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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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Hayborough has an estimated 2,654 residents, up from 2,238 at the 2021 Census — a change of 416 people, or 18.6%. Growth has averaged 3.7% a year over five years, faster than 90% of areas nationally. 204 new addresses have been validated here since Census night. Interstate and internal migration accounts for 86.0% of that increase. That puts 1,382 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 demographic evaluations from official statistics for the surrounding region, combined with physical location checks by AreaSearch following the Census, the suburb of Hayborough has a calculated occupancy of approximately 2,654 residents as of May 2026. This represents an addition of 416 people (18.6%) relative to the 2021 Census, which documented 2,238 residents. This shift is derived from a local resident base of 2,641, calculated by AreaSearch using the June 2025 population estimates from the ABS and 204 verified new residential addresses added after the Census date. Such occupancy levels yield a density ratio of 1,382 persons per square kilometer, which exceeds the typical baseline across Australian regions monitored by AreaSearch.
The 18.6% expansion rate in the suburb of Hayborough since the 2021 census outpaced the Rest of SA (5.9%) as well as the wider SA4 territory, establishing it as a primary driver of growth in the district. This population rise was mostly fueled by arrivals from other states, which accounted for roughly 86.0% of the overall population increases in recent times. Projections sourced from ABS and Geoscience Australia published in 2024 with a 2022 baseline are applied to the local SA2 territory. For areas missing this coverage, and for points past 2032, calculations integrate state government regional age cohort forecasts from 2023 constructed on 2021 records, scaled using weighted local government area to SA2 growth factors. Looking ahead, the suburb of Hayborough is projected to experience a rate of population gain slightly below the median for regional Australian territories, with the local sector growing by 218 persons to 2041 based on compiled SA2 figures, representing an increase of 7.7% over the 16 years.
Frequently Asked Questions - Population
251 new dwellings have been approved in Hayborough over the past five years, an average of 50 a year. That places the area in the 79th percentile for residential development activity nationally, about 19 approvals per 1,000 residents a year. Of the 42 dwellings approved in the latest reporting year, 95% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 101, 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
Analysis of building approvals shows that the area registers approximately 50 residential building approvals on an annual basis, with 251 residences approved across the 5 financial years from FY-21 to FY-25 and an additional 93 approvals during FY-26 so far. With an average of 1.8 new occupants per home moving in over the 5 financial years from FY-21 to FY-25, residential construction matches local requirements, maintaining stable conditions in the market, while new homes average an estimated construction cost of $391,000, indicating that developers are focusing on the higher-end residential bracket.
Additionally, commercial building approvals have reached $5.2 million during this financial year, reinforcing that the district is mostly residential. Residential building activity per capita is 66.0% higher than the rate observed in the Rest of SA, giving purchasers more options. This volume of building is significantly elevated on a national scale, showing high developer interest in the region. The building mix is composed of 95.0% separate houses and 5.0% multi-unit or semi-detached options, reinforcing the low-density character of the neighborhood with a focus on spacious layouts for families. There are roughly 47 individuals for every single residential approval, pointing to a growing market. Future models indicate that the suburb of Hayborough will see its population rise by 205 people by 2041, starting from the most recent quarterly calculation. Given current construction volumes, residential development is set to satisfy this demand, maintaining a balanced environment for purchasers and potentially setting the stage for growth beyond standard projections.
Frequently Asked Questions - Development
Development applications around Hayborough
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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 one current infrastructure or development project inside Hayborough, worth an estimated $5 million. A further 22 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
Locality trends are heavily shaped by public works and regional planning. A single project has been noted in the area. Relevant local works include the Victor Harbor Baptist Church Expansion, the Granite Island Causeway Project, the SA Water Capital Work Delivery Contracts 2024-28, and the SA Housing Trust Maintenance Contracts Review and Service Program, with specific details on these projects listed below.
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Frequently Asked Questions - Infrastructure
Victor Harbor Baptist Church Expansion
Expansion of Victor Harbor Baptist Church to deliver a new main auditorium, children's ministry spaces, hospitality and kitchen facilities, upgraded amenities and expanded parking. Development approval was granted in 2021. The project remains approved but construction has been deferred while the church waits for construction costs to improve and fundraising capacity to increase. Church updates continue to describe the project as a live long-term priority.
