Largs Bay

Largs Bay is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

By Feb 2026, Largs Bay's population is estimated at around 4,208, reflecting an increase of 104 people since the 2021 Census. This growth represents a 2.5% rise from the previous figure of 4,104 residents. AreaSearch validated this estimate based on their examination of ERP data released by the ABS in June 2024 and additional new addresses identified after the Census date. The population density stands at approximately 2,023 persons per square kilometer, exceeding national averages assessed by AreaSearch. Overseas migration contributed significantly to this growth, accounting for around 69% of overall population gains.

However, all factors including interstate migration and natural growth were positive contributors. For future projections, ABS/Geoscience Australia's 2024 data with a base year of 2022 is adopted for SA2 areas. For uncovered areas and years post-2032, the SA State Government's Regional/LGA projections by age category are used, adjusted via weighted aggregation from LGA to SA2 levels. By 2041, the suburb is projected to grow by approximately 400 persons, representing a 12.8% increase over the 17-year period.

Residential development activity is slightly higher than average within Largs Bay when compared nationally

Based on AreaSearch analysis using ABS building approval numbers from statistical area data, Largs Bay has seen approximately 10 new homes approved annually over the past five financial years ending FY25. This totals an estimated 52 homes. In the current financial year FY26, 5 approvals have been recorded so far. The average population growth per dwelling built in the area between FY21 and FY25 is 3.5 people per year.

This indicates that demand significantly exceeds new supply, which typically results in price growth and increased buyer competition. New properties are constructed at an average expected cost of $419,000, suggesting developers target the premium market segment with higher-end properties. Commercial approvals totaling $1.2 million have been registered this financial year, reflecting the area's residential nature. When compared to Greater Adelaide, Largs Bay shows substantially reduced construction activity, at 71.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established dwellings. However, development activity has picked up in recent periods. Nationally, this is similarly under the average, indicating the area's established nature and suggesting potential planning limitations.

New building activity shows 23.0% detached houses and 77.0% attached dwellings. This skew toward compact living offers affordable entry pathways and attracts downsizers, investors, and first-time purchasers, marking a significant departure from existing housing patterns which are currently 83.0% houses. This suggests diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. With around 246 people per dwelling approval, Largs Bay shows characteristics of a low density area. Future projections based on the latest AreaSearch quarterly estimate show Largs Bay adding approximately 537 residents by 2041. If current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

Largs Bay has limited levels of nearby infrastructure activity, ranking in the 16thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified one major project expected to affect the region. Key projects are Centre St in Largs Bay, Our Port, The Queen Elizabeth Hospital Redevelopment Stage Three, and North South Corridor. Relevant details for these projects are listed below.

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

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Employment performance in Largs Bay exceeds national averages across key labour market indicators

Largs Bay has a skilled workforce with essential services sectors well represented. The unemployment rate was 3.5% in the past year, with an estimated employment growth of 4.6%. As of September 2025, 2,416 residents are employed while the unemployment rate is 0.4% lower than Greater Adelaide's rate of 3.9%.

Workforce participation stands at 70.3%, slightly higher than Greater Adelaide's 66.4%. According to Census responses, only 11.4% of residents work from home. Key industries include health care & social assistance, education & training, and construction. Manufacturing is particularly prominent with an employment share 1.3 times the regional level.

Conversely, administrative & support services show lower representation at 2.3%. Employment opportunities locally may be limited as indicated by the working population count versus resident population. Over the year to September 2025, employment increased by 4.6% while labour force grew by 4.5%, reducing the unemployment rate by 0.1 percentage points. In contrast, Greater Adelaide saw employment growth of 3.0% and labour force growth of 2.9%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Largs Bay's employment mix suggests local employment should grow by 6.3% over five years and 13.4% over ten years.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

According to AreaSearch's aggregation of latest postcode level ATO data released for financial year ended June 2023, Largs Bay suburb had median income among taxpayers at $56,862 and average level at $67,180. These figures align with national averages and compare to $54,808 (median) and $66,852 (average) across Greater Adelaide. Based on Wage Price Index growth of 8.8% from financial year ended June 2023 to September 2025, estimated median income in Largs Bay would be approximately $61,866 and average at $73,092 by then. From the 2021 Census, incomes in Largs Bay cluster around 59th percentile nationally. The data shows that 31.9% of residents (1,342 people) fall within the $1,500 - 2,999 income bracket, similar to metropolitan region's pattern at 31.8%. After housing costs, residents retain 86.9% of their income, indicating strong purchasing power and placing the area in the 6th decile based on SEIFA income ranking.

