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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
Sales Activity
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Sales Detail
Population
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
The population of Largs Bay is estimated at around 4,181 as of May 2026, reflecting an increase of 77 people since the 2021 Census which reported a population of 4,104. This increase, amounting to 1.9%, is inferred from AreaSearch's examination of the latest ERP data release by the ABS in June 2025 and validation of seven new addresses since the Census date. The population density ratio stands at 2,010 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. Overseas migration contributed approximately 69.0% of overall population gains during recent periods, with all drivers including interstate migration and natural growth being positive factors. Population projections for Largs Bay are based on ABS/Geoscience Australia projections released in 2024 using a base year of 2022 for each SA2 area.
For areas not covered by this data and years post-2032, the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Looking ahead, the suburb is expected to grow by 371 persons to 2041, reflecting an increase of 8.9% in total over the 16 years based on aggregated SA2-level projections.
Frequently Asked Questions - Population
Development
AreaSearch assessment of residential development drivers sees a low level of activity in Largs Bay, placing the area among the bottom 25% of areas assessed nationally
AreaSearch analysis of ABS building approval numbers shows Largs Bay had approximately 7 new homes approved annually over the past five financial years, totalling around 37 dwellings. As of FY-26, 8 approvals have been recorded. The average population increase per year for each dwelling built between FY-21 and FY-25 was 0.6 people. This indicates that new construction is meeting or exceeding demand, providing more options for buyers and potentially driving population growth beyond current expectations.
The average expected construction cost of new properties in the area is $419,000, suggesting developers are targeting the premium market segment with higher-end properties. In FY-26, commercial approvals worth $1.2 million have been registered, reflecting the residential nature of the area. Compared to Greater Adelaide, Largs Bay has significantly reduced construction levels, 79.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established dwellings, although development activity has increased in recent periods. This is also under the national average, suggesting the area's established nature and potential planning limitations. New building activity consists of 33.0% detached houses and 67.0% attached dwellings, a shift from the current housing pattern of 83.0% houses. This change may indicate diminishing developable land availability and a response to evolving lifestyle preferences and housing affordability needs.
Largs Bay has around 418 people per dwelling approval, indicating a developed market. According to AreaSearch's latest quarterly estimate, Largs Bay is projected to add 371 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.
Frequently Asked Questions - Development
Development applications around Largs Bay
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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.
Infrastructure
Largs Bay has emerging levels of nearby infrastructure activity, ranking in the 22ndth percentile nationally
Changes to local infrastructure significantly impact an area's performance. AreaSearch identified one major project likely affecting this region: Centre St, Largs Bay, Our Port, The Queen Elizabeth Hospital Redevelopment Stage Three, and North South Corridor. These projects are detailed below for their potential relevance.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Northern Adelaide Irrigation Scheme
The Northern Adelaide Irrigation Scheme (NAIS) is a recycled water scheme delivering high-quality treated water from the Bolivar Wastewater Treatment Plant to agribusinesses across the Northern Adelaide Plains. Stage 1 infrastructure was built to provide up to 12 gigalitres per year of climate-independent recycled water for horticulture, floriculture, fruit and nut orchards, table and wine grapes, and high-value broad-acre crops, with the network designed to enable future expansion to 20 gigalitres. Key infrastructure includes an advanced water recycling plant at Bolivar, a transfer pipeline, pump stations, an above-ground earth-banked storage at Korunye, managed aquifer recharge, and a distribution network with farm-gate connection points. Construction began in 2018 and the scheme is operational. As of 2025 around 35 per cent of the contracted volume has been sold, and SA Water has been undertaking a review to assess current and forecast demand and identify potential opportunities for the scheme.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
Bulk Water Supply Security
Nationwide program led by the National Water Grid Authority to improve bulk water security and reliability for non-potable and productive uses. Activities include strategic planning, science and business cases, and funding of state and territory projects such as storages, pipelines, dam upgrades, recycled water and efficiency upgrades to build drought resilience and support regional communities, industry and the environment.
Adelaide Level Crossing Removal Planning Program
A joint Australian and South Australian Government program to conduct planning studies at priority at-grade level crossing locations across metropolitan Adelaide, and establish a ten-year Level Crossing Removal Program. Adelaide has 126 at-grade level crossings where boom gates can be closed for up to 25% of peak traffic periods. Priority sites under active planning include Cormack Road (Wingfield), Kings Road (Parafield), and Park Terrace (Salisbury). The program commenced in early 2022 and is expected to be completed by late 2026, with the first major removal project - Curtis Road, Munno Para - announced in May 2025 with a $250 million joint funding commitment and construction starting by 2027.
Northern Adelaide Transport Study
A comprehensive transport study managed by the Department for Infrastructure and Transport to inform future investment across Northern Adelaide's inner and outer suburbs. The study area spans from Prospect to Roseworthy and Buckland Park to One Tree Hill, focusing on road safety, freight efficiency, and public transport integration to support a projected population increase of over 140,000 residents by 2041. It specifically evaluates the resilience of strategic road corridors and identifies improvements to active transport networks to accommodate rapid urban expansion.
Our Port
Port Adelaide will be a place of discovery, energy, culture and diversity - an eclectic, vibrant reflection of the South Australian character more broadly. The project is a renewal effort to rejuvenate Port Adelaide, aiming to create a vibrant, diverse area with 2,000-4,000 homes and 4,000-8,000 people.