Victor Retail Depot
Bulky goods retail development featuring two buildings accommodating four retail outlets with flexible tenancies ranging from 700sqm to 3,000sqm. Strategically positioned adjacent to national retailers including Aldi, Bunnings and Coles in Victor Harbor's primary retail corridor along Adelaide Road. The development is designed to accommodate a wide spectrum of commercial uses within South Australia's fastest growing coastal retail precinct on the Fleurieu Peninsula.
Oceane Victor Harbor
A master-planned village redefining coastal living with European and Scandinavian architecture. Features include landscaped walkways, local gathering spaces, and elevated streetscapes designed to capture ocean outlooks. The estate offers 700 land lots with amenities intended to enrich community connections.
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.
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.
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.
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.
OceanView Lifestyle Resort
A new over-50s lifestyle resort approved by Council, with Stage 1 homes currently selling. Will feature luxurious facilities including a heated swimming pool, gym, cinema, golf simulator, ten-pin bowling alley, and landscaped grounds. Total of 315 homes planned.
1,052 residents of Hayborough are employed, from a labour force of 1,110. Unemployment sits at 5.2%, with participation at 50.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 2,157, about 81% 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
The local labor pool is distributed across professional and trade roles, with a strong presence in public and community services, a jobless rate of 5.2%, and a 5.3% growth in jobs over the past year. In March 2026, employed residents numbered 1,052, while the unemployment rate was 0.2% lower than the Regional SA average of 5.5%, and labor force participation stood lower at 50.6% compared to 58.4% regionally. At the time of the Census, a modest 8.1% of working residents performed their duties from home, though the influence of pandemic restrictions should be noted.
The primary sectors employing local residents are health services, retail, and hospitality. The region exhibits a distinct concentration in health care and social assistance, with its employment proportion measuring 1.6 times the regional average. Conversely, farming, forestry, and fishing accounts for only 1.8% of the workforce, compared to 14.5% across Regional SA. Because of its residential nature, local employment opportunities appear limited, as seen in the comparison between local jobs and resident workers. Based on local workforce data, for the year ending March 2026, the count of employed individuals rose by 5.3% and the total workforce expanded by 6.1%, resulting in a rise in the jobless rate of 0.7 percentage points. This contrasts with Regional SA, where employment rose by 1.2%, the labor force grew by 2.6%, and the jobless rate increased by 1.4 percentage points. Job growth projections released in May-25 by Jobs and Skills Australia point to future trends. These forecasts, spanning five and ten-year intervals, have been applied to the local workforce structure. While nationwide employment is predicted to grow by 6.6% over five years and 13.7% over ten years, the rates vary by sector. Projecting these trends onto the local industry composition indicates a rise in local positions of 6.5% over five years and 13.7% over ten years.
Frequently Asked Questions - Employment
Median household income in Hayborough is $1,064 a week (about $55,000 a year), with median personal income at $570 a week. ATO records put median taxable income at $40,993 a year against an average of $52,374. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to tax records from financial year 2023, the suburb of Hayborough had a median taxpayer income of $40,993, while the average was $52,374. These figures are below the national benchmarks, and compare to median and average figures of $48,920 and $58,933 across Regional SA. Factoring in Wage Price Index growth of 10.17% since financial year 2023, current projections estimate these levels at approximately $45,162 for the median and $57,700 for the average as of March 2026. In the 2021 Census, household, family, and individual incomes all ranked between the 5th and 8th percentiles in Australia.
The income distribution shows that 31.2% of the population, or 828 people, earn in the $400 - 799 weekly range, whereas the regional peak is the $1,500 - 2,999 category at 27.5%. Income remaining after housing costs is low at 83.7%, putting the area in the 7th percentile for affordability.
Frequently Asked Questions - Income
Hayborough had 932 occupied dwellings at the 2021 Census, 93% detached houses and 0% apartments. 36% are owned with a mortgage, 23% rented and 41% owned outright. At that Census the median rent was $285 a week and the median mortgage repayment $1,300 a month. Rent absorbs 26.8% of household income here and mortgage repayments 28.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential buildings in the suburb of Hayborough at the time of the latest Census consisted of 93.4% single-family houses and 6.6% alternative housing structures, compared to Regional SA which had 88.5% houses and 11.5% alternative structures. Homeownership stood at 41.3%, matching the Regional SA average, with the remaining houses held under a mortgage (36.0%) or occupied by tenants (22.8%). The median mortgage payment was higher than the Regional SA average of $1,153 at $1,300 monthly, and the median weekly rent was $285 compared to $220. Across Australia, local mortgage payments are lower than the national median of $1,863, and rents are below the national median of $375.