Largs Bay is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Largs Bay's dwellings, as per the latest Census, consisted of 82.6% houses and 17.4% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Largs Bay stood at 35.5%, with mortgaged dwellings at 44.0% and rented ones at 20.5%. The median monthly mortgage repayment was $1,800, higher than Adelaide metro's average of $1,562. The median weekly rent in Largs Bay was recorded as $315, compared to Adelaide metro's $320. Nationally, Largs Bay's mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Largs Bay has a typical household mix, with a lower-than-average median household size

Family households constitute 70.3% of all households, including 31.3% couples with children, 28.1% couples without children, and 10.1% single parent families. Non-family households comprise the remaining 29.7%, with lone person households at 27.1% and group households at 2.6%. The median household size is 2.4 people, which is smaller than the Greater Adelaide average of 2.5.

Educational attainment in Largs Bay aligns closely with national averages, showing typical qualification patterns and performance metrics

University qualification levels in Largs Bay are at 25.6%, slightly below the Australian average of 30.4%. Bachelor degrees are most common at 16.5%, followed by postgraduate qualifications at 5.6% and graduate diplomas at 3.5%. Vocational credentials are held by 34.4% of residents aged 15 and above, with advanced diplomas at 10.5% and certificates at 23.9%.

A total of 23.5% of the population is actively pursuing formal education, including 7.5% in primary education, 6.6% in secondary education, and 4.9% in tertiary education.

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

Largs Bay has 18 active public transport stops offering a mix of train and bus services. These stops are served by 15 individual routes, collectively facilitating 760 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 162 meters from the nearest stop. Most residents commute outward daily. Car remains the dominant mode of transport at 86%, while train usage stands at 7%. On average, there are 1.5 vehicles per dwelling.

According to the 2021 Census, only 11.4% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 108 trips per day across all routes, resulting in approximately 42 weekly trips per individual stop.

Health performance in Largs Bay is lower than average with common health conditions somewhat prevalent across the board, though to a slightly higher degree among older age cohorts

Largs Bay faces significant health challenges based on AreaSearch's assessment.

Mortality rates and chronic condition prevalence are high, with common health conditions prevalent across all age groups but more so among older cohorts. Private health cover is slightly higher than average at approximately 54% of the total population (~2,253 people). The most common medical conditions are arthritis and mental health issues, affecting 9.8% and 9.5% of residents respectively. However, 64.0% of residents claim to be completely clear of medical ailments compared to 67.9% across Greater Adelaide. Working-age residents have a higher prevalence of chronic health conditions than average. The area has 23.5% of residents aged 65 and over (988 people), which is higher than the 19.3% in Greater Adelaide. Health outcomes among seniors present some challenges, ranking lower nationally compared to the broader population.

Largs Bay ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Largs Bay had a cultural diversity score below average, with 83.8% of its population born in Australia, 93.6% being citizens, and 94.1% speaking English only at home. Christianity was the dominant religion in Largs Bay, comprising 43.5% of people. Notably, Judaism had no representation (0.0%) compared to Greater Adelaide's 0.1%.

The top three ancestry groups were English (32.4%), Australian (26.5%), and Scottish (8.5%). Some ethnic groups showed notable differences: Polish was overrepresented at 1.1% vs regional 1.0%, Welsh at 0.8% vs 0.6%, and German at 5.2% vs 5.1%.

Largs Bay hosts an older demographic, ranking in the top quartile nationwide

Largs Bay has a median age of 46 years, which is significantly higher than Greater Adelaide's average of 39 years and Australia's national average of 38 years. The age profile shows that individuals aged 55-64 years make up 16.5% of the population, a figure notably higher than the national average of 11.2%. Meanwhile, those aged 25-34 years constitute only 9.8%, which is smaller compared to Greater Adelaide's proportion. Between 2021 and present, the 75-84 age group has grown from 5.3% to 7.0%, while the 65-74 cohort increased from 11.3% to 12.5%. Conversely, the 45-54 age group has decreased from 14.5% to 12.3%. Looking ahead to 2041, population forecasts indicate substantial demographic shifts in Largs Bay. The 75-84 age cohort is projected to grow by 54%, adding 158 residents to reach a total of 453. Residents aged 65 and above will drive 74% of the population growth, emphasizing the trend towards an aging demographic. Conversely, the number of individuals in the 0-4 age range is expected to decrease by 1%.