Bellevue Heights
With a median house price of $1,178,000 and only 12.6% of households renting, Bellevue Heights sits firmly in the ownership-dominant, established-wealth tier of Adelaide's southern hills corridor. The suburb scores decile 8 on three of four SEIFA indexes, placing it above the national median on education, economic resources and relative advantage. A median age of 47 is 7 years above the national figure, which explains both the 46.1% outright ownership rate and the 81.5% five-year resident retention. University qualifications reach 48.7%, which is 18.6 points above the national average, and the crime rate of 11.1 incidents per 1,000 residents signals a low-risk environment compared to most urban suburbs.
Population
2,712
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,662/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$1.2M
Median 1Q 2026
The median house price of $1,178,000 in 1Q 2026 reflects a sharp rise from $915,000 in 1Q 2025, a 28.7% one-year gain that exceeds most comparable Adelaide suburbs. The stock is overwhelmingly detached at 85.7%, with semi-detached accounting for the remaining 14.3%, so buyers face a straightforward choice between large family homes: 41.0% have 4 or more bedrooms and 45.9% have 3. Monthly mortgage repayments average $1,750, producing a mortgage-to-income ratio of 24.3%, which is below the 30% stress threshold, making repayments manageable relative to local incomes. Outright owners (46.1%) outnumber mortgage holders (41.3%), a profile consistent with established, older households rather than first-home buyers stretching to enter the market.
For Buyers
The median house price of $1,178,000 in 1Q 2026 reflects a sharp rise from $915,000 in 1Q 2025, a 28.7% one-year gain that exceeds most comparable Adelaide suburbs. The stock is overwhelmingly detached at 85.7%, with semi-detached accounting for the remaining 14.3%, so buyers face a straightforward choice between large family homes: 41.0% have 4 or more bedrooms and 45.9% have 3. Monthly mortgage repayments average $1,750, producing a mortgage-to-income ratio of 24.3%, which is below the 30% stress threshold, making repayments manageable relative to local incomes. Outright owners (46.1%) outnumber mortgage holders (41.3%), a profile consistent with established, older households rather than first-home buyers stretching to enter the market.
For Investors
The rental market in Bellevue Heights is narrow: only 12.6% of households rent, compared to the national average of around 30%, and the vacancy rate sits at 5.1%, which is elevated relative to tighter Adelaide submarkets. Weekly rent averages $370, which against the $1,178,000 median implies a gross yield below 1.7%, well below typical investment benchmarks. Development activity is active at 34 applications in the past 12 months, covering pool installations, retaining works and new dwellings, indicating steady improvement demand from owner-occupiers rather than speculative supply. Overseas migration drives the SA2 area population at a net 272 arrivals per year, offsetting an internal outflow of 25, which supports longer-term demand. The 28.7% price gain over a single year points to capital growth as the primary investment thesis rather than rental yield.
Development Activity
Total DAs
157
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+65.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bellevue Heights iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bellevue Heights Primary School
U, R-6 · 177 students
Demographics
The median age of 47 sits 7 years above the national figure, and the senior share rose 2.8 points over the decade while the working-age share fell 1.7 points, confirming a gradual aging trajectory. Overseas-born residents account for 27.2% of the population, which is 5.6 points above the national average, with English ancestry the dominant background (1,075 residents), followed by Scottish (298) and German (265). Languages spoken at home reflect a small multilingual minority: Mandarin (41 speakers), Arabic (15) and Polish (14), consistent with a predominantly English-speaking community. University qualifications at 48.7% are 18.6 points above national, and the 24.2% volunteering rate indicates high civic engagement relative to most suburbs. Average household size of 2.5 matches the national figure, but the dominance of couples-with-children (790) and couples-without-children (725) shows a predominantly two-adult household structure.
Age Distribution
Bedrooms
Dwelling Structure
85.7%
Houses
14.3%
Townhouse
N/A
Apartment
Tenure
Tenure is strongly skewed toward ownership: 46.1% own outright and 41.3% hold a mortgage, leaving just 12.6% renting, well below the national average. The detached house share of 85.7% is unusually high, meaning the suburb has almost no apartment supply, which keeps prices elevated and limits entry options for buyers seeking smaller dwellings. Bedroom distribution leans large: 41.0% of dwellings have 4 or more bedrooms and 45.9% have 3, with only 11.4% at 2 bedrooms. The median house price jumped from $915,000 in 1Q 2025 to $1,178,000 in 1Q 2026, a 28.7% annual gain. Mortgage-to-income at 24.3% and rent-to-income at 22.3% are both below the 30% stress threshold, indicating that housing costs remain proportionate to local income levels despite the high absolute price.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,750
Rent / wk
$370
HH Size
2.5
Personal Income / wk
$764
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
55
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.2%
Couples, no children
2,122
Total families
Economy & Employment
Healthcare is the dominant industry at 23.2% of workers (208 people), followed by Education at 16.6% (149) and Professional/Tech at 9.9% (89), giving the local economy a knowledge and care-sector character. By occupation, Professionals lead with 401 workers, followed by Managers (172) and Clerical/Admin (142). The unemployment rate is 5.2%, slightly above the national trend, and the full-time employment rate of 59.7% combined with a participation rate of 51.3% reflects the older age profile: 988 residents are not in the labour force, many of them retired. The IRSAD decile of 8 and IEO decile of 8 confirm that education and occupation outcomes place Bellevue Heights in the upper tier nationally. Real income grew 9.3% over the decade, and household income sits in the 57.5th percentile, above the national median.
