Blackwood
Its 4,266 residents occupy 4.18 sq km, with 80.0% separate houses and household income at the 60.3rd percentile. The age profile is 5.0 years higher than the national comparison, and university attainment is 18.5 percentage points above national levels, helping explain the concentration of professionals and managers. Compared with nearby Belair and Glenalta, the key Blackwood choice is a more connected foothills setting with strong owner-occupier depth, but buyers still need to weigh price, slope and renovation scope.
Population
4,266
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,715/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Median House
$1.3M
First quarter 2026
Separate houses account for 80.0%, while 15.3% are apartments and 4.7% are semi-detached, so the search is more likely to centre on established houses than compact units. The largest bedroom group is three-bedroom homes at 44.8%, followed by four-plus bedrooms at 31.1%, which suits couples and families but can narrow entry options. Mortgage commitments equal 23.3% of household income, higher than the 19.2% rent-to-income ratio, although neither is flagged as stressed. Compared with a lower-priced market, Blackwood requires more upfront capital, while its 60.3rd percentile household income provides some support. Inspect retaining walls, access and renovation costs because foothills blocks can add to the purchase equation.
For Buyers
Separate houses account for 80.0%, while 15.3% are apartments and 4.7% are semi-detached, so the search is more likely to centre on established houses than compact units. The largest bedroom group is three-bedroom homes at 44.8%, followed by four-plus bedrooms at 31.1%, which suits couples and families but can narrow entry options. Mortgage commitments equal 23.3% of household income, higher than the 19.2% rent-to-income ratio, although neither is flagged as stressed. Compared with a lower-priced market, Blackwood requires more upfront capital, while its 60.3rd percentile household income provides some support. Inspect retaining walls, access and renovation costs because foothills blocks can add to the purchase equation.
For Investors
Rent growth reached 27.6%, higher than the latest annual price-history change of 22.9%, which may support income catch-up, although the two-quarter series is too brief for a full cycle view. Development activity is notable, with 47 applications in 12 months, suggesting ongoing renovation, small-scale accommodation and local commercial adaptation rather than a clear wave of new dwellings. Growth runs at 1.13% annually and is driven by overseas migration, while gentrification remains at an early-signs stage with a score of 22. Compared with a high-rental-yield market, Blackwood suits investors prioritising established ownership demand, scarcity and long-term amenity over maximum initial yield.
Development Activity
Total DAs
312
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
-2.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Blackwood has an older, highly educated profile: the median age is 45, which is 5.0 years above the national comparison, and 48.6% of residents have university qualifications, 18.5 percentage points higher than nationally. Household size averages 2.4 people, below the national comparison by 0.1, while couples with children account for 43.8% of families and couples without children 41.2%. English, Scottish and Irish ancestry are the leading recorded backgrounds at 2,225, 528 and 481 people, pointing to an Anglo-leaning base, while 21.9% were born overseas, 0.3 percentage points above the national comparison. The 85.4% five-year stay rate is high compared with the 14.6% turnover rate, which helps explain the suburb's established feel. Compared with Belair and Glenalta, Blackwood can appeal to households wanting foothills access without giving up a more connected local centre.
Age Distribution
Bedrooms
Dwelling Structure
80.0%
Houses
4.7%
Townhouse
15.3%
Apartment
Tenure
Blackwood's housing profile is owner-oriented and detached: 42.8% of dwellings are owned outright, 40.7% are mortgaged and only 15.0% are rented. That 83.5% combined ownership share is higher than the renting share and supports lower turnover, consistent with 85.4% of residents staying over five years. Three-bedroom homes make up 44.8% and four-plus-bedroom homes 31.1%, so family-sized stock dominates over two-bedroom homes at 22.1%. Apartments account for 15.3%, giving some choice below detached-house pricing, but not enough to redefine the market. Compared with nearby Belair or Glenalta, compare each address for slope, parking and access because these factors can materially alter value in an established foothills market.
