Aldinga Beach
At 91.3% separate houses and a 16.3% vacancy rate, Aldinga Beach reads as a coastal owner-occupier belt rather than a rental market, with detached homes almost entirely crowding out apartments at just 0.4% of stock. The $840,000 median house price (1Q 2026) climbed 7.0% in a year from $785,000, yet household income sits in the 30.8th percentile nationally, well below the price the market now commands. That gap is bridged by the 44.2% of households still paying a mortgage, the largest tenure group. SEIFA places the area in IRSAD decile 3, with university qualifications at 19.8% running 10.3 points below the national figure, signalling a trades and services workforce rather than a professional one.
Population
10,667
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,297/wk
DAs (12 months)iDevelopment Applications lodged in the past year
169
Median House
$840K
Median 1Q 2026
The $840,000 median (1Q 2026) is a buyer's tradeoff: large detached homes (91.3% separate houses) on a coast, but a price that rose 7.0% in a single year off $785,000. Stock skews family-sized, with 52.6% three-bedroom and 34.9% four-bedroom homes, so two-bedroom options at 11.2% are scarce for downsizers. Monthly mortgage repayments average $1,408, producing a mortgage-to-income ratio of 25.1%, just under the 30% stress threshold despite household income landing in the 30.8th percentile. Affordability holds because the typical home is a standard suburban house rather than a premium build, and the workforce leans on dual incomes. Buyers should note there are no schools recorded within the suburb boundary, so school-age families rely on neighbouring catchments.
For Buyers
The $840,000 median (1Q 2026) is a buyer's tradeoff: large detached homes (91.3% separate houses) on a coast, but a price that rose 7.0% in a single year off $785,000. Stock skews family-sized, with 52.6% three-bedroom and 34.9% four-bedroom homes, so two-bedroom options at 11.2% are scarce for downsizers. Monthly mortgage repayments average $1,408, producing a mortgage-to-income ratio of 25.1%, just under the 30% stress threshold despite household income landing in the 30.8th percentile. Affordability holds because the typical home is a standard suburban house rather than a premium build, and the workforce leans on dual incomes. Buyers should note there are no schools recorded within the suburb boundary, so school-age families rely on neighbouring catchments.
For Investors
The 28.7% renter share is modest against 71.4% owner-occupation, so the tenant pool is thinner than in metro markets. The headline risk is a 16.3% vacancy rate, far above a healthy 2-3% benchmark, which points to soft rental demand and longer void periods. Weekly rent of $320 against the $840,000 median yields roughly 2.0% gross, low for a regional coastal market. Rent-to-income at 24.7% leaves limited room to push rents higher without tipping tenants into stress. On the demand side, balanced migration adds about 105 internal and 93 overseas residents a year, and 162 development applications in the last 12 months signal a steady building pipeline that could add competing supply. Capital growth is the stronger case here than yield.
Development Activity
Total DAs
985
Last 12 Months
169
YoY ChangeiYear-over-year change in DA lodgements
+3.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 39 is 1 year below the national figure, but the trajectory is clearly aging: the senior share rose 7.5 points over the decade while the young share fell 3.6 points. Overseas-born residents at 20.7% sit 0.9 points below national, and the population is strongly Anglo-Celtic, led by English ancestry (5,547), Scottish (1,151), Irish (914) and German (732). Non-English languages are negligible, with Italian (22) and German (21) the largest, confirming a domestic, English-speaking base. University qualifications at 19.8% run 10.3 points below the national rate, consistent with a trades and personal-services workforce. Average household size of 2.5 matches the national average, and couples without children (26.2%) trail couples with children (3,409 families), a family-oriented composition.
Age Distribution
Bedrooms
Dwelling Structure
91.3%
Houses
7.8%
Townhouse
0.4%
Apartment
Tenure
Tenure splits 44.2% mortgaged, 28.7% renting and 27.2% owned outright, so most households still carry housing debt. The dwelling stock is overwhelmingly detached at 91.3%, with apartments at just 0.4% and semi-detached at 7.8%, leaving almost no dense or low-maintenance options. By size, 52.6% are three-bedroom and 34.9% four-bedroom homes, a profile built for families rather than singles. The median house price rose from $785,000 to $840,000 in a year, a 7.0% gain. Mortgage-to-income at 25.1% and rent-to-income at 24.7% both sit below the 30% stress line, which is notable given household income ranks only in the 30.8th percentile nationally. Affordability is holding because prices, while rising, remain below capital-city medians for comparable detached homes.
