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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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Highbury (SA) has an estimated 7,420 residents, up from 6,956 at the 2021 Census — a change of 464 people, or 6.7%. Growth has averaged 1.4% a year over five years. Overseas migration accounts for 48.0% of that increase. That puts 1,710 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 population across the suburb of Highbury (SA) is estimated at around 7,420, according to AreaSearch assessment of wider ABS demographic updates alongside new addresses validated since the Census. When measured against the 2021 Census count of 6,956 people, this represents an addition of 464 people (6.7%). This demographic shift is derived from a resident population benchmark of 7,393 estimated by AreaSearch following analysis of the ABS June 2025 ERP release, combined with an additional 26 validated new addresses post-Census. With a density of 1,709 persons per square kilometer, the locality exceeds the national average across locations evaluated by AreaSearch.
The post-census expansion of 6.7% in the suburb of Highbury (SA) tracks within 1.0 percentage points of the state mark of 7.7%, demonstrating solid growth fundamentals. Overseas migration served as the primary growth catalyst, generating roughly 48.0% of recent population gains, with natural growth and interstate migration also acting as positive factors. Demographic projections adopt 2024 ABS/Geoscience Australia figures with 2022 as the base year for individual SA2 areas. Where SA2 figures are missing and for years post-2032, 2023 SA State Government Regional/LGA age-cohort projections based on 2021 numbers are incorporated using weighted aggregation from LGA to SA2 boundaries. Anticipating upcoming demographic shifts, above median population growth compared to Australian statistical areas is projected for the suburb of Highbury (SA), which is expected to gain 983 persons to 2041 under aggregated SA2-level projections, reflecting an overall rise of 12.9% across the 16 years.
Frequently Asked Questions - Population
142 new dwellings have been approved in Highbury (SA) over the past five years, an average of 28 a year. That places the area in the 67th percentile for residential development activity nationally, about 4 approvals per 1,000 residents a year. Of the 37 dwellings approved in the latest reporting year, 89% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 44, 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 development approvals in Highbury have averaged around 28 dwellings per year, totaling an estimated 142 homes over the past 5 financial years based on AreaSearch analysis of ABS building approvals mapped from statistical area datasets. During FY-25 to date, 44 approvals have been logged. Over the past 5 financial years (between FY-21 and FY-25), the community gained an average of 2.5 new residents per year for every newly built residence, pointing to healthy demand supporting residential values, with new dwellings being constructed at an average value of $424,000. Furthermore, commercial building approvals of $380,000 have been recorded this financial year, underlining the predominantly residential nature of the area.
Detached houses account for 89.0% of new residential development, with townhouses or apartments making up 11.0%, thereby preserving the traditional suburban character and catering to family households seeking spacious living. Highbury displays characteristics of a growth area with roughly 179 people per dwelling approval. According to the latest AreaSearch quarterly estimate, population projections indicate Highbury will add 956 residents through to 2041. While homebuilding is keeping a reasonable pace with projected expansion, prospective buyers may encounter intensifying competition as the local population increases.
Frequently Asked Questions - Development
Development applications around Highbury (SA)
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| Lodged | Address | Description | Type | Distance | Status |
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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 Highbury (SA), worth an estimated $128 million. A further 19 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $863 million. 4 are already under construction and 5 are due for completion within three years. The pipeline spans health & medical, sports & recreation and transport & logistics. 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
Civic performance is substantially influenced by local infrastructure delivery, planning frameworks, and major development works. AreaSearch has identified 10 projects anticipated to shape the locality, including the Tea Tree Gully Township North East Road Streetscape Upgrade, Modbury Hospital Redevelopment, Highbury Aqueduct Reserve Master Plan Implementation, and Modbury Sporting Club Redevelopment, with key details provided below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Modbury Hospital Redevelopment
A $117 million expansion of Modbury Hospital featuring the new South Wing. The project delivered a Mental Health Precinct with a 24-bed rehabilitation unit and a 20-bed older persons unit, the North Eastern Cancer Centre with 12 chemotherapy chairs, and a five-storey multi-deck car park for over 300 vehicles. This redevelopment modernizes the facility to provide specialized care closer to home for Adelaide's north-eastern community.
