Davoren Park
The suburb is young, with a median age of 33, and detached homes account for 70.0% of dwellings. Yet household income sits at the 9.7th percentile nationally, while SEIFA IRSAD is in decile 1, because lower incomes limit borrowing power despite the recent price rise. Compared with nearby Elizabeth Downs and Smithfield Plains, Davoren Park suits buyers seeking established three-bedroom housing and a car-oriented northern Adelaide setting, but its crime rate of 153.2 per 1,000 remains a key consideration.
Population
6,392
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$931/wk
DAs (12 months)iDevelopment Applications lodged in the past year
134
Median House
$676K
First quarter 2026
For buyers, the typical purchase is a three-bedroom house: 75.7% of dwellings have 3 bedrooms, while 70.0% are separate houses and 27.0% are semi-detached. Mortgage repayments are listed at $945 per month, with mortgage costs at 23.4% of household income and no mortgage-stress flag. Rent is $250 weekly and 26.9% of income, making holding costs a central budget test because household income is at the 9.7th percentile nationally. Buyers should inspect the exact street, drainage and school zone before committing.
For Buyers
For buyers, the typical purchase is a three-bedroom house: 75.7% of dwellings have 3 bedrooms, while 70.0% are separate houses and 27.0% are semi-detached. Mortgage repayments are listed at $945 per month, with mortgage costs at 23.4% of household income and no mortgage-stress flag. Rent is $250 weekly and 26.9% of income, making holding costs a central budget test because household income is at the 9.7th percentile nationally. Buyers should inspect the exact street, drainage and school zone before committing.
For Investors
Investor appeal comes from a 47.1% renting share, a $250 weekly median rent and a 9.2% vacancy rate, which points to a substantial tenant market but also more available stock than a tightly held rental market. The renting share is higher than the 31.4% mortgage share, reinforcing the importance of tenant demand to local conditions. Development activity is material, with 129 applications in 12 months, potentially adding competition as well as improving housing choice. Growth is forecast at 1.67% annually with migration described as Balanced, so the case is more about affordability and tenant depth than a rapid-growth premium.
Development Activity
Total DAs
873
Last 12 Months
134
YoY ChangeiYear-over-year change in DA lodgements
+22.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Davoren Park
Open-register school locations for education access. This is not a school-quality ranking.
Swallowcliffe School P-6
Demographics
Davoren Park has a median age of 33, which is 7 years below the national figure, helping explain demand for practical family housing and entry-level tenure options. Household size averages 2.5 people, exactly in line with the national comparison, while one-parent families account for 38.3% of 1,504 families and couples with children represent 32.2%. English is the largest recorded ancestry at 2,539 people, followed by Other at 973 and Scottish at 397, giving the suburb an anglo-leaning profile without making it culturally uniform. Overseas-born residents account for 22.7%, 1.1 percentage points above the national comparison, and university participation is 8.9%, 21.2 points below national. Compared with Elizabeth Downs, the profile is similarly family-oriented, but address-level household patterns can differ.
Age Distribution
Bedrooms
Dwelling Structure
70.0%
Houses
27.0%
Townhouse
3.0%
Apartment
Tenure
Detached and semi-detached stock defines the housing offer: 70.0% of dwellings are separate houses, 27.0% are semi-detached and only 3.0% are apartments. Three-bedroom homes dominate at 75.7%, so the suburb is more suited to conventional family layouts than apartment-led living. Tenure is unsettled, with 47.1% renting, 31.4% paying a mortgage and 20.6% owning outright; the high rental share helps explain why tenant demand is central to local pricing. Affordability improved from 48.6% in 2011 to 45.1% in 2021, but lower incomes still make borrowing capacity important.
