Angaston
Manufacturing anchors 23.8% of local employment in Angaston, a proportion that stands well above most regional SA towns, and that industrial base shapes almost everything else about this Barossa Valley suburb. With 2,202 residents spread across 79.6 square kilometres, the density of 27.7 people per km2 is low even by rural SA standards. The median age of 46 sits 6.0 years above the national figure, one of the clearest markers of an aging, established community. Household income ranks at just the 31.2nd percentile nationally, yet housing stress is contained: rent-to-income is 19.0% and mortgage-to-income is 23.7%, both below the standard 30% stress threshold. An 85.2% residential stability rate tells the story of a community that largely stays put.
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
54
No median house price is available for Angaston in this dataset, reflecting the town's small transaction volume rather than any data anomaly. What the brief does show is that housing costs are manageable: monthly mortgage repayments average $1,343 and the mortgage-to-income ratio is 23.7%, comfortably below the 30% stress threshold despite household incomes sitting at the 31.2nd percentile nationally. Separate houses dominate at 81.3% of dwellings, which is high compared to the national average, with semi-detached at 14.0% and apartments at just 4.4%. The bedroom split leans toward three-bedroom homes (54.1%), with a solid share of four-plus bedroom properties at 26.2%. Buyers get substantial footprint for modest repayments relative to the broader SA market.
For Buyers
No median house price is available for Angaston in this dataset, reflecting the town's small transaction volume rather than any data anomaly. What the brief does show is that housing costs are manageable: monthly mortgage repayments average $1,343 and the mortgage-to-income ratio is 23.7%, comfortably below the 30% stress threshold despite household incomes sitting at the 31.2nd percentile nationally. Separate houses dominate at 81.3% of dwellings, which is high compared to the national average, with semi-detached at 14.0% and apartments at just 4.4%. The bedroom split leans toward three-bedroom homes (54.1%), with a solid share of four-plus bedroom properties at 26.2%. Buyers get substantial footprint for modest repayments relative to the broader SA market.
For Investors
Angaston's rental market has tightened considerably: rents grew 30.8% over the measured period, substantially above inflation, yet weekly rent of $249 remains well below the SA regional average, meaning the income base can absorb further rises. The vacancy rate of 10.2% is elevated, indicating more rental supply than current demand can absorb, which tempers short-term yield upside. On the positive side, 53 development applications were lodged in the past 12 months, signalling active local construction interest and confidence. Net internal migration averages 37 residents a year and overseas migration adds 30 more, providing a balanced demand floor. The renter share of 25.8% is moderate, so investors face a smaller tenant pool than in urban markets, but competition for rental stock is also lower.
Development Activity
Total DAs
343
Last 12 Months
54
YoY ChangeiYear-over-year change in DA lodgements
-11.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Angaston iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Good Shepherd Lutheran School - Angaston
R-6 · 96 students
Angaston Primary School
R-6 · 258 students
Demographics
The median age of 46 is 6.0 years above the national figure and the demographic trajectory is clearly aging: the senior share rose 6.2 points over the decade while the working-age share fell 5.3 points. Overseas-born residents make up 11.4% of the population, which is 10.2 percentage points below the national average, reflecting Angaston's historically Anglo-German roots. Ancestry confirms this: English (965) and German (527) are the two largest groups, with German heritage notably stronger here than in most SA towns. University qualifications reach 28.6%, which is 1.5 percentage points below national. Average household size of 2.3 is slightly below the national figure, consistent with the preponderance of older couples: 33.2% of families are couples without children, and the one-parent share is negligible.
Age Distribution
Bedrooms
Dwelling Structure
81.3%
Houses
14.0%
Townhouse
4.4%
Apartment
Tenure
Owner-occupancy dominates: 39.5% own outright and 34.6% hold a mortgage, leaving renters at 25.8%, a split that points to long-term, established residents rather than a transient population. This aligns with the 85.2% residential stability rate, well above what you would find in growth corridors. Separate houses make up 81.3% of dwellings, higher than the SA state average, while apartments at 4.4% are scarce. Three-bedroom homes account for 54.1% of stock, with four-plus bedrooms at 26.2%, meaning Angaston skews toward family-sized dwellings. The vacancy rate of 10.2% is higher than the national average, suggesting some oversupply in the rental segment. Monthly mortgage repayments of $1,343 are modest relative to comparable regional centres, keeping purchase entry accessible despite the low median income base.
