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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 7,679 residents, up from 6,997 at the 2021 Census — a change of 682 people, or 9.7%. Growth has averaged 1.8% 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 3,134 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 Findon is estimated to have a population of around 7,679, according to AreaSearch evaluations combining broader ABS population updates with 349 validated new addresses registered since the Census date. This represents an expansion of 682 people (9.7%) from the 6,997 people recorded during the 2021 Census. The updated total is derived from an AreaSearch resident estimate of 7,608 that incorporated the ABS June 2025 ERP data release. With a density of 3,134 persons per square kilometer, the suburb ranks in the upper quartile across national areas assessed by AreaSearch.
Outpacing both the SA4 region and the state benchmark of 7.7%, the suburb of Findon established itself as a regional growth leader with its 9.7% post-2021 census expansion. Overseas migration served as the primary demographic driver by generating approximately 50.0% of recent population gains, complemented by positive contributions from natural increase and interstate migration. For forward-looking demographic modeling, AreaSearch utilizes ABS/Geoscience Australia projections published in 2024 using 2022 as the base year, supplemented post-2032 and across any uncovered SA2 zones by 2023 SA State Government Regional/LGA age-cohort projections based on 2021 data, converted through weighted aggregation from LGA to SA2 levels. Across the nation, future demographic trends position the suburb of Findon above the median for population growth. Looking ahead to 2041, aggregated SA2-level projections anticipate the suburb of Findon will add 1,689 persons, culminating in an overall expansion of 21.1% across the 16 years.
Frequently Asked Questions - Population
304 new dwellings have been approved in Findon over the past five years, an average of 60 a year. That places the area in the 84th percentile for residential development activity nationally, about 8 approvals per 1,000 residents a year. Of the 54 dwellings approved in the latest reporting year, 63% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 116, 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
Residential construction records compiled by AreaSearch from ABS building approval data show that Findon has maintained a steady pace of urban growth, averaging around 60 new homes approved per year for a total of approximately 304 homes across the past 5 financial years. Activity has gathered momentum in FY-25, which has already logged 116 approvals. Between FY-21 and FY-25, new dwellings accommodated an average of 2.5 new residents annually, signaling sound underlying demand. Expected construction costs for new dwellings have averaged $447,000, tracking marginally higher than regional figures and pointing toward higher-spec builds.
On the non-residential front, commercial approvals for this financial year stand at $3.5 million, reflecting a modest level of commercial building activity. On a per-capita basis, Findon registers 18.0% less new development than Greater Adelaide, yet its overall volume places it in the 89th percentile nationally, propelled by quickening construction rates in recent times. The composition of new residential projects spans 63.0% standalone homes alongside 37.0% attached dwellings, where an expanding pipeline of townhouses and apartments delivers diverse housing choices spanning family residences and entry-level compact units. A ratio of around 79 people per dwelling approval underlines the area's ongoing expansion and growth profile. Long-term projections from AreaSearch's latest quarterly estimate anticipate that Findon will add 1,618 residents by 2041. Current planning and residential delivery rates appear well aligned with this future demographic demand, promoting a balanced property environment free from excessive price strain.
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 $1.04 billion. 6 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
Local growth and community outcomes are strongly steered by strategic capital works, transport, and planning schemes. AreaSearch has pinpointed 9 projects poised to influence the locality. Notable developments include the Findon High School Upgrade, Findon Energy Storage Facility, Woodville South Water Main, TPW20-0238 Glengarry Street, and the Findon Sports Complex Redevelopment, with key initiatives profiled below.
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Frequently Asked Questions - Infrastructure
Estia Health Findon
Estia Health Findon is a $42 million residential aged care development currently under construction in Adelaide's western suburbs. Scheduled for completion in Spring 2026, the purpose-built, two-storey facility will provide 124 beds alongside a dedicated memory support unit. Designed by PACT Architects, the home incorporates a wellness hub, landscaped courtyards, a caf‚, and multi-purpose spaces to foster community connection for residents and their families.
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.
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.
4,399 residents of Findon are employed, from a labour force of 4,544. Unemployment sits at 3.2%, with participation at 70.2%. 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 6,291, 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 qualified local labour force characterized by solid representation in essential services, robust 6.8% annual job growth, and a low unemployment rate of 3.2%, based on AreaSearch statistical aggregations. As of March 2026, there are 4,399 employed residents. The local jobless rate sits 0.6% beneath the 3.8% recorded for Greater Adelaide, while labour force participation stands at 70.2%, outpacing the broader metropolitan mark of 66.4%. At the Census, only 9.8% of workers reported working from home, a metric shaped in part by prevailing Covid-19 restrictions. Local residents are primarily employed across health care & social assistance, retail trade, and construction.
The workforce shows an outsized presence in transport, postal & warehousing, where local employment rates reach 1.6 times the regional average. Conversely, public administration & safety accounts for 5.8% of workers, trailing the 7.4% benchmark across Greater Adelaide. Comparisons between resident workers and local workplace counts indicate that Findon functions largely as a residential hub with relatively few jobs situated within its own boundaries. According to AreaSearch's synthesis of ABS and SALM data, the year to March 2026 saw local employment rise by 6.8% alongside a 5.7% expansion in the labour force, reducing local unemployment by 1.0 percentage points. Over the identical timeframe, Greater Adelaide saw employment increase by 4.2% and the labour pool expand by 4.0%, leading to a 0.2 percentage points decline in unemployment. Looking ahead, Jobs and Skills Australia forecasts from Mar-26 project nationwide job gains of 6.6% across five years and 13.7% across ten years. Mapping these sectoral expectations onto Findon's occupational structure indicates potential local workforce growth of 6.6% over five years and 13.7% over ten years (representing an illustrative weighted baseline without localized demographic adjustments).