Tea Tree Gully Township North East Road Streetscape Upgrade
A multi-year project to upgrade the streetscape in the historic Tea Tree Gully township precinct. The project includes undergrounding of power lines and significant footpath upgrades to improve the public realm, enhance the village atmosphere, provide gateways into the City, new paving, landscaping, street furniture, lighting upgrades, and pedestrian-friendly infrastructure improvements.
Thorndon Park Reserve Master Plan Implementation
Staged upgrade and implementation of the Thorndon Park Master Plan in Paradise, SA. Completed works include the all-inclusive Super Playground (opened December 2022), car parking improvements, and Hamilton Terrace entrance upgrade. Stage 1 community consultation on the revised Draft Master Plan closed November 2025, with Council considering engagement outcomes at its 21 April 2026 meeting. Future projects under consideration include improved oval space, enhanced wetlands and lake edging, a revamped central plaza and kiosk, amphitheatre relocation, heritage building repurposing, and potential accommodation bays.
Highbury Aqueduct Reserve Master Plan Implementation
Staged implementation of the 2013 Highbury Aqueduct Reserve Master Plan, transforming the former aqueduct lands into a 50 hectare linear park with shared walking and cycling trails, revegetation, erosion control and stormwater management works. Of the five major stormwater projects identified in the Master Plan, three have been completed along with four minor works, most recently a 2023 project near Freshford Avenue that replaced an eroded dam wall with rock chute structures and stabilised the channel.Tree removal and remediation works are currently underway along a section of the Aqueduct Trail. The reserve connects to the River Torrens Linear Park and includes the Pioneer Court Community Garden and a Bush For Life conservation site.
Modbury Sporting Club Redevelopment
Redevelopment of the Modbury Sporting Club with a new clubhouse including four unisex changerooms, umpire facilities, function space, amenities and upgraded sportsfield lighting. The facility supports the Modbury Football Club, Modbury Cricket Club and wider community sporting use. Council planning documents indicate the project was completed by the end of 2025, with the club now operating from the new facility.
Verde in Athelstone
A collection of 19 sophisticated townhomes, offering 2 and 3-bedroom configurations with modern, open-plan living, quality finishes, and a focus on natural light. Located close to Black Hill Conservation Park and local amenities, the project is now sold out.
Luminaire Estate - Residential Development
A 48-lot residential estate between Aristotle Close and Golden Grove Road, featuring the new Plato Place street. Land developed by Lendlease, with homes built by Metricon. Released late 2023, sold out November 2024, construction continuing into 2025. Metricon Homes, founded in 1976, is Australia's leading home builder with SA Builder's Licence BLD231776.
Athelstone Health Precinct
A brand new, two-storey health precinct located at the corner of Gorge Road and Maryvale Road. The facility offers medical consulting, office, and retail spaces. It houses the Medical HQ GP Clinic (Level 1) and provides leasable ground-floor tenancies for allied health, retail, or other consulting uses. The precinct is immediately adjacent to a new childcare centre.
4,085 residents of Highbury (SA) are employed, from a labour force of 4,144. Unemployment sits at 1.4%, with participation at 67.6%. 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 5,492, about 74% 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
Highbury is home to a well-educated resident workforce with prominent representation in essential services, an unemployment rate of just 1.4%, and estimated employment growth of 1.0% over the past year, according to AreaSearch aggregated statistical data. As of March 2026, 4,085 residents are employed, while the local jobless rate sits 2.4% below the Greater Adelaide mark of 3.8%, with workforce participation aligning closely with Greater Adelaide's 66.4%. Census figures indicate a modest 11.7% of residents working from home, though Covid-19 lockdown circumstances should be factored in. Local resident employment is concentrated within health care & social assistance, education & training, and construction.
