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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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Findon has an estimated 7,684 residents, up from 6,997 at the 2021 Census — a change of 687 people, or 9.8%. Growth has averaged 1.9% a year over five years. 349 new addresses have been validated here since Census night. Overseas migration accounts for 50.0% of that increase. That puts 3,136 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
Based on evaluation of ABS demographic updates for the broader region and new addresses validated by AreaSearch since the Census, Findon's population is estimated at around 7,684 as of May 2026. This marks an expansion of 687 people (9.8%) from the 2021 Census, which recorded a population of 6,997 people. The variance is derived from the resident population of 7,637, calculated by AreaSearch after reviewing the latest ERP data release by the ABS (June 2025) and an additional 349 validated new addresses since the Census date. This population size represents a density ratio of 3,136 persons per square kilometer, placing the locality in the upper quartile compared to national locations assessed by AreaSearch.
Findon's 9.8% growth since the 2021 census exceeded the state (7.5%), along with the SA3 area, making it a growth leader in the region. Demographic expansion for the area was primarily driven by overseas migration that contributed approximately 50.0% of overall population gains during recent periods, although all drivers including interstate migration and natural growth were positive factors. AreaSearch utilizes ABS/Geoscience Australia projections for each SA2 area, as published in 2024 with 2022 as the baseline year. For any SA2 regions not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category, published in 2023 and based on 2021 data, are adopted with adjustments made using a method of weighted aggregation of population growth from LGA to SA2 levels. Examining future demographic trends, an above median population growth of statistical areas across the nation is projected, with the area expected to expand by 1,663 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 21.0% in total over the 16 years.
Frequently Asked Questions - Population
359 new dwellings have been approved in Findon over the past five years, an average of 71 a year. That places the area in the 74th percentile for residential development activity nationally, about 9 approvals per 1,000 residents a year. Of the 51 dwellings approved in the latest reporting year, 67% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 112, 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
Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Findon has experienced around 71 dwellings receiving development approval each year, with an estimated 359 homes approved over the past 5 financial years (between FY-21 and FY-25) and 103 so far in FY-26. With an average of 1.9 people per year moving to the area for each dwelling built over the past 5 financial years (between FY-21 and FY-25), the market shows good balance between supply and demand, supporting stable conditions, while new properties are constructed at an average value of $398,000, demonstrating a developer focus on the premium segment with upmarket properties.
Also, $3.5 million in commercial approvals have been registered this financial year, indicating limited commercial development focus. Compared to Greater Adelaide, Findon records somewhat elevated construction (18.0% above regional average per person over the 5 year period), maintaining good buyer choice while supporting existing property values, though development activity has moderated in recent periods. New development consists of 67.0% detached houses and 33.0% townhouses or apartments, featuring an increasing blend of attached housing types offering choices across price ranges, from spacious family homes to more accessible compact options. With around 167 people per dwelling approval, Findon shows characteristics of a growth area. Looking ahead, Findon is expected to grow by 1,616 residents through to 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Findon
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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 3 current infrastructure and development projects inside Findon, worth an estimated $14 million. A further 30 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.06 billion. 5 are already under construction and 7 are due for completion within three years. The pipeline spans sports & recreation, residential development and communities, precincts & urban renewal. 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
Nothing can influence an area's performance as much as changes to local infrastructure, major projects and planning initiatives. In total 9 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Findon Energy Storage Facility, Findon Sports Complex Redevelopment, TPW20-0238 Glengarry Street, Woodville South Water Main, and Findon High School Upgrade, with the below list detailing those likely to be of most relevance.
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Frequently Asked Questions - Infrastructure
Findon Energy Storage Facility
The Findon Energy Storage Facility is a utility-scale battery energy storage system (BESS) proposed for the western suburbs of Adelaide. The project aims to enhance grid stability by storing renewable energy and providing fast-frequency response services. It is designed to mitigate local network constraints and support the transition to a high-renewable energy grid in South Australia.
Grange Road, Holbrooks Road and East Avenue Intersection Upgrade
Major realignment and upgrade of the Grange Road, Holbrooks Road, and East Avenue intersection to remove a notorious dogleg. The project involves widening Grange Road, creating a four-way intersection to improve traffic flow, and installing new traffic signals, dedicated bicycle lanes, and four upgraded pedestrian crossings. This upgrade is a critical part of the T2D Broader Network Upgrades to support traffic flow during North-South Corridor construction.
Findon Sports Complex Redevelopment
Redevelopment of existing sports facilities including new changerooms, upgraded playing surfaces, and improved accessibility features.
Findon High School Upgrade
South Australia's Department for Education delivered a $10 million upgrade at Findon High School. Works included refurbishing specialist learning areas (food technology, textile design, digital design and art), outdoor connection for the disability unit, creation of advanced manufacturing and STEAM spaces, relocation and upgrade of the resource centre, music and drama areas, student amenities, ICT/security/fire upgrades, landscaping and demolition of aged accommodation. Construction is complete.