Mortgage / mo
$1,733
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$330
Census 2021
HH Size
2.4
Personal Income / wk
$869
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.7%
Unoccupied
104
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
43.8%
Couples with children
41.2%
Couples, no children
13.5%
Single parent
1,218
Total families
Economy & Employment
Blackwood's employment base leans toward essential and knowledge services. Healthcare accounts for 22.7% of industry employment, followed by Education at 18.4%, Professional and Technical at 13.7%, Public Administration at 9.8% and Construction at 6.4%. Professionals number 803 and managers 284, ahead of trades at 228, clerical and administrative roles at 225, and community and personal service at 216, helping explain household income at $1,715 a week and the 60.3rd percentile position. Unemployment is 3.5% with a 62.0% participation rate, while 55.4% of employed residents work full time. SEIFA results are high: education and occupation sit in decile 9, IRSD is decile 10 and IRSAD decile 9. The unusual combination is strong socioeconomic advantage alongside a median age of 45 and 1,267 people outside the labour force, likely reflecting established and older households rather than weak employment. These indicators rank Blackwood above national socioeconomic norms.
Unemployment
3.5%
Labour Force
2,196
Unemployed
77
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.4%
Part-time
39.5%
Participation
62.0%
Employed
2,119
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
48.6%
Postgraduate
14.9%
Born Overseas
21.9%
Dwellings
1,731
Transport to Work
Blackwood suits households that value established surroundings, but daily life is more car dependent than transit led. Car driving accounts for 67.8% of journeys, compared with 6.2% using public transport, 3.1% walking or cycling and 19.2% working from home. The local population is 4,266 across 4.18 sq km, and the median age of 45 aligns with a quieter, established household profile. Crime is recorded at 29.5 incidents per 1,000 residents, while the IRSAD score is in decile 9 and IRSD in decile 10, placing socioeconomic advantage above national levels. Volunteering reaches 24.3%, and 5.6% of residents need assistance, so community participation and support needs coexist. Compared with a transit-oriented inner suburb, Blackwood's appeal depends more on road access, local services and its foothills setting.
Drive
67.8%
Public Transport
6.2%
Walk / Cycle
3.1%
Work from Home
19.2%
Population Forecast
+1.13%/yr
(+156 people/yr)
EstablishedBlackwood's growth outlook is measured rather than explosive. The forecast trend is 1.13% annually, with overseas migration identified as the primary driver, while population change across the wider area is 15.5% over 10 years. The shift trajectory is Aging: the senior share has risen 4.3 percentage points and the working share has fallen 3.5 points, so future demand is likely to favour accessible homes, services and lower-maintenance options more than a large family-led expansion. Gentrification is still at the Early signs stage, with a score of 22, and real income growth of 11.1% may help established households absorb higher prices. Rent growth of 27.6% is higher than the 1.13% annual population trend, indicating pressure from both housing costs and demand. Compared with a newly developing outer suburb, Blackwood's 47 development applications in 12 months point to incremental change, not wholesale redevelopment.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+118
Net Internal / yr
+20
Gentrification Signal
Early signs
Population +20% since 2011, Accelerating: 7% → 13%
Safety & Crime
Total Offences
126
Year ending June 2024
Rate per 1,000 People
29.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Blackwood compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Blackwood?
Blackwood has no confirmed school listing within the suburb itself. Families should check nearby school options and exact enrolment zones, because boundaries can cross the suburb's 4.18 sq km area. With 4,266 residents and 19.2% working from home, access and travel time may matter more than a simple distance estimate.
Is Blackwood safe?
Crime is recorded at 29.5 incidents per 1,000 residents, with 126 total incidents. That rate supports a low-crime profile, while the IRSAD score sits in decile 9, above national socioeconomic levels. Buyers should still assess the exact street, lighting, parking conditions and travel routes because local conditions can vary within a 4.18 sq km suburb.
How is Blackwood's population changing?
Population change across the wider area is forecast at 15.5% over 10 years, with growth running at 1.13% annually and overseas migration the primary driver. Blackwood's trajectory is Aging, with the senior share up 4.3 percentage points and the working share down 3.5 points. That is older-led compared with a young growth corridor.
What development is occurring in Blackwood?
Development activity reached 47 applications in 12 months, with examples including a Pilates studio conversion, ancillary accommodation and a carport. This points to ongoing adaptation of established properties compared with a clear pipeline of new dwellings. Buyers should check approvals, overlays and retaining-wall requirements, especially where site works may affect costs.
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), SA Department for Housing and Urban Development (house prices), state education open registers (school locations), 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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