Mortgage / mo
$945
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$250
Census 2021
HH Size
2.5
Personal Income / wk
$486
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.2%
Unoccupied
231
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
32.2%
Couples with children
25.9%
Couples, no children
38.3%
Single parent
1,504
Total families
Economy & Employment
Work is concentrated in practical and service industries. Healthcare accounts for 22.4% of industry employment, followed by Retail at 11.6%, Manufacturing at 10.8%, Construction at 8.2% and Education at 8.2%. The occupation mix reinforces that pattern, led by Labourers at 438 people, Machinery/Drivers at 286, Community/Personal roles at 267 and Trades at 222. Labour-market conditions are strained locally: unemployment is 17.5%, participation is 45.0% and 51.9% of employed residents work full time, while 2,285 people are outside the labour force. Household income is $931 weekly at the 9.7th percentile nationally, and IRSAD and IER are both in decile 1, indicating concentrated disadvantage because lower incomes and weaker participation limit spending power.
Unemployment
17.5%
Labour Force
2,198
Unemployed
384
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.9%
Part-time
40.9%
Participation
45.0%
Employed
1,814
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
8.9%
Postgraduate
1.6%
Born Overseas
22.7%
Dwellings
2,281
Transport to Work
Daily life is strongly car dependent: 81.7% drive as a car driver, compared with 3.7% using public transport, 2.3% walking or cycling and 3.4% working from home. That pattern makes access to a reliable vehicle important for commuting, shopping and appointments. Public transport use is well below car use, so road access matters more than transit connectivity. Local education access includes 1 government primary school serving P-6, with enrolment zones needing to be checked against the exact address; proximity alone does not establish school eligibility. Safety is a key consideration, with 979 recorded crimes and a rate of 153.2 per 1,000 people. Socioeconomic conditions are materially below average, with IRSAD in decile 1 and an assistance-need rate of 13.9%, so support services and household circumstances matter to lived experience.
Drive
81.7%
Public Transport
3.7%
Walk / Cycle
2.3%
Work from Home
3.4%
Population Forecast
+1.67%/yr
(+341 people/yr)
EstablishedGrowth is steady rather than explosive. The annual trend is 1.67%, while population change across the wider area is 17.7% over 10 years. Migration is described as Balanced and the trajectory is Mixed, so momentum is likely to depend on both local retention and incoming demand rather than one dominant source. The gentrification score is 28 and the stage is Early signs, consistent with a suburb where price movement is visible but broader change remains limited. Rent growth of 28.6% and real-income growth of 12.7% may improve investor attention, while the working share rose 2.8 percentage points and the senior share rose 1.4 points. Compared with a rapid-growth market, Davoren Park's forecast points to gradual change, supported by 129 development applications in 12 months.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+120
Net Internal / yr
+147
Gentrification Signal
Early signs
Population +29% since 2011, Net internal migration +147/yr
Safety & Crime
Total Offences
979
Year ending June 2024
Rate per 1,000 People
153.2
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Davoren Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Davoren Park?
Davoren Park has 1 local school, Swallowcliffe School P-6, a government primary setting. Families should verify the exact enrolment zone and year-level availability before signing, because school boundaries can cross nearby streets and the suburb's 3.24 square kilometres do not determine eligibility.
Is Davoren Park safe?
Safety needs active checking rather than a simple yes or no. Davoren Park recorded 979 crimes, equal to 153.2 incidents per 1,000 people, and that rate should be compared with the surrounding Playford area and the specific street. Visit at different times, review current local information and check lighting, parking and access before renting or buying.
How is Davoren Park's population changing?
Population change is positive but not rapid in the forecast: the annual trend is 1.67%, while change across the wider area is 17.7% over 10 years. Migration is classified as Balanced, the trajectory is Mixed and gentrification is at Early signs with a score of 28. Compared with a rapid-growth market, these signals point to gradual change rather than a fully transformed suburb.
Is there much development in Davoren Park?
Development activity is notable, with 129 applications in the past 12 months. Examples include 4 attached terrace dwellings, 1 ancillary accommodation proposal and a single-storey detached dwelling. New supply can improve choice, but it may also increase competition for established rentals, so investors should compare construction quality, completion timing and vacancy assumptions with existing homes.
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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