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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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Encounter Bay has an estimated 5,509 residents, up from 5,305 at the 2021 Census — a change of 204 people, or 3.8%. Growth has averaged 0.5% a year over five years. That puts 1,281 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
As of Aug 2026, the suburb of Encounter Bay has an estimated population of around 5,509, according to AreaSearch's evaluation of broader ABS population updates alongside new addresses verified since the Census. Compared to the 2021 Census count of 5,305 people, this indicates an expansion of 204 people (3.8%). This net change draws from an estimated resident population of 5,445 determined by AreaSearch following the ABS ERP release in June 2025, combined with 86 validated new addresses identified post-Census. Population density stands at 1,281 persons per square kilometer, exceeding the average benchmark across nationally assessed areas in AreaSearch.
Over the previous decade, the suburb of Encounter Bay maintained solid upward momentum with a 1.1% compound annual growth rate, surpassing the broader SA4 region. Net interstate migration served as the primary growth engine, accounting for approximately 86.0% of recent population additions. Projections for each SA2 area utilize ABS/Geoscience Australia data published in 2024 with a 2022 baseline. Where SA2 coverage is unavailable, and across years following 2032, models incorporate the 2023 SA State Government Regional/LGA age-cohort forecasts based on 2021 numbers, using a weighted aggregation method from LGA down to SA2 boundaries. Future demographic trajectories point toward higher population growth than the national non-metropolitan median, with aggregated SA2 estimates projecting the suburb of Encounter Bay to gain 770 persons by 2041, representing a 12.8% cumulative rise over the 16 years.
Frequently Asked Questions - Population
157 new dwellings have been approved in Encounter Bay over the past five years, an average of 31 a year. That places the area in the 56th percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 36 dwellings approved in the latest reporting year, 97% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 52, running ahead of 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
ABS building approval statistics compiled by AreaSearch indicate that Encounter Bay has averaged approximately 31 dwellings approved annually, amounting to around 157 homes across the last 5 financial years. During FY-25 to date, 52 approvals have been documented. Between FY-21 and FY-25, an average of only 0.8 people moved into the area per completed dwelling, showing that residential construction is keeping pace with or exceeding local demand; this creates favorable conditions for purchasers and supports potential population growth beyond baseline expectations, with new dwellings carrying an average expected construction cost of $384,000.
Furthermore, $16.2 million in commercial building approvals have been logged in the current financial year, demonstrating consistent non-residential investment. Per capita building activity in Encounter Bay is about half that of Rest of SA, yet places the locality in the 84th percentile among national benchmarks, supported by faster construction momentum in recent periods. Detached houses constitute 97.0% of new residential development compared to 3.0% for medium and high-density housing, preserving a suburban profile that appeals to purchasers seeking spacious living. Reflecting a low-density character, the locality registers roughly 103 people per dwelling approval. Projections from the most recent AreaSearch quarterly estimate anticipate Encounter Bay adding 706 residents by 2041. Ongoing construction activity indicates that forthcoming housing supply will comfortably absorb incoming demand, maintaining favorable market opportunities for home buyers and accommodating growth beyond projected figures.
Frequently Asked Questions - Development
Development applications around Encounter Bay
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 3 current infrastructure and development projects inside Encounter Bay. A further 20 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.52 billion. 7 are already under construction and 8 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development and sports & recreation. 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
Major infrastructure developments and planning investments serve as critical drivers of local performance, with AreaSearch cataloguing 4 projects anticipated to impact the surrounding area. Prominent among these initiatives are Best Life Canterbury Victor Harbor, Yilki Coastal Protection Stage 1b, Southern Fleurieu Health Service Redevelopment, and Oakford Estate.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Yilki Coastal Protection Stage 1b
The Yilki Coastal Protection Stage 1b involves constructing a sea defence wall consisting of a rock revetment and concrete wave wall along Franklin Parade in Encounter Bay to safeguard the natural environment and vital infrastructure from coastal erosion and storm surges. Funded by federal grants and Council, the project provides immediate protection for community assets and long-term resilience for low-lying urban areas.
