Beulah Park
A $1,450,000 median house price in a suburb of just 1,601 residents tells you something important: Beulah Park punches well above its weight in the Adelaide eastern suburbs. Household income sits at the 83.3rd percentile nationally, and 59.5% of residents hold university qualifications, which is 29.4 percentage points above the national figure. The suburb occupies just 0.56 square kilometres, giving a population density of 2,840 people per km2. Crime registers at 26.9 incidents per 1,000 residents and 74.5% of dwellings are separate houses, making it predominantly detached-suburban in character rather than apartment-dense.
Population
1,601
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,189/wk
DAs (12 months)iDevelopment Applications lodged in the past year
27
Median House
$1.4M
Median 1Q 2026
The $1,450,000 median house price marks a 12.1% fall from the $1,650,000 recorded in 1Q 2025, giving buyers a meaningful entry discount compared to the recent peak. Three-bedroom homes dominate at 47.4% of dwellings, with four-plus bedrooms adding another 21.3%, so family-sized stock is common. Separate houses account for 74.5% of all dwellings, well above the share you would find in higher-density inner suburbs. Monthly mortgage repayments average $2,301, which is 24.3% of household income, below the 30% mortgage stress threshold. Outright owners at 33.6% and mortgage holders at 34.0% are nearly equal, pointing to an established ownership base alongside a still-active buyer pool.
For Buyers
The $1,450,000 median house price marks a 12.1% fall from the $1,650,000 recorded in 1Q 2025, giving buyers a meaningful entry discount compared to the recent peak. Three-bedroom homes dominate at 47.4% of dwellings, with four-plus bedrooms adding another 21.3%, so family-sized stock is common. Separate houses account for 74.5% of all dwellings, well above the share you would find in higher-density inner suburbs. Monthly mortgage repayments average $2,301, which is 24.3% of household income, below the 30% mortgage stress threshold. Outright owners at 33.6% and mortgage holders at 34.0% are nearly equal, pointing to an established ownership base alongside a still-active buyer pool.
For Investors
The 32.4% renter share means roughly one-in-three dwellings is tenanted, providing reasonable depth for landlords. Weekly rent averages $390, which on a $1,450,000 median implies a gross yield near 1.4%, low by national standards. The vacancy rate of 8.8% is elevated and signals oversupply in the rental segment relative to demand, so landlords face competitive conditions. Development activity reached 26 applications in the past 12 months, above the low-activity threshold, though recent approvals lean toward alterations and outdoor structures rather than new dwellings. The 25.5% residential turnover rate suggests reasonable transaction volume compared to lower-mobility suburbs, which supports price discovery.
Development Activity
Total DAs
145
Last 12 Months
27
YoY ChangeiYear-over-year change in DA lodgements
+17.4%
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 one year below the national figure, placing Beulah Park close to average on age rather than skewing older like many premium suburbs. Overseas-born residents make up 24.6%, which is 3.0 percentage points above national, a moderate international presence. Ancestry leans Anglo, with English (597), Italian (259), Scottish (171) and Irish (152) as the leading groups. University qualifications at 59.5% run 29.4 points above the national average, consistent with the professional occupational mix. Average household size is 2.4, fractionally below national, and 26.0% of families are couples without children, reflecting a mix of empty-nesters and professionals.
