Findon

Findon lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Findon's population is estimated at around 8,277 as of Feb 2026. This reflects an increase of 1,280 people since the 2021 Census, which reported a population of 6,997 people. The change was inferred from AreaSearch's estimation of the resident population at 7,814 following examination of ABS data released in June 2024, along with an additional 349 validated new addresses since the Census date. This level of population results in a density ratio of 3,378 persons per square kilometer, placing Findon in the upper quartile relative to national locations assessed by AreaSearch. The suburb's 18.3% growth since the 2021 census exceeded both the state average (9.0%) and Greater Adelaide's growth rate. Overseas migration contributed approximately 50.0% of overall population gains during recent periods, with all drivers including interstate migration and natural growth being positive factors.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 using a base year of 2022. For areas not covered by this data and years post-2032, the SA State Government's Regional/LGA projections by age category are adopted with adjustments made employing weighted aggregation methods from LGA to SA2 levels. Based on aggregated SA2-level projections, Findon is expected to grow by 1,779 persons to reach a total population of 10,056 by 2041, reflecting an increase of 14.1% over the 17-year period.

AreaSearch assessment of residential development activity positions Findon among the top 25% of areas assessed nationwide

Findon has averaged approximately 80 new dwelling approvals per year over the past five financial years, from FY-21 to FY-25. This totals an estimated 400 homes. As of FY-26, 77 approvals have been recorded. On average, each dwelling accommodates around 2.2 new residents annually.

The average construction cost value for new homes is approximately $398,000, indicating a focus on the premium segment with upmarket properties. In FY-26, commercial development approvals amounted to $3.5 million, reflecting Findon's primarily residential nature. Compared to Greater Adelaide, Findon has seen slightly more development activity, at 31.0% above the regional average per person over the five-year period. This maintains good buyer choice while supporting existing property values.

Notably, developer confidence in Findon is strong, as its activity is substantially higher than the national average. New building activity in Findon comprises 66.0% detached dwellings and 34.0% townhouses or apartments, offering a mix of medium-density options across various price brackets. The area reflects developing status with around 110 people per approval. AreaSearch's latest quarterly estimate projects Findon to grow by 1,163 residents through to 2041. Given current development patterns, new housing supply should readily meet demand, presenting good conditions for buyers and potentially facilitating population growth beyond current projections.

Findon has emerging levels of nearby infrastructure activity, ranking in the 33rdth percentile nationally

The performance of an area can greatly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 8 projects that are likely to impact the area. Notable among these are the Findon Sports Complex Redevelopment, TPW20-0238 Glengarry Street, Woodville South Water Main, Findon High School Upgrade, and Findon Green Corridor. The following list details those projects considered most relevant.

Professional plan users can use the search below to filter and access additional projects.

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Employment performance in Findon exceeds national averages across key labour market indicators

Findon has a well-educated workforce with significant representation in essential services sectors. The unemployment rate is 3.5%, lower than Greater Adelaide's rate of 3.9%. Employment growth over the past year (September 2024 to September 2025) was estimated at 4.3%.

As of September 2025, 4,333 residents are employed with an unemployment rate of 0.4% below Greater Adelaide's rate and workforce participation similar to Greater Adelaide's 66.4%. According to Census responses, 9.8% of residents work from home, though Covid-19 lockdown impacts should be considered. Leading employment industries include health care & social assistance, retail trade, and construction. The area has a notable concentration in transport, postal & warehousing with employment levels at 1.6 times the regional average.

Public administration & safety has limited presence with 5.8% employment compared to 7.4% regionally. Employment opportunities locally appear limited as indicated by the count of Census working population vs resident population. Over the 12 months to September 2025, employment increased by 4.3%, labour force increased by 4.3%, with unemployment remaining essentially unchanged. In contrast, Greater Adelaide experienced employment growth of 3.0% and labour force growth of 2.9%, with a 0.1 percentage point drop in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Findon. National employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with growth rates varying significantly between industry sectors. Applying these projections to Findon's employment mix suggests local employment should increase by 6.6% over five years and 13.7% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.

Income levels sit below national averages according to AreaSearch assessment

Findon's median income among taxpayers in financial year 2023 was $50,470. The average income stood at $59,612 during the same period. These figures are below Greater Adelaide's median and average incomes of $54,808 and $66,852 respectively. By September 2025, estimated median and average incomes in Findon would be approximately $54,911 and $64,858 based on an 8.8% increase since financial year 2023. According to the 2021 Census, household, family, and personal incomes in Findon rank modestly, between the 30th and 32nd percentiles. The predominant income cohort in Findon spans 33.1% of locals (2,739 people) with incomes ranging from $1,500 to $2,999. This pattern is similar to the surrounding region where 31.8% occupy this income range. Housing affordability pressures are severe in Findon, with only 82.2% of income remaining after housing costs, ranking at the 28th percentile.

