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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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Hove has an estimated 3,929 residents, up from 3,189 at the 2021 Census — a change of 740 people, or 23.2%. Growth has averaged 4.2% a year over five years, faster than 92% of areas nationally. Overseas migration accounts for 100.0% of that increase. That puts 3,330 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
According to the latest demographic updates from the ABS for the surrounding region, combined with recent address validations performed by AreaSearch after the Census, Hove has an estimated population of 3,929 as of May 2026. This represents a growth of 740 residents (23.2%) from the 2021 Census, which recorded 3,189 residents. The figure is derived from a resident count of 3,921 estimated by AreaSearch using the June 2025 ABS ERP release, supplemented by 15 validated new addresses established since the Census. The suburb's density stands at 3,329 persons per square kilometer, placing it in the top quartile of Australian locations evaluated by AreaSearch.
The 23.2% increase since the 2021 census outpaced the broader SA3 area (5.7%) and the SA4 region, establishing Hove as a regional leader in population growth. This growth was almost entirely driven by incoming overseas migration. Projections from the ABS and Geoscience Australia released in 2024 with a 2022 baseline are utilized for SA2 statistical units. Where this data is unavailable, or for periods extending past 2032, state government age-cohort projections from 2023 (utilizing 2021 data) are integrated using a weighted aggregation method from LGA to SA2 level. Based on these anticipated demographic trends, the suburb of Hove is projected to experience population growth slightly below the national median, expanding by 462 residents by 2041, which represents an overall increase of 11.6% across the 16 years.
Frequently Asked Questions - Population
160 new dwellings have been approved in Hove over the past five years, an average of 32 a year. That places the area in the 88th percentile for residential development activity nationally, about 8 approvals per 1,000 residents a year. Of the 29 dwellings approved in the latest reporting year, 69% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 64, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Based on analysis of ABS building approvals mapped to the local area, Hove averages approximately 32 residential approvals annually. This cumulative volume reached 160 approved dwellings over the 5 financial years from FY-21 to FY-25, with an additional 59 approvals recorded during FY-26. Historically, 4.5 new residents have arrived for each built dwelling over the 5 financial years between FY-21 and FY-25, showing that incoming demand outstrips supply, a dynamic that typically fuels price rises and heightens competition among buyers. The average value of these new builds is $713,000, indicating that developers are focusing on upmarket, premium projects.
Commercial approvals totaled $3.6 million in the current financial year, highlighting that Hove remains predominantly residential. Hove's construction volume per capita over the 5 year period is 48.0% above the regional average of Greater Adelaide, helping maintain options for buyers while supporting local property demand. Standalone houses comprise 69.0% of the new supply, with apartments and townhouses making up the remaining 31.0%. The growing presence of multi-unit options provides diverse entry points ranging from compact dwellings to family residences. There are approximately 85 residents for every dwelling approval, pointing to an expanding property market. Projections indicate that Hove will add 454 residents by 2041, relative to the most recent quarterly estimate from AreaSearch. The current rate of residential development suggests that supply will comfortably accommodate this growth, creating favorable purchasing conditions and potentially paving the way for expansion beyond current baseline projections.
Frequently Asked Questions - Development
Development applications around Hove
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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 6 current infrastructure and development projects close to Hove, worth an estimated $1.18 billion. 3 are already under construction and 3 are due for completion within three years. The pipeline spans residential development, transport & logistics and retail. 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
Infrastructure updates, major works, and local planning policies have a significant impact on local property markets. AreaSearch has identified no projects that are expected to influence Hove directly. Major projects in the broader region include the River Torrens to Darlington (T2D) Project, Adelaide Public Transport Capacity and Access, Adelaide's Inner And Outer Ring Route Capacity Improvements, and the North South Corridor, with the details of relevant projects provided below.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Westfield Marion Expansion
Major $259 million expansion and renovation of Westfield Marion shopping centre by Scentre Group. Adding 52 specialty shops and 20 eateries, new ground floor mall, four-level carpark facing Diagonal Road. Expanding from 135,300sqm to 152,200sqm. Part of $500 million South Australian development pipeline including new retail spaces, fresh food precinct, dining options, and entertainment facilities. Enhanced parking and contemporary design updates. Creates up to 2,600 construction and retail jobs, strengthening position as premier southern suburbs retail destination.Introduction of paid parking for stays over 3 hours with ticketless system using numberplate recognition.