Age Distribution
Bedrooms
Dwelling Structure
74.5%
Houses
17.8%
Townhouse
7.7%
Apartment
Tenure
Tenure divides fairly evenly: 33.6% own outright, 34.0% carry a mortgage and 32.4% rent. The balance between owners and renters is more equal than in many high-price suburbs, where outright ownership often dominates. Separate houses represent 74.5% of stock, semi-detached 17.8% and apartments just 7.7%, so the suburb remains detached-house dominated. Three-bedroom homes make up 47.4% and four-plus bedroom 21.3%, meaning most of the stock suits families. Prices fell from $1,650,000 in 1Q 2025 to $1,450,000 in 1Q 2026, a 12.1% decline over one year. Rent-to-income sits at 17.8%, comfortably below the 30% stress threshold compared to renters in tighter Sydney or Melbourne markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,301
Rent / wk
$390
HH Size
2.4
Personal Income / wk
$1,082
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.8%
Unoccupied
63
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.0%
Couples, no children
1,256
Total families
Economy & Employment
Professional and technical services lead local employment at 17.9% of workers (121 people), followed by Healthcare at 15.8% (107) and Education at 13.9% (94). These three knowledge sectors together account for almost half the local workforce, explaining why 59.5% of residents hold university qualifications. By occupation, Professionals (336) and Managers (139) dominate, with Clerical/Admin (118) and Community/Personal (102) filling supporting roles. The unemployment rate of 3.1% is low and participation reaches 69.8%. SEIFA scores are not available for this suburb at the census small-area level, but household incomes in the 83.3rd percentile nationally confirm the above-average economic standing.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.0%
Part-time
36.9%
Participation
69.8%
Employed
902
Occupations
Top Industries
University
59.5%
Postgraduate
18.1%
Born Overseas
24.6%
Dwellings
647
Transport to Work
Walking and cycling account for 10.4% of commutes, above what is typical for suburban Adelaide, because the compact 0.56 km2 layout keeps destinations close. Public transport use sits at 6.8% while car commuting reaches 77.3%, in line with most Adelaide suburbs. The crime rate of 26.9 incidents per 1,000 residents is a low-crime reading, consistent with the identity signal from the brief. No schools are recorded within the suburb boundary, so families rely on nearby institutions in adjacent eastern suburbs. Volunteering reaches 20.8% of residents and only 3.8% need daily assistance, both reflecting a well-resourced and generally healthy population compared to higher-disadvantage areas.
Drive
77.3%
Public Transport
6.8%
Walk / Cycle
10.4%
Work from Home
N/A
Safety & Crime
Total Offences
43
Year ending June 2024
Rate per 1,000 People
26.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beulah Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beulah Park a good suburb to live in?
Beulah Park scores well on most liveability indicators. Household income sits at the 83.3rd percentile nationally, university qualifications reach 59.5% (29.4 points above national), and the crime rate of 26.9 per 1,000 residents is low. The main trade-off is the $1,450,000 median house price, which limits entry.
What is the median house price in Beulah Park?
The median house price is $1,450,000 as of 1Q 2026. This is down 12.1% from $1,650,000 in 1Q 2025. Monthly mortgage repayments average $2,301, which represents 24.3% of household income, below the 30% stress threshold.
What schools are in Beulah Park?
No schools are recorded within the Beulah Park suburb boundary in this dataset. The suburb is just 0.56 km2, so families access schools in neighbouring eastern suburbs. Locally, 59.5% of residents hold university qualifications, which is 29.4 percentage points above the national figure.
Is Beulah Park safe?
The recorded crime rate is 26.9 incidents per 1,000 residents across 43 total offences, which is a low reading consistent with the suburb's low-crime identity signal. Only 3.8% of residents (60 people) need daily assistance, indicating a generally healthy and stable community.
Is Beulah Park good for property investment?
The 32.4% renter share provides a reasonable tenant pool, but weekly rent of $390 against a $1,450,000 median gives a gross yield near 1.4%, low compared to national averages. The vacancy rate of 8.8% is elevated, meaning investors face competitive rental conditions. Prices fell 12.1% over the past year.
How is Beulah Park's population changing?
Population data shows 1,601 residents across 0.56 km2 at the time of the last Census, giving a density of 2,840 people per km2. The suburb's 25.5% residential turnover rate indicates moderate market activity. No forward population forecast data is available in the brief for Beulah Park specifically.
How much development is happening in Beulah Park?
There were 26 development applications lodged in the past 12 months. Recent applications include retaining walls, verandahs and louvre structures, suggesting improvement works on existing homes rather than large-scale new supply, consistent with an established suburb at full land use with a 74.5% separate house stock.
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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