Grange Lakes Corridor Shared Use Path (Stages 7, 8 & 9)
A shared-use walking and cycling path through local reserves and along waterways in the City of Charles Sturt, connecting West Lakes to the River Torrens Linear Park near Findon and Grange. The 2.5m wide all-weather path includes new lighting, safety barrier fencing, street crossings, a boardwalk with raingardens, and biodiversity and tree canopy protection measures. Stages 1-6 and 9 are complete. Stage 7 (Marlborough Street to North Street) is under construction, with Stage 8 (North Street to Atkin Street) construction planned for 2026/27.
Grange Healthcare Precinct
Proposed SA Health healthcare precinct in the Grange Findon corridor in western Adelaide, expanding aged care, community mental health and primary health services for older residents and the local community. The project remains in the proposal and planning phase with an indicative completion target around 2027.
Fulham Gardens Shopping Centre Redevelopment
Proposed upgrade and expansion of the existing Fulham Gardens Shopping Centre including additional retail tenancies and improved parking.
TPW20-0238 Glengarry Street, Woodville South Water Main
Water main project in Glengarry Street, Woodville South.
4,414 residents of Findon are employed, from a labour force of 4,558. Unemployment sits at 3.2%, with participation at 70.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 6,290, about 82% 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
Findon features a well-educated workforce, with essential services sectors well represented, an unemployment rate of only 3.2%, and 6.8% in estimated employment growth over the past year, based on AreaSearch aggregation of statistical area data. As of March 2026, 4,414 residents are in work while the unemployment rate is 0.7% below Greater Adelaide's rate of 3.8%, and workforce participation is fairly standard (70.1% compared to Greater Adelaide's 66.6%). Based on Census responses, a low 9.8% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.
The dominant employment sectors among residents include health care & social assistance, retail trade, and construction. The area has particular employment specialization in transport, postal & warehousing, with an employment share of 1.6 times the regional level. Conversely, public administration & safety shows lower representation at 5.8% versus the regional average of 7.4%. The predominantly residential area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population. Based on AreaSearch analysis of SALM and ABS data, aggregated from broader statistical areas, the 12-month period saw employment increasing by 6.8% alongside labour force increasing by 5.8%, causing the unemployment rate to fall by 0.9 percentage points. In contrast, Greater Adelaide experienced employment growth of 4.2% and labour force growth of 4.0%, with a 0.2 percentage point drop. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Findon. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Findon's employment mix suggests local employment should increase by 6.6% over five years and 13.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
Frequently Asked Questions - Employment
Median household income in Findon is $1,424 a week (about $74,000 a year), with median personal income at $721 a week. ATO records put median taxable income at $50,470 a year against an average of $59,612. 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
The suburb of Findon shows a median taxpayer income of $50,470 and an average of $59,612 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is lower than average on a national basis, contrasting with Greater Adelaide's median income of $54,808 and average income of $66,852. Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates would be approximately $55,603 (median) and $65,675 (average) as of March 2026. According to 2021 Census figures, household, family and personal incomes all rank modestly in Findon, between the 30th and 32nd percentiles.
Looking at income distribution, the largest segment comprises 33.1% earning $1,500 - 2,999 weekly (2,543 residents), aligning with the region where this cohort likewise represents 31.8%. Housing affordability pressures are severe, with only 82.2% of income remaining, ranking at the 28th percentile.
Frequently Asked Questions - Income
Findon had 2,881 occupied dwellings at the 2021 Census, 66% detached houses and 13% apartments. 34% are owned with a mortgage, 37% rented and 28% owned outright. At that Census the median rent was $310 a week and the median mortgage repayment $1,733 a month. Rent absorbs 21.8% of household income here and mortgage repayments 28.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Dwelling structure within Findon, as evaluated at the latest Census, comprised 65.8% houses and 34.2% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Adelaide metro's 75.2% houses and 24.9% other dwellings. Meanwhile, the level of home ownership within Findon was lagging that of Adelaide metro, at 28.4%, with the remainder of dwellings either mortgaged (34.4%) or rented (37.3%). The median monthly mortgage repayment in the area was well above the Adelaide metro average at $1,733, while the median weekly rent figure was recorded at $310, compared to Adelaide metro's $1,562 and $320.
Nationally, Findon's mortgage repayments are lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.