Findon displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Findon's dwelling structure, as per the latest Census, consisted of 65.8% houses and 34.2% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Findon was at 28.4%, with mortgaged dwellings at 34.4% and rented ones at 37.3%. The median monthly mortgage repayment in the area was $1,733, higher than Adelaide metro's average of $1,562. Weekly rent in Findon was recorded at $310, slightly lower than Adelaide metro's figure of $320. Nationally, Findon's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Findon features high concentrations of group households and lone person households, with a lower-than-average median household size

Family households account for 63.3% of all households, including 26.4% couples with children, 23.1% couples without children, and 12.2% single parent families. Non-family households constitute the remaining 36.7%, with lone person households at 31.8% and group households comprising 4.9%. The median household size is 2.3 people, which is smaller than the Greater Adelaide average of 2.5.

Educational outcomes in Findon fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

University qualification levels in Findon are at 27.6%, slightly below the Australian average of 30.4%. Bachelor degrees are the most common at 19.7%, followed by postgraduate qualifications (6.3%) and graduate diplomas (1.6%). Vocational credentials are held by 30.7% of residents aged 15 and above, with advanced diplomas at 10.0% and certificates at 20.7%.

Educational participation is high, with 26.2% currently enrolled in formal education. This includes 7.8% in primary education, 6.8% in tertiary education, and 5.4% pursuing secondary education.

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

Findon has 27 active public transport stops, all of which serve buses. There are 22 different bus routes operating in total, providing 1,199 weekly passenger trips combined. The average distance from a resident's home to the nearest transport stop is 223 meters, indicating good accessibility. Most residents commute outwards from Findon, with cars being the primary mode of transportation at 87%. Bus usage accounts for 7% of commutes. On average, there are 1.2 vehicles per dwelling in Findon, which is below the regional average.

According to the 2021 Census, 9.8% of residents work from home, a figure that might be influenced by COVID-19 conditions. Across all routes, there are an average of 171 trips per day, equating to approximately 44 weekly trips per individual stop.

Health performance in Findon is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Findon faces significant health challenges based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are high, with common health conditions prevalent across both younger and older age cohorts. Private health cover is relatively low at approximately 51% of the total population (~4,186 people), compared to 52.7% across Greater Adelaide and the national average of 55.7%.

The most common medical conditions are mental health issues (8.1%) and arthritis (7.6%). 70.6% of residents declare themselves completely clear of medical ailments, compared to 67.9% across Greater Adelaide. The under-65 population has better than average health outcomes. The area has 17.7% of residents aged 65 and over (1,465 people), lower than the 19.3% in Greater Adelaide. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

Findon was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Findon's population shows high cultural diversity, with 35.3% born overseas and 38.5% speaking a language other than English at home. Christianity is the predominant religion in Findon, accounting for 54.0%. Notably, the 'Other' religious category comprises 5.0%, higher than Greater Adelaide's 1.8%.

In terms of ancestry, the top groups are English (17.8%), Australian (16.3%), and Italian (15.5%). The English and Australian figures are lower than regional averages of 27.8% and 22.8%, respectively, while Italians are substantially higher at 15.5% compared to the region's 5.2%. Some ethnic groups show notable differences: Serbians make up 1.5% in Findon (0.4% regionally), Greeks 5.4% (2.0%), and Croatians 1.0% (0.5%).

Findon's population is slightly younger than the national pattern

The median age in Findon is 37 years, which is lower than Greater Adelaide's average of 39 years and close to the national average of 38 years. The 25-34 age cohort is over-represented in Findon at 18.9%, compared to Greater Adelaide's average, while the 5-14 year-olds are under-represented at 8.6%. According to data from the 2021 Census, the 35-44 age group has increased from 13.7% to 14.8% of Findon's population. Conversely, the 45-54 age group has decreased from 12.1% to 11.1%. Population forecasts for 2041 indicate significant demographic changes in Findon. The 85+ age group is projected to grow by 78%, adding 250 people and reaching a total of 573, up from 322. The 5-14 age group is expected to grow by 1%, with an increase of 9 residents.