Median House Price Trend
Source: State Valuer-General (Median 1Q 2026)
Mortgage / mo
$1,408
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$320
Census 2021
HH Size
2.5
Personal Income / wk
$658
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.3%
Unoccupied
790
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.2%
Couples, no children
8,480
Total families
Economy & Employment
Healthcare dominates employment at 22.5% (668 workers), well ahead of Construction at 11.9% (352), Education at 10.7% (317), Retail at 8.4% (250) and Manufacturing at 7.0% (209). The occupation mix reinforces this, led by Community and Personal Service workers (716) ahead of Professionals (669) and Labourers (638), a services and trades base rather than a knowledge economy. That aligns with SEIFA scores, where IEO decile 3 and IRSAD decile 3 both sit in the lower national tiers, while IER decile 5 is mid-range. Unemployment at 6.5% runs above the national average, and the participation rate of 55.7% is constrained by 3,006 residents not in the labour force, consistent with the aging trajectory. Real income grew only 4.2% over the decade.
Unemployment
4.5%
Labour Force
9,022
Unemployed
402
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.7%
Part-time
37.8%
Participation
55.7%
Employed
4,395
Occupations
Top Industries
University
19.8%
Postgraduate
3.9%
Born Overseas
20.7%
Dwellings
4,036
Transport to Work
Aldinga Beach is heavily car-dependent, with 90.2% of commuters driving, only 2.1% using public transport and 2.6% walking or cycling, reflecting limited transit infrastructure on the metropolitan fringe. The crime rate of 33.8 offences per 1,000 residents (361 total) is moderate and lower than denser inner-metro suburbs, supporting a quiet residential feel. SEIFA IRSAD decile 3 indicates relative disadvantage, with university attainment 10.3 points below national, though housing stress stays contained with rent-to-income at 24.7%. There are no schools recorded inside the suburb, so families commute to nearby catchments. Volunteering at 15.8% points to active community participation, and the coastal setting with predominantly detached homes (91.3%) suits households prioritising space over amenity density.
Drive
90.2%
Public Transport
2.1%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+1.61%/yr
(+275 people/yr)
EstablishedPopulation growth runs at 1.61% per year, about 275 people, with a 10-year increase of 12.5%, placing it in a steady rather than rapid band. Migration is balanced, adding roughly 105 internal and 93 overseas residents annually, so growth is locally driven rather than migration-led. The standout trend is aging: the senior share climbed 7.5 points while the young share fell 3.6 points over the decade, and the forecast type is established rather than emerging. Gentrification scores 19 to 20, registering as early signs at most, with the only flags being an 18% population rise since 2011 and positive internal migration. Affordability improved from 51.3% to 47.5%, easing the income-to-price burden even as the median price rose 7.0% in the latest year.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+93
Net Internal / yr
+105
Gentrification Signal
Not gentrifying
Population +18% since 2011, Net internal migration +105/yr
Safety & Crime
Total Offences
361
Year ending June 2024
Rate per 1,000 People
33.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Aldinga Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Aldinga Beach a good suburb to live in?
Aldinga Beach suits buyers wanting space over density, with 91.3% detached houses and a moderate crime rate of 33.8 per 1,000. The tradeoffs are SEIFA IRSAD decile 3, university attainment 10.3 points below national, and heavy car dependence at 90.2% driving with only 2.1% on public transport.
What is the median house price in Aldinga Beach?
The median house price is $840,000 as of 1Q 2026, up 7.0% from $785,000 a year earlier. Average monthly mortgage repayments are $1,408, giving a mortgage-to-income ratio of 25.1%, which stays below the 30% stress threshold despite household income sitting in the 30.8th percentile nationally.
What schools are in Aldinga Beach?
There are no schools recorded within the Aldinga Beach suburb boundary in the current dataset, so the area's 3,409 families with children rely on catchments in neighbouring suburbs. Education is still a notable local employer at 10.7% of the workforce (317 workers), the third-largest industry.
Is Aldinga Beach safe?
Aldinga Beach records 361 offences a year, a crime rate of 33.8 per 1,000 residents. This is moderate and lower than dense inner-metro suburbs, consistent with a low-density coastal area of 780 people per square kilometre and a predominantly owner-occupier population at 71.4%.
Is Aldinga Beach good for property investment?
The case is mixed: gross rental yield is about 2.0% ($320 weekly rent on an $840,000 median), and the 16.3% vacancy rate is far above a healthy 2-3% benchmark, signalling soft demand. Capital growth is the stronger story, with the median up 7.0% in the past year and 162 development applications lodged in 12 months.
How is Aldinga Beach's population changing?
Population grows at 1.61% a year, around 275 people, a 12.5% rise over the decade. Growth is balanced, adding roughly 105 internal and 93 overseas residents annually. The notable shift is aging, with the senior share up 7.5 points and the young share down 3.6 points over ten years.
How much development is happening in Aldinga Beach?
There were 162 development applications lodged in the past 12 months, a high level for a suburb of 10,667 residents. Recent examples include single detached dwellings and a land division of one lot into two, indicating ongoing residential subdivision and infill on the metropolitan fringe.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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