The Bluff Master Plan Stage 1
Stage 1 of The Bluff Master Plan was completed in November 2024 and enhances and protects the region's iconic landmark Longkewar through a designated viewing platform, walking paths, cultural storytelling elements, and dreaming artwork. The low-impact enhancements promote the area as one of high cultural and ecological value, with intentional upcycling of materials and community collaboration.
Best Life Canterbury Victor Harbor
Over 50s land lease lifestyle community featuring 315 modern homes in a secure gated park. The community includes extensive facilities such as a community centre with function area for 100 plus guests, gym, library, community kitchen, indoor bowls, outdoor petanque, tennis court, BBQ areas, and caravan and boat storage. Located 500 metres from Victor Harbor town centre, minutes from the beach, walking trails, and next to Victor Harbor Golf Course. Residents own their homes outright with no stamp duty, deferred management fees, or exit fees, and retain 100 percent of capital gains.
Oakford Estate
An affordable residential estate offering house and land packages in a coastal and rural community, with good-sized allotments suitable for dream homes or investments, close to reserves and beaches.
The Precinct Victor Harbor
The Regional Community, Sport and Recreation Precinct (The Precinct) is planned to include an indoor sport and recreation facility with four multi-purpose courts, gymnastics area, meeting rooms, gym, and cafe, as well as childcare, allied health/retail spaces, and hospitality offering. It aims to address the shortage of facilities in the southern Fleurieu region, support population growth, and provide a community hub for sport, recreation, and social activities, with expansion areas for future-proofing.
Flinders Parade Townhouse Development
Approved seafront residential development site on Flinders Parade featuring 849 square meters of prime waterfront land. The project has approval for four townhouses on Torrens titles, with flexibility for luxury residential homes or mixed-use development including retail, cafe, or accommodation options. Located in the heart of Victor Harbor's main waterfront precinct, directly opposite memorial gardens and beach access, within walking distance to the Causeway to Granite Island and town center amenities.
Southern Fleurieu Health Service Redevelopment
The emergency department upgrade includes 20 new treatment spaces, comprising 12 treatment bays, three Emergency Short Stay Unit beds, two emergency resuscitation beds, two consulting rooms, and a low stimulus room. The helipad is being upgraded to increase landing area space and improve pathways to the hospital, along with lighting, beacons, and navigation equipment. The existing renal dialysis unit is being expanded from four chairs to six, enabling an additional eight people to receive treatment.
McKinlay Street Car Parking Precinct
Multi-level car parking precinct planned for Victor Harbor town centre on Council-acquired land at 8-26 McKinlay Street, which currently provides 66 surface car parking spaces. The proposed facility would be at least 3.5 storeys and is tied to the adjoining Anchorage Hotel redevelopment, which requires 89 dedicated spaces under its development approval. Council has engaged JLL and the Alinea Group to run a national expression of interest for private sector partners to deliver a mixed-use facility incorporating car parking.The EOI process has closed and proposals are being considered by Council. A legal agreement outlining the collaboration terms between Council and the Anchorage Hotel developer is currently being finalised. The project was identified as a major community priority in the 2025 Community Satisfaction Survey.
1,577 residents of Encounter Bay are employed, from a labour force of 1,641. Unemployment sits at 3.9%, with participation at 32.5%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 4,791, about 87% 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
Encounter Bay's workforce is characterized by strong representation across essential services, a low unemployment rate of 3.9%, and a 1.9% rise in employment over the preceding year based on AreaSearch statistical area aggregations. By March 2026, employed residents reached 1,577, with the local jobless rate tracking 1.6% lower than the 5.5% recorded across Regional SA; however, labour force participation remains subdued at 32.5% versus 58.3% regionally. Census records show just 11.8% of workers operating from home, though pandemic lockdown circumstances may have influenced this figure. The primary sectors employing local residents are health care & social assistance, retail trade, and accommodation & food.