Morphettville / Glengowrie Horse Related Activities Code Amendment
Two code amendments rezoning nearly 14 hectares from recreation and horse-related uses to urban neighbourhood zones. It facilitates the transition of former stabling areas into medium to high-density housing, accommodating up to 136 homes with developments up to 8 levels, and mitigating ongoing risks with the movement of horses on public streets.
Marion Cultural Centre Plaza Upgrade
The Marion Cultural Centre Plaza has been redeveloped to become a vibrant heart for the city, providing a space for community gatherings, celebrations, relaxation, and support for local businesses. The upgrade includes surface treatments, soft landscaping, tree planting, public art installations, and a new pedestrian crossing on Warracowie Way. It aims to enhance amenity with green spaces, strengthen community connections, offer flexibility for various functional uses, and create a sense of place aligned with the council's vision of a liveable, nature-valuing, engaged, connected, innovative, and prosperous community.The project also improved pedestrian and cyclist connectivity, safety, and amenity, linking local residential areas, Oaklands Station, MCC, SA Aquatic and Leisure Centre, Westfield, and other facilities on Milham Street, while retaining vehicle access to existing businesses and managing traffic.
Tonsley Village
An 11-hectare residential development by Peet Limited within the Tonsley Innovation District, aiming to deliver over 850 homes, including terrace homes and apartments. The community offers a convenient, low-maintenance lifestyle with green open spaces and connectivity to Tonsley's amenities. All terrace homes have been sold, and apartments are currently for sale.
Morphettville Racecourse Redevelopment
A mixed-use redevelopment project on 7.5ha of rezoned land includes 150 apartments, 250 townhouses, a supermarket, shops, hospitality outlets, a club-owned tavern, and office space. Joint venture involving SA Jockey Club, Villawood, and Hostplus.
Tram Grade Separation Projects
A major infrastructure initiative to remove three high-traffic level crossings on the Glenelg tram line by constructing new elevated tram overpasses at Marion Road, Cross Road, and Morphett Road. The project also included the complete reconstruction of the South Road tram overpass. While tram services resumed on 26 January 2026, ongoing construction continues through mid-2026 for intersection upgrades at Anzac Highway, building shared-use paths for the Mike Turtur Bikeway, and final landscaping.
2,018 residents of Hove are employed, from a labour force of 2,040. Unemployment sits at 1.1%, with participation at 59.5%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.0% 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. 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 economy in Hove is characterized by a highly skilled labor pool and a strong presence of essential service industries, reflecting an unemployment rate of 1.1% and an estimated employment growth of 9.6% over the previous twelve months according to AreaSearch data. By March 2026, the number of working residents stood at 2,018, with an unemployment rate of 2.7% that sits below the Greater Adelaide benchmark of 3.8%, yet workforce participation remains considerably lower at 59.5% versus the 66.6% observed in Greater Adelaide. Census data indicates that 16.0% of residents were engaged in remote work, though this figure may be influenced by the lingering effects of Covid-19 lockdowns.