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
Postcode-level ATO statistics compiled by AreaSearch for financial year 2023 show Findon with a median taxable income of $50,470 and an average of $59,612, placing it below Greater Adelaide's median of $54,808 and average of $66,852. Factoring in Wage Price Index growth of 10.17% since financial year 2023 elevates estimated figures to $55,603 (median) and $65,675 (average) as of March 2026. In the 2021 Census, individual, family, and household earnings clustered between the 30th and 32nd percentiles. The primary earnings cohort is the $1,500 - 2,999 band, capturing 33.1% of residents (2,541 people), which aligns closely with the 31.8% regional proportion.
With disposable funds after accommodation costs standing at 82.2% of income (ranking in the 28th percentile), local households experience pronounced housing affordability constraints.
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
At the most recent Census, Findon's housing stock comprised 65.8% detached houses and 34.2% alternative formats (including semi-detached units, apartments, and other dwellings), presenting a more diverse mix than the Adelaide metro breakdown of 75.2% houses and 24.9% other dwellings. Outright property ownership sat at 28.4%, with mortgaged homes making up 34.4% and rental accommodation accounting for 37.3%. The median monthly mortgage payment was $1,733, exceeding the Adelaide metro benchmark of $1,562 while remaining below the Australian average of $1,863. For tenants, the median weekly rent stood at $310, sitting under both the Adelaide metro level of $320 and the national figure of $375.
Frequently Asked Questions - Housing
Findon counted 2,881 households at the 2021 Census, an estimated 3,162 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
Families constitute 63.3% of local households, encompassing couples with children at 26.4%, couples without children at 23.1%, and single parent families at 12.2%. The remaining 36.7% consists of non-family living arrangements, primarily lone person households at 31.8% alongside group households at 4.9%. The area records a median household size of 2.3 people, which is slightly lower than the 2.5 average observed across Greater Adelaide.
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
Higher education attainment in Findon encompasses 27.6% of residents holding university qualifications, closely tracking the national benchmark of 30.4%. Within tertiary education, bachelor degrees represent 19.7%, followed by postgraduate qualifications at 6.3% and graduate diplomas at 1.6%. Technical and vocational training is also widespread, with 30.7% of the population aged 15+ possessing vocational credentials, divided into certificates (20.7%) and advanced diplomas (10.0%). Student engagement is substantial across the community, with 26.2% of the local population actively participating in formal study. This cohort comprises 7.8% attending primary school, 6.8% pursuing tertiary education, and 5.4% enrolled in secondary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Findon reaches 27 stops on 21 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 transit infrastructure in Findon consists of 27 active bus stops connecting to 21 distinct routes that deliver 1,197 weekly passenger trips. Access to the network is convenient, with residents generally situated 223 meters from their nearest transit stop. Given the area's predominantly residential character, travel is predominantly outbound, with private vehicles serving as the main commuting choice at 87%, alongside 7% using bus transit. Private vehicle availability averages 1.2 per dwelling, falling below the broader regional standard. At the 2021 Census, 9.8% of employed residents worked from home, a figure potentially influenced by COVID-19 circumstances.
Across the complete bus network, transit schedules deliver an average of 171 trips daily, which translates to approximately 44 weekly trips for each 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
Based on AreaSearch reviews of chronic illnesses and mortality trends, Findon exhibits noticeable health needs across both younger and older demographics. Private health insurance uptake is comparatively modest, with approximately 51% of residents (~3,884 people) covered, trailing both the 52.7% proportion in Greater Adelaide and the national average of 55.7%. The most widely reported chronic health conditions in the community are mental health conditions and arthritis, recorded among 8.1 and 7.6% of residents respectively. Overall, 70.6% of the population reported no long-term health ailments, exceeding the 67.9% share in Greater Adelaide.
Health indicators are comparatively favourable among residents aged under 65. Those aged 65 and over make up 17.9% of the population (1,374 people), slightly beneath Greater Adelaide's 19.1%, with senior health outcomes reflecting moderate challenges that align generally with national figures.
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 displays high cultural diversity, with 35.3% of the community born abroad and 38.5% using a language other than English in the home. Christianity represents the leading religious affiliation at 54.0% of residents. Meanwhile, faiths categorized under Other show a distinct local concentration at 5.0% of the population, compared to 1.8% across Greater Adelaide. Looking at parental ancestry, the three most common backgrounds among Findon residents are English at 17.8% (against the 27.8% regional average), Australian at 16.3% (versus 22.8% regionally), and Italian at 15.5% (well above the 5.2% regional rate).
Several other European heritage groups also exhibit elevated local presence, including Greek at 5.4% (vs 2.0%), Serbian at 1.5% (vs 0.4%), 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. 30.7% 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
Demographically, Findon skews toward younger age groups, with young to middle-aged adults (25 - 44) comprising an estimated 34.5% of the community as at August 2026, compared to 28.9% across Greater Adelaide. Children and youth (0 - 24) represent 26.4% of residents, below the 29.0% regional proportion. As at August 2026, the estimated median age stands at 36—a reduction from 37 recorded at the 2021 Census and 3 years below the Greater Adelaide benchmark of 39 at that Census. The share of adults aged 25 - 44 has expanded from 32.0% at the Census to an estimated 34.5%.
Looking ahead to 2041, the largest population increase is projected among seniors and retirees (65+), who are forecast to grow by 601 (44%) to reach 1,976.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Findon
8 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 8 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. | ||
| 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 3 sections | ||
| 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. | ||
| 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 Aug 2026, not a 2021 count (6,997 at the 2021 Census → 7,679 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 (SAL40436). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.