Angaston
Angaston’s most distinctive feature is its mature, low-density profile: 2,202 residents spread across 79.59 square kilometres, with a median age of 46, or 6 years above the national figure. Housing is detached-house led at 81.3%, while 38.2% own outright and vacancy is 10.2%. The town sits in the Barossa landscape alongside Tanunda and Nuriootpa, but its 85.2% same-address stay rate points to a more settled local base. Manufacturing, healthcare and education account for 23.8%, 14.2% and 10.7% of listed industry employment, giving Angaston a practical production and service economy because local jobs are not dependent on commuting alone.
Local council: Barossa
Population
2,202
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,309/wk
DAs (12 months)iDevelopment Applications lodged in the past year
59
Angaston suits buyers who value conventional homes and manageable ongoing costs over a dense apartment setting. Separate houses make up 81.3% of dwellings, with 54.1% containing 3 bedrooms and 26.2% having 4 or more. A typical mortgage repayment is listed at $1,343 a month, equal to 23.7% of household income, so mortgage stress is not flagged. Compared with the 4.4% apartment share, the housing stock is clearly house-led. Because no current median house price is available, buyers should judge value from recent settled sales, land size and renovation needs, then compare Angaston with nearby Barossa options.
For Buyers
Angaston suits buyers who value conventional homes and manageable ongoing costs over a dense apartment setting. Separate houses make up 81.3% of dwellings, with 54.1% containing 3 bedrooms and 26.2% having 4 or more. A typical mortgage repayment is listed at $1,343 a month, equal to 23.7% of household income, so mortgage stress is not flagged. Compared with the 4.4% apartment share, the housing stock is clearly house-led. Because no current median house price is available, buyers should judge value from recent settled sales, land size and renovation needs, then compare Angaston with nearby Barossa options.
For Investors
Angaston presents a mixed investment case. The 25.0% renting share creates a meaningful tenant pool, and weekly rent is $249, but vacancy at 10.2% is high enough to make leasing speed and property presentation important. Compared with outright owners at 38.2%, renters are a smaller tenure group, which can limit depth for some rental products. Development activity reached 59 applications in 12 months, including decks, fences and ancillary accommodation, so the figure signals ongoing property work rather than 59 new dwellings. Rent growth of 30.8% and a Balanced migration driver support demand, while the vacancy rate calls for conservative yield and holding-cost assumptions.
Development Activity
Total DAs
360
Last 12 Months
59
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Angaston
Open-register school locations for education access. This is not a school-quality ranking.
Angaston Primary School
Demographics
Angaston has an older, settled social profile. The median age is 46, 6 years above the national figure, while average household size is 2.3, or 0.2 below the national level. Overseas-born residents account for 11.4%, 10.2 percentage points below national, and university attainment is 28.6%, 1.5 points below national. English ancestry counts 965 people and German ancestry 527, while 1,030 report no religion and 972 Christianity. The 85.2% same-address stay rate is high compared with the 14.8% turnover rate because established households change less often. When comparing Angaston with nearby Tanunda or Nuriootpa, this older, lower-turnover profile is an important local marker.
Age Distribution
Bedrooms
Dwelling Structure
81.3%
Houses
14.0%
Townhouse
4.4%
Apartment
Tenure
Angaston’s tenure mix points to a sizeable owner base, but not a uniformly debt-free one. Outright ownership is 38.2%, mortgage ownership 33.5% and renting 25.0%, with 3.3% in other tenure. The 81.3% separate-house share is higher than the 14.0% semi-detached and 4.4% apartment shares combined. Three-bedroom homes dominate at 54.1%, followed by 4-plus bedrooms at 26.2%. Compared with an apartment-oriented market, Angaston offers more land-oriented housing, while rent-to-income at 19.0% and mortgage-to-income at 23.7% indicate limited current stress. Affordability was broadly stable, moving from 34.1% in 2011 to 34.6% in 2021, because housing costs changed only modestly relative to incomes.
Mortgage / mo
$1,343
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$249
Census 2021
HH Size
2.3
Personal Income / wk
$733
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.2%
Unoccupied
101
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.7%
Community Profile
Ancestry
Household Composition
37.9%
Couples with children
46.4%
Couples, no children
15.0%
Single parent
625
Total families
Economy & Employment
Angaston’s employment base is led by manufacturing at 23.8% or 164 jobs, followed by healthcare at 14.2% or 98, education at 10.7% or 74, agriculture at 7.7% or 53 and retail at 5.9% or 41. This mix supports local demand because production and land-based work are complemented by health, education and shopfront services. Labourers number 201, professionals 200 and managers 180, with trades at 121. Unemployment is 3.4% and participation 59.8%, while household income of $1,309 a week sits at the 31.2 percentile nationally. Compared with income and resources, SEIFA shows education and occupation at decile 4, economic resources at 7, disadvantage at 5 and advantage at 4, suggesting household resources are stronger than formal education and occupational measures.
