Barmera
With a median age of 49, Barmera sits 9 years above the national figure, making it one of South Australia's more distinctly older regional communities. Household income lands at the 14.3rd percentile nationally, reflecting an economy built around healthcare, manufacturing and agriculture rather than knowledge-sector wages. The suburb scores decile 2 on both IRSD and IRSAD, placing it in the bottom fifth nationally for socioeconomic advantage. Despite that, 39.5% of residents own their homes outright, the highest ownership tier, because regional affordability and long residence periods allow debt-free accumulation over time.
Population
2,884
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,037/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
No median house price is recorded for Barmera in current data, but the cost indicators tell a clear story: weekly rent of $200 and monthly mortgage repayments averaging $1,028 put housing far below state capital benchmarks. Separate houses dominate at 84.3% of dwellings, compared to the national average where apartments and semi-detached stock account for a larger share, so buyers find a detached-house market almost exclusively. Three-bedroom homes make up 51.6% of stock, with 4-plus bedroom homes at 20.9%. Mortgage-to-income at 22.9% sits below the 30% stress threshold, and rent-to-income at 19.3% is comfortable, meaning affordability is not the constraint for buyers already here.
For Buyers
No median house price is recorded for Barmera in current data, but the cost indicators tell a clear story: weekly rent of $200 and monthly mortgage repayments averaging $1,028 put housing far below state capital benchmarks. Separate houses dominate at 84.3% of dwellings, compared to the national average where apartments and semi-detached stock account for a larger share, so buyers find a detached-house market almost exclusively. Three-bedroom homes make up 51.6% of stock, with 4-plus bedroom homes at 20.9%. Mortgage-to-income at 22.9% sits below the 30% stress threshold, and rent-to-income at 19.3% is comfortable, meaning affordability is not the constraint for buyers already here.
For Investors
Barmera's investment fundamentals are modest but stable. Weekly rent of $200 is low in absolute terms, though it has grown 43.9% over the decade, which is a stronger rent escalation than many larger SA markets. The vacancy rate of 13.6% is elevated, signalling oversupply relative to current demand. Annual population decline of 0.2% adds caution: fewer residents means reduced pressure on rental stock. Net overseas migration adds 27 residents a year on average, partially offsetting net internal flows. Development activity registered 26 applications in the past 12 months, mostly verandahs and outbuildings rather than new dwellings. Investors should weigh low entry costs against thin yield upside and a structurally shrinking tenant pool.
Development Activity
Total DAs
229
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
+7.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Barmera iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's School
R-6 · 67 students
Barmera Primary School
R-6 · 132 students
Demographics
The median age of 49 is 9 years above the national figure, and the trajectory reinforces this: the senior share rose 7.2 points over the decade while the working-age share fell 3.5 points. University qualifications reach 19.2%, which is 10.9 points below national, consistent with a trade and manual-labour employment base. Overseas-born residents at 14.0% are 7.6 points below national, pointing to a predominantly locally raised population. Ancestry is Anglo-Celtic led by English (1,189), German (310) and Scottish (192). Average household size of 2.1 is 0.4 below national, driven by the older age profile where couples without children account for 35.9% of families.
Age Distribution
Bedrooms
Dwelling Structure
84.3%
Houses
13.1%
Townhouse
1.4%
Apartment
Tenure
Barmera's housing stock is 84.3% separate houses, higher than the national average, with semi-detached at 13.1% and apartments at just 1.4%. Tenure splits as follows: 39.5% own outright, 30.1% carry a mortgage and 30.4% rent. The high outright ownership rate reflects long-term residents who have paid down debt over decades of regional living. Three-bedroom dwellings account for 51.6% of stock. Monthly mortgage repayments average $1,028 and the mortgage-to-income ratio is 22.9%, below the 30% stress marker. Rent averages $200 per week with rent-to-income at 19.3%. The 13.6% vacancy rate is above typical market equilibrium, which tends to suppress both rent growth and capital appreciation.
Mortgage / mo
$1,028
Rent / wk
$200
HH Size
2.1
Personal Income / wk
$578
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.6%
Unoccupied
196
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
35.9%
Couples, no children
2,084
Total families
Economy & Employment
Healthcare is the largest employing sector at 22.2% of local workers (147 people), followed by Manufacturing at 13.0% (86) and Education at 10.9% (72), then Hospitality at 8.5% and Agriculture at 8.2%. By occupation, Labourers (192) and Managers (163) lead, with Community and Personal Service workers at 161. The unemployment rate of 6.1% is higher than national averages, and the labour force participation rate of just 45.5% reflects the older demographic, with 1,127 residents not in the labour force. The SEIFA IEO score sits at decile 1 nationally, the lowest education and occupation tier, meaning Barmera's workforce skews toward manual and entry-level roles compared to state and national benchmarks.