A notable employment specialization exists in education & training, where local representation is 1.3 times the regional average. Conversely, health care & social assistance accounts for 16.1% of working residents, trailing Greater Adelaide's 17.7%. Based on the count of Census working population compared to resident population, local employment opportunities appear limited within this primarily residential area. According to AreaSearch evaluation of SALM and ABS figures aggregated from wider statistical areas, employment expanded by 1.0% and the labour force grew by 0.9% over the year to March 2026, keeping unemployment broadly unchanged. Over the same timeframe, Greater Adelaide saw employment grow by 4.2% and labour force by 4.0%, with unemployment declining by 0.2 percentage points. Further insight into prospective workforce demand is provided by Mar-26 national employment forecasts from Jobs and Skills Australia. These five and ten-year projections have been applied across the local workforce structure to evaluate expected expansion. Nationally, employment is projected to expand by 6.6% over five years and 13.7% over ten years, though trajectories vary across industry categories. Applying these industry-specific projections to the Highbury employment base suggests local employment would rise by 6.6% over five years and 13.7% over ten years (noting this represents a simple illustrative weighting extrapolation that does not account for localized population projections).
Frequently Asked Questions - Employment
Median household income in Highbury (SA) is $2,038 a week (about $106,000 a year), with median personal income at $856 a week. ATO records put median taxable income at $53,602 a year against an average of $65,110. 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
Taxpayer income levels in the suburb of Highbury sit below the national average based on financial year 2023 ATO data compiled by AreaSearch. Taxpayers recorded a median income of $53,602 and an average income of $65,110, compared to Greater Adelaide benchmarks of $54,808 and $66,852 respectively. Factoring in Wage Price Index growth of 10.17% since financial year 2023, updated estimates stand at approximately $59,053 (median) and $71,732 (average) as of March 2026. Data from Census 2021 places personal, family, and household incomes around the 63rd percentile nationwide. In terms of distribution, 34.6% of residents (2,567 people) fall into the $1,500 - 2,999 bracket, closely mirroring the regional share of 31.8%.
Residents retain 88.9% of income after accounting for housing costs, indicating strong spending power, while the area's SEIFA income ranking falls in the 7th decile.
Frequently Asked Questions - Income
Highbury (SA) had 2,482 occupied dwellings at the 2021 Census, 97% detached houses and 0% apartments. 45% are owned with a mortgage, 12% rented and 42% owned outright. At that Census the median rent was $369 a week and the median mortgage repayment $1,733 a month. Rent absorbs 18.1% of household income here and mortgage repayments 19.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential housing structure in Highbury at the latest Census comprised 97.4% houses and 2.6% other dwellings (encompassing semi-detached properties, apartments, and 'other' dwellings), compared to 75.2% houses and 24.9% other dwellings across Adelaide metro. Outright home ownership reached 42.4%, substantially exceeding the Adelaide metro proportion, while remaining properties were either mortgaged (45.4%) or rented (12.2%). The median monthly mortgage repayment was $1,733, well above Adelaide metro's $1,562, while median weekly rent stood at $369 compared to $320 regionally. Compared nationally, Highbury's mortgage repayments are below the Australian average of $1,863, and weekly rents sit below the national figure of $375.
Frequently Asked Questions - Housing
Highbury (SA) counted 2,482 households at the 2021 Census, an estimated 2,648 today, averaging 2.7 people each. 39% are couples with children, more than in 76% of areas nationally, against 33% couples without children. 17% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households make up 81.7% of all local dwellings, consisting of couples with children (38.8%), couples without children (32.5%), and single parent families (10.1%). Non-family households constitute the remaining 18.3%, with lone person households representing 16.7% and group households making up 1.6%. The median household size of 2.7 people is higher than the Greater Adelaide figure of 2.5.