Unemployment
3.4%
Labour Force
1,065
Unemployed
36
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.2%
Part-time
37.1%
Participation
59.8%
Employed
1,029
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
28.6%
Postgraduate
5.1%
Born Overseas
11.4%
Dwellings
892
Transport to Work
Angaston provides a low-density, car-oriented lifestyle across 79.59 square kilometres. About 77.5% of residents drive to work, compared with 5.0% who walk or cycle, while 13.6% work from home, so access to a car matters for daily errands and regional connections. One local school, Angaston Primary School, provides government primary education; families should check enrolment zones and secondary options against the exact address. Safety is a relative positive, with 46 recorded incidents and a rate of 20.9 per 1,000. Compared with the raw incident count, the rate gives the fairer local comparison. SEIFA advantage is decile 4 and disadvantage decile 5, suggesting average rather than top-tier socioeconomic conditions.
Drive
77.5%
Public Transport
N/A
Walk / Cycle
5.0%
Work from Home
13.6%
Growth Outlook
Angaston is on an established, measured growth path rather than a rapid expansion cycle. The annual trend is 0.86%, with migration classified as Balanced, while population change across the wider area is 9.4% over 10 years. The trajectory is Aging: the senior share rose 6.2 percentage points, the working share fell 5.3 points and the young share fell 1.3 points. Gentrification remains at Early signs, with a score of 20, while the shift measure records 25 and the same stage. Compared with zero growth, the 0.86% pace is positive but restrained because change is being shaped by an older resident base and balanced migration rather than a single strong inflow.
Population trend: Barossa council area
Angaston sits in the Barossa council area. These are the council area's residents, not Angaston's.
Residents 2025
26,817
Growth, 5 yr average
+1.1%/yr
2020 to 2025
Growth, last year
+0.7%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
46
Year ending June 2024
Rate per 1,000 People
20.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Angaston compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Angaston a good suburb to live in?
Angaston can suit households wanting detached housing, a settled pace and manageable debt costs. The median age is 46, 81.3% of dwellings are separate houses and mortgage costs equal 23.7% of household income, with mortgage stress not flagged. Compared with denser locations, daily life is more car-dependent.
What is the median house price in Angaston?
A current median house price is not available for Angaston, so a single suburb figure should not drive the decision. Buyers can compare recent settled sales by land size, condition and bedroom count: 54.1% of homes have 3 bedrooms and 26.2% have 4 or more. Compared with rent of $249 a week, sale evidence is essential for judging yield.
What schools are in Angaston?
Angaston Primary School is the local school listed, and it is a government primary school. Families should confirm the exact enrolment zone and compare secondary-school access before buying, because 1 primary option does not cover every year level. The suburb has 2,202 residents across 79.59 square kilometres, so travel planning matters more than in a compact urban area.
Is Angaston safe?
Angaston recorded 46 incidents, equivalent to 20.9 crimes per 1,000 residents. That rate is the more useful comparison than the raw count because the suburb has 2,202 residents. Its low-density setting and 77.5% car-driver share may suit people seeking a quieter routine, but normal checks around the exact street and property are still sensible.
Is Angaston good for property investment?
Investment conditions are mixed rather than automatic. Weekly rent is $249, the renting share is 25.0% and vacancy is 10.2%, so tenant demand may be less consistent than in tighter markets. Rent growth of 30.8% and 59 development applications add interest, but compared with a low-vacancy market, investors should stress-test longer vacancy, repairs and resale liquidity.
How is Angaston's population changing?
Angaston’s population is on an aging, established trajectory. The wider-area trend is 0.86% a year and population change over 10 years is 9.4%, with migration classified as Balanced. Senior share rose 6.2 percentage points while working share fell 5.3 points. Compared with a rapid-growth corridor, change is measured because the resident base is aging.
What development is happening in Angaston?
Development activity reached 59 applications in 12 months. Recent applications included a 1-bedroom ancillary accommodation conversion, a deck and a fence variation, pointing to ongoing upgrades rather than a clear surge in new dwellings. Compared with a greenfield release area, buyers should expect incremental change and check approvals, overlays and infrastructure before relying on future growth.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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