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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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Seaview Downs has an estimated 3,046 residents, up from 2,718 at the 2021 Census — a change of 328 people, or 12.1%. Growth has averaged 2.0% a year over five years, faster than 77% of areas nationally. Overseas migration accounts for 65.0% of that increase. That puts 1,336 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 suburb of Seaview Downs is estimated to have a population of around 3,046, determined through AreaSearch's evaluation of broader ABS population revisions alongside post-Census validated address additions. Compared to the 2021 Census tally of 2,718 people, this represents an expansion of 328 people (12.1%). AreaSearch derived this shift from a resident base of 3,036 identified in the ABS June 2025 ERP release, coupled with 2 validated new addresses recorded after the Census benchmark. The local population density stands at 1,336 persons per square kilometer, outpacing the national benchmark across AreaSearch study locations.
Moreover, the 12.1% growth rate achieved by the suburb of Seaview Downs since the 2021 census outstripped both the SA4 region (6.3%) and the wider SA3 area, positioning it at the forefront of regional growth. Net overseas arrivals served as the primary growth catalyst, generating roughly 65.0% of recent population additions. Projections utilize ABS/Geoscience Australia figures published in 2024 (benchmarked against 2022) across SA2 areas. Where coverage is absent or for years post-2032, models incorporate the SA State Government's 2023 age-specific Regional/LGA projections (grounded on 2021 figures), applying weighted aggregation from LGA to SA2 divisions. Over the 16 years running to 2041, the suburb of Seaview Downs is projected to expand by 188 persons based on aggregated SA2-level figures—an overall increase of 5.8% that positions its anticipated growth slightly below the nationwide median.
Frequently Asked Questions - Population
59 new dwellings have been approved in Seaview Downs over the past five years, an average of 11 a year. That places the area in the 77th percentile for residential development activity nationally, about 4 approvals per 1,000 residents a year. Approvals are currently running at an annualised 33, 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 ABS building approvals by AreaSearch shows that Seaview Downs has averaged around 11 residential building consents annually, accumulating approximately 59 homes over the past 5 financial years. In FY-25 to date, 33 approvals have already been registered. Between FY-21 and FY-25 across the past 5 financial years, the suburb generated an average of 4.9 new residents annually for every newly built home, creating a scenario where underlying housing demand substantially outpaces new supply and puts upward pressure on prices and competition. New dwellings carry an average construction value of $558,000, pointing to targeted developer investment in high-end, premium housing.
Meanwhile, commercial construction activity remains subdued, with commercial approvals totaling $857,000 during the current financial year. Per capita residential approvals in Seaview Downs run at roughly two-thirds of the Greater Adelaide average, yet the locality places in the 85th percentile nationwide following an acceleration in construction activity over recent years. Current building pipelines feature 75.0% standalone houses and 25.0% townhouses or apartments, preserving the traditional low-density suburban landscape while delivering housing for family-oriented buyers. This composition also marks a progressive pivot from the existing stock of 97.0% houses, reflecting tighter land availability and a requirement for more diverse, cost-effective residential formats. With an intake ratio of roughly 99 people per dwelling approval, the suburb displays clear attributes of an active growth market. According to the most recent AreaSearch quarterly estimate, population projections anticipate an influx of 178 residents into Seaview Downs by 2041. Ongoing building rates indicate that future dwelling supply is well placed to satisfy demographic demand, fostering balanced market conditions for prospective purchasers and creating capacity for expansion beyond baseline forecasts.
Frequently Asked Questions - Development
Development applications around Seaview Downs
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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 4 current infrastructure and development projects inside Seaview Downs. A further 9 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.24 billion. 6 are already under construction and 3 are due for completion within three years. The pipeline spans education & training, residential development 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
Local infrastructure programs, major capital investments, and planning updates play a pivotal role in shaping community outcomes. AreaSearch has pinpointed 5 notable initiatives expected to influence the locality. Prominent works include the Flagstaff Road Upgrade, Residential Development at 1 Greenfield Road, Seaview Downs Primary School Redevelopment, and Southern Suburbs Residential Policy Code Amendment, with key details provided on the most significant undertakings.
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Frequently Asked Questions - Infrastructure
Flagstaff Road Upgrade
Upgrade of approximately 3.3 km of Flagstaff Road including duplication of the remaining three-lane section to a permanent four-lane divided carriageway, intersection improvements, upgraded drainage, shared walking and cycling paths, lighting and road safety improvements. Construction has been underway with staged traffic management and community updates.
Residential Development at 1 Greenfield Road
Approved development opportunity for 3 stunning two-storey townhouses with water views on a re-zoned and prepared vacant land parcel. This site was previously subject to a larger mixed-use development application.
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.
Seaview Downs Primary School Redevelopment
Major upgrade project to deliver contemporary learning areas, new administration building, and demolition of ageing infrastructure, based on contemporary educational philosophies. The project received additional funding totaling $19.3 million.
Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building)
The Flinders Medical Centre Stage 1 Southern Redevelopment is a major $572 million public healthcare expansion delivered by Built Environs for SA Health and the Department for Infrastructure and Transport. The centerpiece is a seven-storey Acute Services Building adding 98 clinical beds, two 32-bed inpatient wards, a 16-bed satellite ICU, eye surgery suites, and four operating theatres. The building topped out in mid-2026 and is scheduled to open to patients in early 2028.
Southern Suburbs Residential Policy Code Amendment
A proposed planning amendment affecting residential zones in Southern Suburbs, including Seaview Downs, to transition areas to Hills Neighbourhood Zone and facilitate low-density infill development.
OTR Seacombe Road Redevelopment
Upgrade of the existing OTR fuel and convenience site delivering a reconfigured car park, a convenience drive-through, 2.4m acoustic fencing, and new on-site amenities including dog wash and vacuum facilities. The store page indicates drive-through and dog wash services operating, consistent with works being completed.
Oaklands Green
South Australia's largest social and affordable housing renewal project, transforming 16.5 hectares into a masterplanned community. The development delivers 680 new dwellings, comprising 235 social housing homes managed by Junction and 445 private/affordable homes. The project features 3.4 hectares of open space, including the expansion of Rajah Reserve and sustainable Green Star rated designs. Construction is staged over eight years with the first residents moved in during 2023.
1,673 residents of Seaview Downs are employed, from a labour force of 1,719. Unemployment sits at 2.7%, with participation at 68.4%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,238, about 73% 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
Seaview Downs features a skilled local labor pool with strong representation in essential industries, maintaining an unemployment rate of only 2.7% alongside estimated employment growth of 7.0% over the past year according to AreaSearch statistical modeling. By March 2026, employed residents reached 1,673, with local joblessness sitting 1.2% under the Greater Adelaide benchmark of 3.8%. Labor force participation stood at 68.4%, slightly higher than the Greater Adelaide figure of 66.4%. In addition, Census records show that a modest 11.2% of workers worked from home, although Covid-19 restrictions should be factored into that measurement.
Local workers are predominantly engaged in health care & social assistance, construction, and retail trade. Construction represents a major local specialization, employing residents at 1.4 times the regional concentration. Conversely, manufacturing accounts for a smaller footprint, engaging 4.9% of local workers compared to 7.0% throughout Greater Adelaide. A comparison of resident numbers against Census working population figures suggests that the suburb functions primarily as a dormitory residential district with relatively few local workplace destinations. Based on AreaSearch analysis of SALM and ABS data, aggregated from broader statistical areas, during the year to March 2026, employment levels increased by 7.0% and labour force increased by 6.4%, causing the unemployment rate to fall by 0.5 percentage points. This compares to Greater Adelaide, where employment grew by 4.2%, labour force expanded by 4.0%, and unemployment fell 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from Mar-26 can offer further insight into potential future demand within Seaview Downs. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Seaview Downs's employment mix suggests local employment should increase by 6.8% over five years and 14.0% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
Frequently Asked Questions - Employment
Median household income in Seaview Downs is $1,741 a week (about $91,000 a year), with median personal income at $796 a week. ATO records put median taxable income at $50,989 a year against an average of $65,362. 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 postcode ATO statistics compiled by AreaSearch for financial year 2023, the suburb of Seaview Downs recorded a median taxpayer income of $50,989 and an average of $65,362, sitting marginally below the national midpoint and below Greater Adelaide's median of $54,808 and average of $66,852. Following a 10.17% rise in the Wage Price Index since financial year 2023, updated modeled estimates stand at roughly $56,175 (median) and $72,009 (average) as of March 2026. Data from Census 2021 places personal, family, and household earnings around the middle of national distributions, within the 48th and 49th percentiles.
The primary earnings band is $1,500 - 2,999, capturing 35.0% of local earners (1,066 people), which aligns with the regional proportion of 31.8%. After meeting housing costs, households retain 86.5% of their income, positioning the area in the 6th decile on the SEIFA income index.
Frequently Asked Questions - Income
Seaview Downs had 1,022 occupied dwellings at the 2021 Census, 97% detached houses and 0% apartments. 47% are owned with a mortgage, 11% rented and 41% owned outright. At that Census the median rent was $385 a week and the median mortgage repayment $1,742 a month. Rent absorbs 22.1% of household income here and mortgage repayments 23.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census records show that the housing profile of Seaview Downs was comprised of 96.9% houses alongside 3.1% other dwellings (including townhouses, apartments, and non-detached types), which contrasts with Adelaide metro where houses represented 75.2% and other dwellings accounted for 24.9%. Outright home ownership was significantly higher locally at 41.2% relative to Adelaide metro, with remaining properties either being purchased under a mortgage (47.4%) or occupied by tenants (11.4%). The median monthly mortgage payment stood at $1,742 compared to $1,562 across Adelaide metro, while median weekly rent was $385 against $320 regionally.
Relative to national figures, Seaview Downs records lower monthly home loan commitments than the Australian average of $1,863, while weekly rental costs remain above the national figure of $375.