Unemployment
1.9%
Labour Force
4,737
Unemployed
90
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.7%
Part-time
35.1%
Participation
51.3%
Employed
1,119
Occupations
Top Industries
University
48.7%
Postgraduate
14.9%
Born Overseas
27.2%
Dwellings
1,022
Transport to Work
Car dependency is very high at 86.9% driving to work, well above the national average, with public transport used by only 5.1% of commuters, reflecting the suburban hills location without major rail access. The crime rate of 11.1 incidents per 1,000 residents is low compared to most Adelaide council areas, consistent with the low-crime-rate identity signal. No schools are recorded within the Bellevue Heights boundary in this dataset, so families rely on schools in surrounding southern suburbs. The IRSAD decile of 8 places the suburb in the top 30% nationally for relative advantage, and only 7.7% of residents (202 people) need daily assistance, a low figure relative to the older median age of 47. Housing stress is absent: both mortgage-to-income at 24.3% and rent-to-income at 22.3% sit below the 30% threshold, a livability advantage that higher-density Adelaide suburbs cannot match at this price level.
Drive
86.9%
Public Transport
5.1%
Walk / Cycle
4.1%
Work from Home
N/A
Population Forecast
+0.73%/yr
(+63 people/yr)
EstablishedPopulation growth runs at 0.73% annually, adding roughly 63 residents per year, and the 10-year gain of 4.8% puts this in the slow-growth established suburb category. Overseas migration is the primary driver at a net 272 arrivals annually, offsetting a small internal outflow of 25 per year, a pattern typical of established southern Adelaide hills suburbs. Medium forecasts project the SA2 population rising from around 8,661 in 2025 to 8,660 by 2031, suggesting very modest net expansion. Gentrification signals are emerging, with the score at 30 classified as early signs: population has grown 15% since 2011, overseas inflow is accelerating and university-qualified residents are above the state average. The 81.5% five-year retention rate confirms that residents who arrive tend to stay, limiting turnover-driven demand in the sales market.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+272
Net Internal / yr
-25
Gentrification Signal
Early signs
Population +15% since 2011, Strong overseas inflow +272/yr, Accelerating: 1% → 14%
Safety & Crime
Total Offences
30
Year ending June 2024
Rate per 1,000 People
11.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bellevue Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bellevue Heights a good suburb to live in?
Bellevue Heights scores decile 8 on IRSAD, IEO and IRSD, placing it in the top 30% nationally for relative advantage. The crime rate of 11.1 per 1,000 residents is low, housing stress is below the 30% threshold for both owners and renters, and 81.5% of residents stayed for 5 years, indicating high satisfaction. The main trade-off is very high car dependency at 86.9% of commuters.
What is the median house price in Bellevue Heights?
The median house price is $1,178,000 as of 1Q 2026, up 28.7% from $915,000 in 1Q 2025. Monthly mortgage repayments average $1,750 and weekly rent averages $370. The mortgage-to-income ratio of 24.3% is below the 30% stress threshold, meaning repayments are proportionate to local incomes.
What schools are in Bellevue Heights?
No schools are recorded within the Bellevue Heights boundary in this dataset. Families rely on schools in surrounding southern suburbs. The local population is highly educated, with university qualifications at 48.7%, which is 18.6 points above the national average, suggesting strong educational outcomes in the broader area.
Is Bellevue Heights safe?
Bellevue Heights has a crime rate of 11.1 incidents per 1,000 residents, which is low by Adelaide standards. The suburb scores decile 8 on the IRSD index of relative disadvantage, placing it in the top 30% nationally, and the low-crime-rate tag is one of its 5 identity signals from Census and administrative data.
Is Bellevue Heights good for property investment?
Weekly rent of $370 against a $1,178,000 median implies a gross yield below 1.7%, low for income-focused investors. The vacancy rate at 5.1% is elevated and the renter share of 12.6% is thin compared to the national average of around 30%. However, the 28.7% price gain over a single year and overseas migration of 272 arrivals per year support the capital growth case.
How is Bellevue Heights's population changing?
Population grows at 0.73% per year, adding about 63 residents annually, with a 10-year gain of 4.8%. Overseas migration is the primary driver at net 272 arrivals annually, offsetting a small internal outflow of 25 per year. Gentrification signals are early, and medium forecasts project the broader SA2 area reaching around 8,660 residents by 2031.
How much development is happening in Bellevue Heights?
There were 34 development applications lodged in the past 12 months, including swimming pools, retaining walls and new two-storey dwellings. This level of activity reflects steady owner-occupier improvement demand rather than new supply growth, consistent with a 85.7% detached house suburb at 0.73% annual population 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 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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