Frequently Asked Questions - Households
30.1% of adults in Highbury (SA) hold a university qualification, including 20.6% with a bachelor degree and 5.9% with postgraduate qualifications. A further 22.1% hold a vocational qualification. 1 school serves the area, with 507 enrolment places and an average ICSEA of 1,060 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
Tertiary attainment in Highbury is solid, with 30.1% of residents aged 15+ holding university credentials, slightly above the SA mark of 25.7%. Bachelor degrees represent the largest share at 20.6%, followed by postgraduate qualifications at 5.9% and graduate diplomas at 3.6%. Vocational qualifications are also well represented, with 33.5% of residents aged 15+ holding technical credentials, including certificates (22.1%) and advanced diplomas (11.4%). Participation in education is high, with 28.5% of residents actively enrolled in formal study. This comprises 9.6% attending primary education, 7.9% in secondary education, and 6.5% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Highbury (SA) reaches 28 stops on 6 routes, timetabled for about 480 services a week. The typical home sits about 290 m from its nearest stop. Households keep an average of 1.8 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 provision in Highbury comprises 28 active stops serviced by bus transit across 6 separate routes, generating 478 weekly passenger trips. Transit access is rated as good, with residents situated an average of 289 meters from their closest stop. Given the predominantly residential layout, outward commuting is standard, with car travel dominating at 87% and bus transit accounting for 10%. Vehicle ownership averages 1.8 per dwelling, exceeding the regional average. A relatively low 11.7% of residents worked from home during the 2021 Census, which may reflect COVID-19 circumstances. Transit service frequency averages 68 trips per day across all operating routes, which corresponds to approximately 17 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
70.4% of residents in Highbury (SA) report no long-term health condition, a healthier profile than 78% of areas nationally. 4.3% need daily assistance with core activities, and 52.7% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across Highbury reflect strong outcomes based on AreaSearch assessment of mortality rates and chronic condition prevalence, characterized by very low rates of common health ailments across every age group. Private health insurance uptake slightly exceeds the typical SA2 area, encompassing approximately 53% of the total population (~3,913 people). The most prevalent health conditions recorded locally are arthritis and asthma, affecting 7.8 and 7.3% of residents respectively, while 70.4% stated they were entirely free of medical ailments compared to 67.9% across Greater Adelaide. Working-age residents display low chronic disease prevalence and strong general health.
Residents aged 65 and over comprise 20.4% of the community (1,513 people), exceeding the Greater Adelaide share of 19.1%. Health metrics among older residents are notably strong, with national rankings aligning closely with the general population.
Frequently Asked Questions - Health
Highbury (SA) is largely Australian-born, at 76.6% of residents, with 16.6% speaking a language other than English at home. The largest reported ancestries are English (27.1%) and Australian (23.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Highbury exhibits above-average cultural diversity, with 23.4% of residents born overseas and 16.6% speaking a non-English language at home. Christianity is the primary religion, comprising 53.2% of people in Highbury. The most pronounced overrepresentation occurs in Other, which accounts for 1.9% of the population compared to 1.8% across Greater Adelaide. Based on parents' country of birth, the three most common ancestries in Highbury are English (27.1%), Australian (23.3%), and Italian (10.9%), with Italian representation substantially higher than the regional proportion of 5.2%. Additional differences appear across other ancestries, including Polish at 1.6% in Highbury (vs 1.0% regionally), Russian at 0.6% (vs 0.3%), and Hungarian at 0.4% (vs 0.3%).
Frequently Asked Questions - Diversity
The median resident of Highbury (SA) is 40. That is 1 year younger than at the 2021 Census. 25.6% 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 age structure of Highbury aligns closely with Greater Adelaide, showing a maximum variance of 4.4 percentage points across the four broad age brackets. The estimated median age is 40 as at August 2026, down from 41 at the 2021 Census, and 1 year higher than the Greater Adelaide Census figure of 39. At the cohort level, middle aged and young retiree groups (45 - 64) have decreased from 26.6% at the Census to an estimated 24.3% of residents. By 2041, retiree and elderly cohorts (65+) are projected to absorb the bulk of growth, adding 358 residents (24%) to reach 1,872.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Highbury (SA)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 3 months ago all 3 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 26 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,956 at the 2021 Census → 7,420 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 (SAL40587). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.