The professional profile of local residents is highly concentrated in health care & social assistance, education & training, and professional & technical services. The professional & technical sector is especially prominent, represented at 1.4 times the regional average. In contrast, manufacturing employs a lower share of the workforce at 4.9% compared to the regional average of 7.0%. Comparison of local employment numbers to the total resident workforce suggests that many workers commute out of the suburb for employment. Based on SALM and ABS statistics aggregated from regional data, the 12 months leading up to March 2026 saw employment rise by 9.6% and the total labor force grow by 9.4%, resulting in a 0.2 percentage point decline in the unemployment rate. Over the same timeframe, Greater Adelaide saw employment increase by 4.2%, the labor force grow by 4.0%, and unemployment decrease by 0.2 percentage points. National forecasts published by Jobs and Skills Australia in May-25 offer additional context on future labor demand in the area. These five and ten-year projections have been applied to Hove's specific industry mix to model local trends. While total national employment is projected to rise by 6.6% over five years and 13.7% over ten years, trends vary widely by sector. Applying these rates suggests Hove's workforce could grow by 7.0% over five years and 14.4% over ten years, representing a simple weighted extrapolation that does not account for local population changes.
Frequently Asked Questions - Employment
Median household income in Hove is $1,479 a week (about $77,000 a year), with median personal income at $778 a week. ATO records put median taxable income at $51,207 a year against an average of $68,110. 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
Based on the latest postcode-level ATO data released for the financial year 2023, taxpaying residents in the suburb of Hove recorded a median income of $51,207 and an average income of $68,110. These figures align closely with national averages, compared to a median of $54,808 and average of $66,852 across Greater Adelaide. Factoring in Wage Price Index growth of 10.17% since the financial year 2023, estimated incomes as of March 2026 would be roughly $56,415 for the median and $75,037 for the average. Census data shows that personal, family, and household incomes are modest, falling between the 34th and 44th percentiles.
The primary earning group consists of those making between $1,500 - 2,999, accounting for 26.1% of residents (1,025 people) compared to 31.8% regionally. Housing affordability remains a significant challenge, with residents retaining only 84.3% of their income, which ranks in the 35th percentile, while the SEIFA index places Hove in the 7th decile for income.
Frequently Asked Questions - Income
Hove had 1,319 occupied dwellings at the 2021 Census, 60% detached houses and 10% apartments. 33% are owned with a mortgage, 24% rented and 42% owned outright. At that Census the median rent was $328 a week and the median mortgage repayment $1,991 a month. Rent absorbs 22.2% of household income here and mortgage repayments 31.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data indicates that Hove's housing stock consists of 60.1% standalone houses and 40.0% semi-detached, apartment, or other dwelling types, representing a higher density mix than the Adelaide metropolitan average of 75.2% houses and 24.9% other dwellings. Homeownership rates in Hove are high at 42.4%, while 33.4% of properties are mortgaged and 24.2% are rented. The median monthly mortgage payment of $1,991 is higher than the Adelaide metropolitan average of $1,562, while the median weekly rent of $328 is slightly above the metro average of $320. Compared nationally, Hove's monthly mortgage costs exceed the Australian average of $1,863, whereas weekly rents are lower than the national figure of $375.
Frequently Asked Questions - Housing
Hove counted 1,319 households at the 2021 Census, an estimated 1,625 today, averaging 2.2 people each. 25% are couples with children, against 27% couples without children. 37% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 60.8% of all households, consisting of couples with children at 25.2%, couples without children at 27.3%, and single parents at 8.0%. Non-family households comprise the remaining 39.2%, with lone person households representing 36.5% and group households making up 2.3% of the total. The median household size is 2.2 persons, which is smaller than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
34.1% of adults in Hove hold a university qualification, including 22.4% with a bachelor degree and 7.7% with postgraduate qualifications, higher than 82% of areas nationally. A further 18.2% hold a vocational qualification. 1 school serves the area, with 417 enrolment places and an average ICSEA of 1,103 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 educational profile of the suburb is distinct, with 34.1% of residents aged 15+ holding a university degree, exceeding the SA average of 25.7% and the SA4 regional average of 28.1%. Bachelor degrees are the most common qualification at 22.4%, followed by postgraduate degrees at 7.7% and graduate diplomas at 4.0%. Vocational qualifications are also common, with 31.3% of residents aged 15+ holding trade credentials, consisting of advanced diplomas at 13.1% and certificates at 18.2%. Enrolment in formal education is high at 25.3% of the resident population. This group includes 8.8% in primary schools, 6.7% in secondary schools, and 5.8% enrolled in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Hove reaches 16 stops on 14 routes, timetabled for about 980 services a week. The typical home sits about 230 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.1 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 services in Hove consist of 16 active stops across a network of trains and buses. These stops are served by 14 routes, which combine to support 975 passenger trips each week. Transport connectivity is high, with residents living an average of 231 meters from their closest stop. Due to the residential nature of the suburb, commuting is primarily outward-bound, with cars representing the main transport mode at 82% and trains at 9%. Average car ownership is 1.1 vehicles per household, which is below the regional average. The 2021 Census recorded 16.0% of residents working from home, which may have been influenced by pandemic conditions.