Health care & social assistance demonstrates notable prominence, maintaining an employment concentration 1.6 times that of the regional benchmark. In comparison, agriculture, forestry & fishing accounts for only 3.1% of local employment against a regional share of 14.5%. Comparing Census working population counts with resident numbers indicates that local employment opportunities within the immediate residential area remain limited. Analysis of combined SALM and ABS figures by AreaSearch reveals that over the 12 months leading to March 2026, local employment grew by 1.9% while the labour pool expanded by 2.5%, lifting unemployment by 0.6 percentage points. Across Regional SA, employment rose by 1.2% alongside a 2.6% labour force gain, driving a 1.4 percentage point uptick in unemployment. National outlooks from Jobs and Skills Australia as of Mar-26 provide additional context on future demand across Encounter Bay over five and ten-year horizons. Nationally, employment is projected to expand by 6.6% over five years and 13.7% over ten years, though sector-specific trends vary widely. Weighting these industry forecasts against Encounter Bay's specific workforce composition indicates potential local employment expansion of 6.8% over five years and 14.1% over ten years (illustrative weighted calculation only, without local population adjustments).
Frequently Asked Questions - Employment
Median household income in Encounter Bay is $929 a week (about $48,000 a year), with median personal income at $514 a week. ATO records put median taxable income at $36,966 a year against an average of $47,228. 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
ATO postcode statistics for financial year 2023 aggregated by AreaSearch indicate that taxable median personal income in Encounter Bay stood at $36,966, alongside an average of $47,228. These figures trail national benchmarks as well as the respective Regional SA medians and averages of $48,920 and $58,933. Factoring in a 10.17% increase in the Wage Price Index since financial year 2023, updated estimates reach roughly $40,725 for median income and $52,031 for average income by March 2026. The 2021 Census placed household, family, and individual income brackets between the 1st and 4th percentiles across Australia.
The $400 - 799 weekly income tier forms the largest segment, comprising 35.1% of residents (1,933 people), contrasting with Regional SA where the $1,500 - 2,999 bracket is most prevalent at 27.5%. Constrained finances affect many local households, with 42.2% managing on weekly budgets under $800. Even though housing costs remain manageable with 88.6% of income retained, overall disposable income sits at only the 4th percentile nationally.
Frequently Asked Questions - Income
Encounter Bay had 2,484 occupied dwellings at the 2021 Census, 97% detached houses and 0% apartments. 19% are owned with a mortgage, 18% rented and 63% owned outright. At that Census the median rent was $305 a week and the median mortgage repayment $1,170 a month. Rent absorbs 32.8% of household income here and mortgage repayments 29.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, standalone separate houses comprised 97.3% of dwellings in Encounter Bay, with semi-detached houses, apartments, and other configurations making up 2.7%, compared to 88.5% houses and 11.5% other dwellings across Regional SA. Outright home ownership reached 63.0%, substantially exceeding regional levels, while mortgaged homes accounted for 18.8% and rented properties represented 18.2%. Median monthly mortgage repayments stood at $1,170 against $1,153 across Regional SA, while median weekly rent was $305 compared to $220 regionally. On a national scale, Encounter Bay remains significantly more affordable than the Australian average of $1,863 for monthly mortgages and $375 for weekly rents.
Frequently Asked Questions - Housing
Encounter Bay counted 2,484 households at the 2021 Census, averaging 2.0 people each. 13% are couples with children, fewer than in 96% of areas nationally, against 44% couples without children. 33% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family arrangements constitute 64.7% of local households, consisting of couples without children (44.3%), couples with children (12.5%), and single parent households (7.4%). The remaining 35.3% are non-family residences, primarily single-person dwellings at 33.1% alongside group households at 2.0%. The median household size of 2.0 people sits below the Regional SA average of 2.3.