Employment
Employment conditions in Largs Bay demonstrate strong performance, ranking among the top 35% of areas assessed nationally
Largs Bay has a skilled workforce with essential services sectors well represented. The unemployment rate was 3.0% in the past year. Employment growth was estimated at 5.4%.
As of December 2025, 2,322 residents were employed while the unemployment rate was 0.8% lower than Greater Adelaide's rate of 3.8%. Workforce participation was broadly similar to Greater Adelaide's 66.0%. According to Census responses, only 11.4% of residents worked from home. Key industries of employment among residents included health care & social assistance, education & training, and construction.
Manufacturing had an employment share of 1.3 times the regional level. Conversely, administrative & support showed lower representation at 2.3% versus the regional average of 4.0%. Over the 12 months to December 2025, employment increased by 5.4% while labour force increased by 4.4%, reducing the unemployment rate by 0.9 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Largs Bay's employment should increase by 6.3% over five years and 13.4% over ten years, based on a simple weighting extrapolation of industry-specific projections against the local employment mix.
Frequently Asked Questions - Employment
Income
The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment
AreaSearch aggregated latest postcode-level ATO data released for financial year ending June 2023. Largs Bay's median taxpayer income was $56,862, with an average of $67,180. Nationally, the averages were $54,808 and $66,852 respectively across Greater Adelaide. By March 2026, estimates suggest Largs Bay's median income would be approximately $62,645 and average $74,012, accounting for a 10.17% Wage Price Index growth since financial year ending June 2023. The 2021 Census data shows household, family, and personal incomes in Largs Bay are at the 59th percentile nationally. The income bracket of $1,500 - 2,999 is dominant, with 31.9% of residents (1,333 people). After housing costs, residents retain 86.9% of their income. Largs Bay's SEIFA income ranking places it in the 6th decile.
Frequently Asked Questions - Income
Housing
Largs Bay is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
In Largs Bay, as per the latest Census evaluation, 82.6% of dwellings were houses, with 17.4% being semi-detached, apartments, or other types of dwellings. This compares to Adelaide metro's figures of 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, exceeding Adelaide metro's average of $1,562. Median weekly rent in Largs Bay was recorded at $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.
Frequently Asked Questions - Housing
Household Composition
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 account for the remaining 29.7%, with lone person households at 27.1% and group households comprising 2.6%. The median household size is 2.4 people, which is smaller than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
Educational attainment in Largs Bay aligns closely with national averages, showing typical qualification patterns and performance metrics
In Largs Bay, university qualification levels stand at 25.6%, slightly below Australia's average of 30.4%. Bachelor degrees are most common at 16.5%, followed by postgraduate qualifications (5.6%) and graduate diplomas (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 significant 23.5% of the population is actively engaged in formal education, including 7.5% in primary, 6.6% in secondary, and 4.9% in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Largs Bay has 18 operational public transport stops offering a mix of train and bus services. These are served by 15 unique routes, facilitating 760 weekly passenger trips in total. Transport accessibility is deemed excellent with residents, on average, located 162 metres from their nearest stop. Predominantly residential, most Largs Bay residents commute outward, primarily by car (86%), followed by train (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 be influenced by COVID-19 conditions.
Across all routes, service frequency averages 108 trips daily, equating to around 42 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
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 somewhat prevalent across all age groups but more so among older cohorts. Private health cover is also higher than average at approximately 54% of the total population (~2,238 people). The most common medical conditions are arthritis and mental health issues, affecting 9.8% and 9.5% of residents respectively. Only 64.0% of residents declare themselves completely clear of medical ailments, compared to 67.9% across Greater Adelaide. Working-age residents show above average prevalence of chronic health conditions. The area has a higher proportion of seniors aged 65 and over at 23.4%, with 978 people in this age group compared to 19.2% in Greater Adelaide. Health outcomes among seniors present some challenges but rank lower nationally than the broader population.
Frequently Asked Questions - Health
Cultural Diversity
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 rating below average, with 83.8% of its residents born in Australia and 93.6% being citizens. English was the language spoken at home by 94.1% of Largs Bay's population. Christianity was the predominant religion, practiced by 43.5% of people.
However, Judaism had no representation in Largs Bay compared to 0.1% in Greater Adelaide. The top three ancestry groups were English (32.4%), Australian (26.5%), and Scottish (8.5%). Notably, Polish was overrepresented at 1.1%, Welsh at 0.8%, and German at 5.2%.
Frequently Asked Questions - Diversity
Age
Largs Bay hosts an older demographic, ranking in the top quartile nationwide
At 46 years, Largs Bay's median age is significantly higher than Greater Adelaide's average of 39 years, and considerably older than Australia's median age of 38 years. The age profile shows that individuals aged 55-64 are particularly prominent, making up 16.1% of the population, while those aged 25-34 make up a smaller proportion at 10.2%. Between 2021 and present, the percentage of the population aged 75 to 84 has grown from 5.3% to 7.1%, and the 65 to 74 cohort has increased from 11.3% to 12.6%. Conversely, the 45 to 54 age group has declined from 14.5% to 12.1%, and the 85+ population has dropped from 4.9% to 3.7%. Population forecasts for 2041 indicate substantial demographic changes in Largs Bay, with the 75 to 84 cohort projected to grow by 50%, adding 149 residents to reach a total of 446. Residents aged 65 and above will drive 81% of population growth, highlighting demographic aging trends. Conversely, population declines are projected for the 0 to 4 and 15 to 24 age cohorts.