Frequently Asked Questions - Housing
Hayborough counted 932 households at the 2021 Census, an estimated 1,105 today, averaging 2.3 people each. 20% are couples with children, fewer than in 88% of areas nationally, against 37% couples without children. 27% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 70.1% of all households, with 19.6% being couples with children, 36.8% being couples without children, and 13.5% being single parents. The remaining 29.9% are non-family households, including lone persons at 27.1% and group housing at 2.0%. The median household occupancy of 2.3 people is equal to the Regional SA average.
Frequently Asked Questions - Households
14.1% of adults in Hayborough hold a university qualification, including 10.6% with a bachelor degree and 1.9% with postgraduate qualifications. A further 31.5% hold a vocational qualification. 1 school serves the area, with 734 enrolment places and an average ICSEA of 1,055 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
The region displays low higher education rates, with university graduates at 14.1% of the population compared to 30.4% nationwide. Bachelor degrees are held by 10.6%, followed by postgraduate study at 1.9% and graduate diplomas at 1.6%. Vocational and practical training is common, with 42.6% of residents aged 15+ holding a trade certificate, including 11.1% with advanced diplomas and 31.5% with standard certificates. A total of 23.1% of residents are enrolled in study. This includes 10.4% in primary schools, 5.6% in high schools, and 1.5% attending tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Hayborough means driving: households keep an average of 1.2 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
58.3% of residents in Hayborough report no long-term health condition. 7.3% need daily assistance with core activities, and 47.8% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health metrics indicate notable concerns in the area, with chronic conditions present across multiple age brackets, and the share of residents with private health insurance is low at approximately 48% of the population, which represents about 1,267 people, compared to the national average of 55.7%. The most frequent conditions reported by residents are arthritis and mental health conditions, affecting 12.1% and 10.6% of the population respectively, while 58.3% reported having no chronic conditions, compared to 62.5% in Regional SA. Notable health issues are observed among working-age residents. Seniors aged 65 and over make up 33.0% of the population (875 people), which is higher than the regional share of 27.1%.
Senior health outcomes align with general population benchmarks.
Frequently Asked Questions - Health
Hayborough is largely Australian-born, at 83.4% of residents, with 3.8% speaking a language other than English at home. The largest reported ancestries are English (38.8%) and Australian (28.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The neighborhood has low cultural diversity compared to national averages, with 83.4% of residents born in Australia, 92.8% holding citizenship, and 96.2% using only English at home. Christianity is the main religion, followed by 40.5% of the population. A notable statistical variance is found in Judaism, which is practiced by no residents, matching the regional rate. Looking at parent birthplaces, the largest ancestry groups are English at 38.8% of the population (above the regional average of 32.5%), Australian at 28.3%, and Scottish at 7.4%. Other ancestral groups show variations, with German backgrounds at 6.9% of the population compared to 8.2% regionally, Welsh at 0.7% compared to 0.5%, and Indigenous Australian ancestry at 2.5% compared to 3.3% in the wider region.
Frequently Asked Questions - Diversity
The median resident of Hayborough is 48, older than 88% of areas nationally. 18.1% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 48 years matches the Regional SA average of 47 and is higher than the national median of 38. The 75 - 84 age cohort is larger than the regional average, making up 14.2% of the local population, while the 55 - 64 cohort is smaller at 11.7%. The 75 - 84 proportion is higher than the national rate of 6.1%. Since 2021, the 75 to 84 cohort increased from 10.4% to 14.2%, while the 65 to 74 cohort decreased from 17.1% to 15.5% and the 55 to 64 cohort fell from 13.2% to 11.7%.
Projections for 2041 show aging trends, with the 85+ cohort expected to grow by 94%, adding 82 people to reach 170. Seniors aged 65+ will account for 69% of the population growth, while the 15 to 24 and 55 to 64 age groups are expected to shrink.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Hayborough
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 last month all 1 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 Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 204 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (2,238 at the 2021 Census → 2,654 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 (SAL40578). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.