Frequently Asked Questions - Housing
Seaview Downs counted 1,022 households at the 2021 Census, an estimated 1,145 today, averaging 2.6 people each. 35% are couples with children, against 29% couples without children. 21% 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
Families constitute the clear majority of local living arrangements at 76.6% of households, consisting of 35.1% couples with children, 28.9% couples without children, and 11.5% single parent families. Non-family residences make up the remaining 23.4%, divided between single-person dwellings at 20.8% and group households at 3.1%. The average household size stands at 2.6 people, marginally exceeding the Greater Adelaide benchmark of 2.5.
Frequently Asked Questions - Households
26.4% of adults in Seaview Downs hold a university qualification, including 19.1% with a bachelor degree and 4.7% with postgraduate qualifications. A further 24.8% hold a vocational qualification. 1 school serves the area, with 327 enrolment places and an average ICSEA of 1,049 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
Residents holding university qualifications in Seaview Downs make up 26.4% of the population, which tracks just below the SA3 area benchmark of 30.7%. Bachelor degrees represent the largest higher education cohort at 19.1%, accompanied by postgraduate qualifications at 4.7% and graduate diplomas at 2.6%. Meanwhile, vocational and technical credentials are widely held, with 36.3% of individuals aged 15+ holding qualifications across certificate programs (24.8%) and advanced diplomas (11.5%). Participation in formal learning is substantial across the community, with 28.0% of residents enrolled in an educational course. Broken down by level, 9.9% attend primary education, 7.5% are in secondary education, and 5.2% are enrolled in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Seaview Downs reaches 8 stops on 8 routes, timetabled for about 580 services a week. The typical home sits about 240 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.7 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 connectivity in Seaview Downs is provided by 8 bus stops across the suburb. These facilities are linked to 8 distinct transit routes that generate 580 weekly passenger trips. Commuter access is strong, with the average distance to a boarding point being 238 meters. Because the locality is primarily residential, outward commuting is standard: private vehicles serve as the main travel method at 90%, followed by 5% commuting by train. Household motor vehicle ownership stands at 1.7 vehicles per dwelling, exceeding the regional baseline. Furthermore, 11.2% of residents reported working from home during the 2021 Census, a figure potentially influenced by pandemic conditions.
Bus services run at an overall frequency of 82 trips per day across all available routes, translating to roughly 72 weekly departures per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.4% of residents in Seaview Downs report no long-term health condition. 4.3% need daily assistance with core activities, and 52.8% hold private health cover. The standardised death rate runs at 4.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch evaluations of mortality and chronic illness rates show favorable overall health measures in Seaview Downs, with low rates of common health ailments recorded across both younger and older demographics. Private health insurance participation is slightly higher than the typical SA2 area level, covering approximately 53% of the community (~1,609 people). Asthma and arthritis represent the two most prevalent diagnosed conditions locally, each recorded among 7.8 and 7.8% of the populace, while 68.4% of residents reported having no medical ailments whatsoever, compared with 67.9% across Greater Adelaide. Overall well-being among residents under 65 is above average.
Seniors aged 65 and over account for 22.0% of the population (670 people), exceeding the Greater Adelaide share of 19.1%, with health metrics for older residents aligning closely with wider national standards.
Frequently Asked Questions - Health
Seaview Downs is largely Australian-born, at 77.7% of residents, with 11.7% speaking a language other than English at home. The largest reported ancestries are English (32.2%) and Australian (26.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics in Seaview Downs rank above typical averages, with 22.3% of residents born abroad and 11.7% utilizing a non-English language at home. Christianity constitutes the predominant religious affiliation, encompassing 40.6% of residents. The Other religious grouping accounts for 1.0% locally, compared with 1.8% recorded across Greater Adelaide. Looking at parent birthplaces, the principal ancestries reported in Seaview Downs are English (32.2%), Australian (26.0%), and Irish (7.6%). Notable variations exist among other heritages, with German heritage showing higher local representation at 5.5% (against 5.1% regionally), Russian background accounting for 0.5% (against 0.3%), and Polish heritage comprising 0.9% (against 1.0%).
Frequently Asked Questions - Diversity
The median resident of Seaview Downs is 42. 22.5% 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 distribution in Seaview Downs mirrors Greater Adelaide closely, with the greatest variation across the four primary age brackets being only 6.0 percentage points. As at August 2026, the estimated median age is 42, matching the 2021 Census figure and sitting 3 years above the Greater Adelaide benchmark of 39 recorded at that Census. Young residents aged 0 - 24 have increased their share from 30.0% at the Census to an estimated 31.2%. By 2041, seniors in the 65+ cohort are forecast to experience the largest numerical increase, adding 79 residents (12%) to reach 749.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Seaview Downs
8 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 8 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. | ||
| 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 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2025 about a year ago all 4 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 Aug 2025. | ||
| 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 — 2 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,718 at the 2021 Census → 3,046 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 (SAL41321). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.