Mortgage / mo
$1,343
Rent / wk
$249
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
33.2%
Couples, no children
1,731
Total families
Economy & Employment
Manufacturing employs 23.8% of Angaston's workforce (164 workers), the dominant sector and higher than most regional SA centres, reflecting the town's role as a production hub within the Barossa economy. Healthcare (14.2%, 98 workers) and Education (10.7%, 74 workers) are the next two employers, together forming a public-services backbone that is typical of service-dependent regional towns. Agriculture contributes 7.7% (53 workers), lower than you might expect for a Barossa suburb, because most vineyard and farm operations fall under surrounding rural classifications. The unemployment rate is 3.5% and the full-time rate is 61.1%, reasonable results for a town this size. SEIFA scores place Angaston at IRSD decile 5 (moderate disadvantage), IRSAD decile 4 (moderate-low advantage), IEO decile 4 and IER decile 7, the last score reflecting solid economic resource access driven by high outright ownership.
Unemployment
2.1%
Labour Force
3,792
Unemployed
80
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.1%
Part-time
35.4%
Participation
57.1%
Employed
981
Occupations
Top Industries
University
28.6%
Postgraduate
5.1%
Born Overseas
11.4%
Dwellings
892
Transport to Work
Crime sits at 20.9 incidents per 1,000 residents annually, a low rate that is consistent with Angaston's identity as a stable, low-transient community. Car reliance is high at 89.7% of commuters driving, above the national average, reflecting the rural setting and limited public transport options. The 5.8% who walk or cycle is reasonable given the town scale. No schools are listed for Angaston within this dataset boundary, so families rely on institutions in Nuriootpa and other nearby Barossa centres. The volunteering rate of 28.6% is notably high compared to most suburbs, a sign of active civic participation. Mortgage stress affects 5.3% of residents (111 people) and housing-cost ratios remain below the 30% stress threshold, meaning affordability pressure is lower here than in metro SA markets despite incomes sitting at the 31.2nd percentile nationally.
Drive
89.7%
Public Transport
N/A
Walk / Cycle
5.8%
Work from Home
N/A
Population Forecast
+0.86%/yr
(+59 people/yr)
EstablishedAngaston's population grew 9.4% over the decade and trends at 0.86% per year (around 59 additional residents annually), a pace consistent with steady, unspectacular regional growth. Medium forecasts project the broader SA2 area reaching 7,221 by 2031 from 6,896 in 2025, continuing the same trajectory. Migration is balanced: net internal arrivals average 37 per year and overseas migration adds 30, so neither channel dominates. The gentrification score of 20 places Angaston at the early signs stage, driven by signals that include 14% population growth since 2011 and an accelerating growth rate from 4% to 10%. Real incomes grew 4.8% over the period, a modest real gain that has kept affordability stable: the housing-cost-to-income ratio barely moved from 34.1% in 2011 to 34.6% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+30
Net Internal / yr
+37
Gentrification Signal
Early signs
Population +14% since 2011, Accelerating: 4% → 10%
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 suits buyers wanting a stable, low-cost regional base in the Barossa Valley. The crime rate of 20.9 per 1,000 is low, mortgage repayments average $1,343 a month, and 85.2% of residents stay from year to year. The trade-offs are high car dependence at 89.7% of commuters and limited public transport typical of rural SA.
What is the median house price in Angaston?
No median house price is available for Angaston in this dataset due to low transaction volume. Monthly mortgage repayments average $1,343, and the mortgage-to-income ratio is 23.7%, below the 30% stress threshold. Weekly rent sits at $249, well below the SA average, and rents rose 30.8% over the measured period.
What schools are in Angaston?
No schools are recorded inside the Angaston suburb boundary in this dataset. Families typically attend schools in Nuriootpa and other nearby Barossa towns. Locally, 28.6% of residents hold university qualifications, 1.5 percentage points below the national average.
Is Angaston safe?
Angaston recorded 46 total crimes in the measured period, giving a rate of 20.9 per 1,000 residents, which is low for a regional SA community. The IRSD decile 5 score places it at moderate disadvantage nationally, and only 5.3% of residents (111 people) require daily assistance, consistent with a stable, well-established population.
Is Angaston good for property investment?
Rental demand is moderate with 25.8% of households renting at $249 a week. Rents grew 30.8% over the measured period, well above inflation, but the 10.2% vacancy rate signals current oversupply. 53 development applications were lodged in the past 12 months, showing local construction activity. Balanced migration of 37 net internal and 30 overseas arrivals per year provides a steady demand floor.
How is Angaston's population changing?
Angaston grew 9.4% over the decade and is adding roughly 59 residents per year at 0.86% annual growth. Medium forecasts project the surrounding area reaching 7,221 by 2031. The population is aging, with the senior share up 6.2 points and the working-age share down 5.3 points since 2011.
How much development is happening in Angaston?
53 development applications were lodged in Angaston in the past 12 months, including new single-storey dwellings and residential improvements such as verandahs and carports. This level of activity is moderate for a town of 2,202 people and aligns with the early-signs gentrification score of 20 and the 0.86% annual population growth rate.
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.
Explore Angaston on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map