Service frequency across all routes averages 139 trips per day, which translates to roughly 60 weekly services for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
60.9% of residents in Hove report no long-term health condition. 9.8% need daily assistance with core activities, and 53.9% hold private health cover. The standardised death rate runs at 6.6 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 highlight some challenges for Hove based on mortality data and chronic disease prevalence, with general health issues occurring across the community, particularly within older age demographics. Private health insurance coverage is high, with approximately 54% of the population (~2,118 people) holding policies. Arthritis and mental health conditions are the most prevalent reported ailments, affecting 12.8% and 7.5% of residents. Approximately 60.9% of the population reported no chronic health conditions, compared to 67.9% across Greater Adelaide. Health outcomes for working-age residents are typical. Residents aged 65 and over represent 34.5% of the population (1,355 people), which is higher than the Greater Adelaide benchmark of 19.2%.
Senior health metrics indicate some vulnerabilities, though they rate better than senior cohorts nationally.
Frequently Asked Questions - Health
Hove is largely Australian-born, at 77.3% of residents, with 8.5% speaking a language other than English at home. The largest reported ancestries are English (34.3%) and Australian (26.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics show Hove is consistent with regional averages, with 77.3% of residents born in Australia, 92.2% holding citizenship, and 91.5% speaking only English at home. Christianity is the primary religion, followed by 47.8% of the population. The most distinct variance is in the Other religious category, which represents 1.0% of Hove residents compared to 1.8% across Greater Adelaide. In terms of parent country of birth, the three largest ancestry groups are English at 34.3% of the population (higher than the regional average of 27.8%), Australian at 26.8%, and Irish at 8.4%.
Some ancestral cohorts show distinct differences compared to regional averages: German ancestry accounts for 4.8% of residents (compared to 5.1% regionally), Polish is at 0.8% (compared to 1.0%), and Serbian is at 0.3% (compared to 0.4%).
Frequently Asked Questions - Diversity
The median resident of Hove is 51, older than 93% of areas nationally. 19.6% 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 median age in Hove is 51 years, which is higher than the Greater Adelaide average of 39 and the national benchmark of 38. The population shows a high concentration of residents aged 75 - 84 (12.7%), whereas the 25 - 34 cohort is smaller (7.7%) than the Greater Adelaide average. This 75 - 84 demographic is also larger than the national average of 6.1%. Since 2021, the 75 to 84 cohort has grown from 10.6% to 12.7% of the total population, and the 15 to 24 group has risen from 10.5% to 11.9%, while the 55 to 64 group decreased from 12.2% to 11.2%.
By 2041, demographic shifts are expected to alter Hove's age structure. The 85+ cohort is projected to grow by 88% (261 people), rising to 560 from 298. Seniors aged 65+ are projected to account for 79% of the suburb's total growth, while declines are anticipated in the 5 to 14 and 35 to 44 cohorts.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Hove
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, Local governments Daily | May 2026 3 months ago all 2 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 May 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 — 15 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (3,189 at the 2021 Census → 3,929 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 (SAL40612). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.