
56.2% of adults in Dulwich hold a university qualification, including 34.7% with a bachelor degree and 14.6% with postgraduate qualifications, higher than 96% of areas nationally. A further 9.4% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Levels of education in the suburb of Dulwich are considerably higher than wider averages, with 56.2% of residents aged 15+ holding a tertiary qualification compared to 25.7% across SA and 28.9% in Greater Adelaide. This educational profile positions the suburb well for professional opportunities. Bachelor degrees are the most common at 34.7%, followed by postgraduate degrees (14.6%) and graduate diplomas (6.9%). Vocational training is held by 18.4% of residents aged 15+, comprising advanced diplomas (9.0%) and certificates (9.4%). Enrollment in education is remarkably strong, with 32.2% of the local population currently undertaking formal studies.
This total is comprised of 11.8% in primary schools, 8.6% in high schools, and 8.0% in higher education institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Dulwich reaches 12 stops on 6 routes, timetabled for about 330 services a week. The typical home sits about 140 m from its nearest stop. Households keep an average of 1.2 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
An analysis of public transit shows 12 active transit stops in the suburb of Dulwich, consisting of bus services. These stops are served by 6 distinct routes, which accommodate 325 passenger journeys per week. Access to transit is rated as excellent, with residents living an average of 143 meters from the nearest stop. Because of the suburb's residential nature, the majority of commuters travel outside the area, with private cars remaining the primary mode of travel at 79%, followed by 8% who walk and 7% who cycle. Households own an average of 1.2 cars, which is below the metropolitan average.
At the time of the 2021 Census, 20.2% of residents worked from home, which may have been influenced by COVID-19 pandemic conditions. Local transit routes average 46 weekly trips across all services, which represents approximately 27 weekly trips at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
74.6% of residents in Dulwich report no long-term health condition, a healthier profile than 97% of areas nationally. 3.4% need daily assistance with core activities, and 67.0% hold private health cover. The standardised death rate runs at 3.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health profiles show excellent outcomes in the suburb of Dulwich, according to AreaSearch assessment of mortality statistics and chronic disease rates, which reveal very low levels of common illnesses across all age groups. Additionally, private health insurance uptake is exceptionally high, covering roughly 67% of the population (1,075 people), compared to 52.7% across Greater Adelaide and a national average of 55.7%. The most prevalent health concerns among residents are mental health conditions and asthma, affecting 7.3 and 7.2% of the population respectively, while 74.6% of residents reported having no chronic medical conditions, compared to 67.9% in Greater Adelaide.
Residents aged 65 and over make up 20.5% of the population (329 people), exceeding the Greater Adelaide share of 19.2%. Senior residents demonstrate positive health profiles, with national health rankings matching those of the broader local population.
Frequently Asked Questions - Health
Dulwich is largely Australian-born, at 76.8% of residents, with 16.1% speaking a language other than English at home. The largest reported ancestries are English (28.4%) and Australian (22.2%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb of Dulwich has higher than average levels of cultural diversity, with 23.2% of residents born outside Australia and 16.1% using a non-English language at home. Christianity is the most common religious affiliation, representing 42.4% of local residents. The most distinct religious concentration is Judaism, which accounts for 0.3% of the population compared to 0.1% across Greater Adelaide. Looking at parent countries of birth, the three largest ancestry groups represented in the suburb of Dulwich are English at 28.4%, Australian at 22.2%, and Other at 8.2%. There are also distinct concentrations of other backgrounds, with Welsh ancestry representing 0.8% of the suburb of Dulwich (compared to 0.6% across the region), German at 6.1% (compared to 5.1%), and Russian at 0.5% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Dulwich is 42. That is 1 year younger than at the 2021 Census. 23.5% 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
The median age of 42 in the suburb of Dulwich is slightly older than the Greater Adelaide median of 39 and higher than the national median of 38. Children aged 5 - 14 are well-represented at 14.4% of the population compared to Greater Adelaide, while young adults aged 25 - 34 are less common at 10.2%. Since the 2021 Census, the 75 to 84 cohort expanded from 5.0% to 6.9% of the population, and the 15 to 24 group increased from 11.9% to 13.3%. In contrast, the 45 to 54 cohort fell from 14.8% to 13.5%.
Future demographic modeling suggests the age profile in the suburb of Dulwich will shift by 2041, led by a 13% increase (representing 27 people) in the 45 to 54 age bracket, growing from 216 to 244. Meanwhile, the 0 to 4 group is projected to grow by 1%, adding no new residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Dulwich
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, Local governments Daily | May 2026 3 months ago all 2 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 May 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. The headline figure is therefore a current estimate for May 2026, not a 2021 count (1,659 at the 2021 Census → 1,605 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 (SAL40379). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.