Frequently Asked Questions - Households
19.0% of adults in Encounter Bay hold a university qualification, including 12.7% with a bachelor degree and 3.6% with postgraduate qualifications. A further 26.0% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Higher education qualifications present a distinct local profile, with university degree attainment standing at 19.0%, well below the broader Australian figure of 30.4%. Among tertiary credentials, Bachelor degrees are held by 12.7% of residents, followed by postgraduate degrees at 3.6% and graduate diplomas at 2.7%. Vocational and technical qualifications are widespread, with 37.7% of residents aged 15+ holding certificates (26.0%) or advanced diplomas (11.7%). Currently, 16.6% of the population is enrolled in formal education. Primary school students represent 6.6% of residents, secondary schooling accounts for 4.4%, and tertiary institutions engage 2.4%.
Frequently Asked Questions - Education
Schools Detail
Getting around Encounter Bay means driving: households keep an average of 1.0 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
Within Encounter Bay, public transit infrastructure includes 8 active transport stops across 6 transit routes, generating 63 weekly passenger trips. Transport accessibility is moderate, with residents living an average distance of 541 meters from their closest transit stop. The local area remains predominantly residential, with 95% of commuting reliant on private motor vehicles. Household vehicle ownership stands at 1.0 per dwelling, below regional averages, while 11.8% of residents worked from home during the 2021 Census under potential COVID-19 influences. Transit services provide an average frequency of 9 trips per day across all available routes, translating to roughly 7 weekly departures for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
49.1% of residents in Encounter Bay report no long-term health condition. 10.8% need daily assistance with core activities, and 45.7% hold private health cover. The standardised death rate runs at 4.2 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Chronic health conditions and mortality measures evaluated by AreaSearch highlight ongoing public health challenges in Encounter Bay, with widespread incidence across various age cohorts and a private health insurance coverage rate of approximately 46% (~2,519 people). This trails both the Regional SA level of 48.9% and the national figure of 55.7%. Arthritis and mental health conditions represent the most prevalent diagnosed ailments locally, recorded among 15.2% and 8.7% of residents respectively, while 49.1% reported no long-term health conditions compared to 62.5% across Regional SA. The working-age cohort experiences elevated chronic illness rates, while seniors aged 65 and over comprise 56.2% of the local population (3,096 people), significantly higher than the 27.1% seen in Regional SA.
Senior health outcomes reflect noticeable difficulties, aligning closely with national health rankings for the general demographic.
Frequently Asked Questions - Health
25.1% of Encounter Bay residents were born overseas and 4.0% speak a language other than English at home. The largest reported ancestries are English (41.0%) and Australian (24.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Encounter Bay is relatively low, with 74.9% of residents born in Australia, 91.7% holding citizenship, and 96.0% speaking only English in the home. Christianity represents the leading religious affiliation at 52.5% of the population. Notably, Judaism accounts for 0.1% of residents, whereas none was recorded across Regional SA. Regarding ancestral background, English ancestry is the most common at 41.0% of the population, well above the 32.5% regional proportion, followed by Australian ancestry at 24.4% (below Regional SA's 31.3%) and Scottish ancestry at 9.1%. Other notable lineages include German ancestry at 6.7% (compared to 8.2% regionally), Dutch ancestry at 1.5% (versus 1.3%), and Welsh ancestry at 0.7% (versus 0.5%).
Frequently Asked Questions - Diversity
The median resident of Encounter Bay is 66, older than 99% of areas nationally. 10.7% 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
Demographics in the suburb of Encounter Bay strongly emphasize retirement living, with residents aged 65 and over making up 56.2% of the population as at August 2026, compared to 27.1% in Regional SA, while younger cohorts aged 0 - 24 represent 15.2% against 26.4% regionally. The estimated median age is 66 as at August 2026, matching the 2021 Census figure, which was 19 years higher than Regional SA's median of 47 and well above the Australian median of 38 at that Census. Since the Census, the proportion of seniors has grown from 53.0% to an estimated 56.2%, and this age group is anticipated to drive the largest demographic gain by 2041, rising by 630 (20%) to reach 3,726.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Encounter Bay
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 5 months ago all 3 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 — 86 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (5,305 at the 2021 Census → 5,509 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 Aug 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 (SAL40410). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.