Frequently Asked Questions - Housing
Findon counted 2,881 households at the 2021 Census, an estimated 3,164 today, averaging 2.3 people each. 26% are couples with children, against 23% couples without children. 32% 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
Family households dominate at 63.3% of all households, comprising 26.4% couples with children, 23.1% couples without children, and 12.2% single parent families. Non-family households make up the remaining 36.7%, with lone person households at 31.8% and group households comprising 4.9% of the total. The median household size of 2.3 people is smaller than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
27.6% of adults in Findon hold a university qualification, including 19.7% with a bachelor degree and 6.3% with postgraduate qualifications. A further 20.7% hold a vocational qualification. 3 schools serve the area, with 409 enrolment places and an average ICSEA of 966 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
At 27.6%, university qualification levels in Findon sit marginally below the Australian average of 30.4%, though the modest gap indicates reasonable educational competitiveness. Bachelor degrees lead at 19.7%, followed by postgraduate qualifications (6.3%) and graduate diplomas (1.6%). Trade and technical skills feature prominently, with 30.7% of residents aged 15+ holding vocational credentials – advanced diplomas (10.0%) and certificates (20.7%). Educational participation is notably high, with 26.2% of residents currently enrolled in formal education. This includes 7.8% in primary education, 6.8% in tertiary education, and 5.4% pursuing secondary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Findon reaches 27 stops on 22 routes, timetabled for about 1,200 services a week. The typical home sits about 220 m from its nearest stop. Buses carry the largest share of public transport commuters. 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
Public transport analysis reveals 27 active transport stops operating within Findon comprising a mix of buses. These stops are serviced by 22 individual routes, collectively providing 1,199 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 223 meters from the nearest transport stop. As a primarily residential area, most residents commute outward - car remains the dominant mode at 87%, with 7% by bus. Vehicle ownership averages 1.2 per dwelling, below the regional average. A relatively low 9.8% of residents work from home (2021 Census; may reflect COVID-19 conditions).
Service frequency averages 171 trips per day across all routes, equating to approximately 44 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
70.6% of residents in Findon report no long-term health condition. 7.7% need daily assistance with core activities, and 50.6% hold private health cover. The standardised death rate runs at 6.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Findon faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence with common health conditions somewhat prevalent across both younger and older age cohorts , and the rate of private health cover found to be relatively low at approximately 51% of the total population (~3,886 people). This compares to 52.7% across Greater Adelaide. The national average is 55.7%. The most common medical conditions in the area were found to be mental health issues and arthritis, impacting 8.1 and 7.6% of residents, respectively, while 70.6% declared themselves as completely clear of medical ailments compared to 67.9% across Greater Adelaide.
The under-65 population demonstrates better than average health outcomes. The area has 17.9% of residents aged 65 and over (1,375 people), which is lower than the 19.2% in Greater Adelaide. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.
Frequently Asked Questions - Health
35.3% of Findon residents were born overseas and 38.5% speak a language other than English at home, more culturally diverse than 80% of areas nationally. The largest reported ancestries are English (17.8%) and Australian (16.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Findon scores quite highly on cultural diversity, with 35.3% of its population born overseas and 38.5% speaking a language other than English at home. The main religion in Findon was found to be Christianity, which makes up 54.0% of people in Findon. However, the most apparent overrepresentation was in Other, which comprises 5.0% of the population, compared to 1.8% across Greater Adelaide. In terms of ancestry (country of birth of parents), the top three represented groups in Findon are English, comprising 17.8% of the population, which is notably lower than the regional average of 27.8%, Australian, comprising 16.3% of the population, which is notably lower than the regional average of 22.8%, and Italian, comprising 15.5% of the population, which is substantially higher than the regional average of 5.2%.
Additionally, there are notable divergences in the representation of certain other ethnic groups: Serbian is notably overrepresented at 1.5% of Findon (vs 0.4% regionally), Greek at 5.4% (vs 2.0%) and Croatian at 1.0% (vs 0.5%).
Frequently Asked Questions - Diversity
The median resident of Findon is 36. That is 1 year younger than at the 2021 Census. 30.8% 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 36-year median age in Findon is modestly under Greater Adelaide's average of 39 and also modestly under the Australian median of 38. Relative to Greater Adelaide, Findon has a higher concentration of 25 - 34 residents (18.9%) but fewer 5 - 14 year-olds (8.7%). Since the 2021 Census, the 35 to 44 age group has grown from 13.7% to 15.1% of the population. Conversely, the 45 to 54 cohort has declined from 12.1% to 11.1%. By 2041, Findon is expected to see notable shifts in its age composition. Leading the demographic shift, the 85+ group will grow by 84% (265 people), reaching 581 from 315.
The 5 to 14 group displays more modest growth at 7%, adding only 44 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Findon
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) | May 2026 3 months ago all 13 measures |
| 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, State agencies, Local governments Daily | Aug 2025 about a year 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 Aug 2025. | ||
| 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) | Jul 2026 last 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 — 349 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (6,997 at the 2021 Census → 7,684 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 (SAL40436). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.