Unemployment
4.5%
Labour Force
3,471
Unemployed
155
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.5%
Part-time
33.4%
Participation
45.5%
Employed
1,042
Occupations
Top Industries
University
19.2%
Postgraduate
3.4%
Born Overseas
14.0%
Dwellings
1,236
Transport to Work
Car dependency is high: 89.5% of residents drive to work, and with no recorded public transport usage in the data, the regional location makes vehicle ownership essential for most households. Walking and cycling account for 5.2% of commutes, above what many comparable regional towns record. The crime rate of 46.5 incidents per 1,000 residents is elevated and warrants consideration. Barmera scores decile 2 on the IRSAD index nationally, placing it in the bottom fifth for overall advantage. No schools are recorded within the suburb boundary in this dataset. Community participation is meaningful: 18.7% of residents volunteer, above the average for disadvantaged areas, and 11.5% of residents need daily assistance, which is higher than national norms and consistent with the older demographic.
Drive
89.5%
Public Transport
N/A
Walk / Cycle
5.2%
Work from Home
N/A
Population Forecast
-0.2%/yr
(-13 people/yr)
EstablishedBarmera is losing population slowly: the annual decline is 0.2% or roughly 13 persons a year, and the 10-year change is negative 1.9%. Medium forecasts for the broader SA2 area project continued decline through 2031, falling from around 6,662 to approximately 6,488, a further 2.6% drop. Migration is balanced, with average net overseas arrivals of 27 per year partially offsetting modest internal outflow. The gentrification score of 25 registers as early signs, driven by the 43.9% rent growth over the period, though income growth of 20.6% has not kept pace. The affordability trend is stable, moving from 31.7% in 2011 to 30.7% in 2021, suggesting rents have tightened slightly relative to local incomes.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+27
Net Internal / yr
+17
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
134
Year ending June 2024
Rate per 1,000 People
46.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Barmera compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Barmera a good suburb to live in?
Barmera suits residents seeking affordable, detached housing in a regional SA setting. Housing costs are low, with monthly mortgage repayments averaging $1,028 and rent at $200 per week. The trade-off is a SEIFA IRSAD decile 2 rating nationally, meaning high socioeconomic disadvantage, and a crime rate of 46.5 per 1,000 residents. Community volunteering at 18.7% signals strong local engagement.
What is the median house price in Barmera?
Current median house price data is not recorded for Barmera in this dataset. Cost proxies suggest an affordable market: monthly mortgage repayments average $1,028 and weekly rent is $200, well below SA capital city levels. Mortgage-to-income sits at 22.9%, below the 30% financial stress threshold.
What schools are in Barmera?
No schools are recorded inside the Barmera suburb boundary in this dataset. Families likely rely on schools in nearby Riverland towns. Locally, 19.2% of residents hold university qualifications, which is 10.9 points below the national figure, reflecting a workforce oriented toward trade, healthcare and manufacturing roles.
Is Barmera safe?
Barmera records a crime rate of 46.5 incidents per 1,000 residents, which is above typical rates for comparable SA regional suburbs. There are 134 total recorded crime incidents. Prospective residents should review SA Police crime statistics for the most current breakdown by category before making decisions.
Is Barmera good for property investment?
The investment case is mixed. Rent has grown 43.9% over the decade, a strong escalation rate. However, weekly rent of $200, a 13.6% vacancy rate and annual population decline of 0.2% create headwinds. The 26 development applications in 12 months are mostly improvements rather than new dwellings, so supply pressure is minimal. Low entry costs attract yield-focused buyers, but capital growth potential is limited.
How is Barmera's population changing?
Population is declining at 0.2% per year, roughly 13 persons annually, with a 10-year fall of 1.9%. The broader SA2 area is forecast to fall from around 6,662 to approximately 6,488 by 2031. The median age of 49 is 9 years above national, and the senior share grew 7.2 points over the decade, pointing to an aging, slowly contracting community.
How much development activity is there in Barmera?
There were 26 development applications lodged in the past 12 months. Recent applications include verandahs, patios and performance-assessed works. Activity reflects owner-occupier improvements rather than new dwelling construction, consistent with the 39.5% outright ownership rate and an established, slow-growth regional community.
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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