Findon
The contrast resolves through tenure and density: 6,997 people pack into 2.45 km2 at 2,853 per km2, with 37.4% renting and a 23.6% turnover rate that lifts churn and reported offences. Italian ancestry (1,361) sits second only to English (1,562), a legacy of postwar migration that still shapes the area, and overseas-born residents at 35.3% run 13.7 points above the national figure. Healthcare employs 22.8% of the workforce, the dominant industry by a wide margin.
Population
6,997
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,424/wk
DAs (12 months)iDevelopment Applications lodged in the past year
62
Median House
$1.0M
First quarter 2026
Three-bedroom homes dominate at 56.3%, and 4-plus bedroom houses add another 15.3%, so buyers find family-sized dwellings rather than units. Monthly mortgage repayments of $1,733 produce a mortgage-to-income ratio of 28.1%, which stays below the 30% stress threshold because the suburb sits at the 42nd household income percentile, slightly below the national midpoint. Owner-occupiers hold 62.6% of dwellings, split between 28.1% owned outright and 34.5% carrying mortgages.
For Buyers
Three-bedroom homes dominate at 56.3%, and 4-plus bedroom houses add another 15.3%, so buyers find family-sized dwellings rather than units. Monthly mortgage repayments of $1,733 produce a mortgage-to-income ratio of 28.1%, which stays below the 30% stress threshold because the suburb sits at the 42nd household income percentile, slightly below the national midpoint. Owner-occupiers hold 62.6% of dwellings, split between 28.1% owned outright and 34.5% carrying mortgages.
For Investors
Renters occupy 37.4% of dwellings, a solid tenant pool though below the renter shares seen in inner-city markets. The vacancy rate of 8.1% is elevated and signals softer rental demand than tighter Adelaide pockets, which tempers the case for new buy-to-let stock. Development activity is healthy at 58 applications in 12 months, including subdivisions splitting single allotments into multiple dwellings, so infill is reshaping supply. The crime rate of 99.5 per 1,000 may give some tenants pause, but the predominance of separate houses (65.8%) appeals to families seeking longer tenancies.
Development Activity
Total DAs
432
Last 12 Months
62
YoY ChangeiYear-over-year change in DA lodgements
+3.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Findon
Open-register school locations for education access. This is not a school-quality ranking.
Findon High School
Demographics
The median age of 37 sits 3 years below the national median, pointing to a working-age rather than retiree skew. Overseas-born residents at 35.3% run 13.7 points above national, anchored by Italian heritage (1,361) that trails only English ancestry (1,562), with Indian (479) and Greek (472) communities adding to the mix. Italian remains the top non-English language at home (226 speakers), followed by Punjabi (189) and Greek (123), reflecting both an older European migration wave and newer South Asian arrivals. University qualifications reach 38.7%, which is 8.6 points above national. Average household size of 2.3 runs 0.2 below national, and couples with children (2,044) outnumber couples without children (1,357), a more family-oriented profile than inner-Adelaide.
Age Distribution
Bedrooms
Dwelling Structure
65.8%
Houses
21.4%
Townhouse
12.6%
Apartment
Tenure
Owner-occupiers control 62.6% of dwellings, with 28.1% owned outright and 34.5% under mortgage, while renters make up the remaining 37.4%. Separate houses dominate at 65.8%, semi-detached homes add 21.4%, and apartments sit at only 12.6%, a low-rise profile despite the 2,853 per km2 density. Three-bedroom dwellings account for 56.3% of stock and 4-plus bedroom homes another 15.3%, so two-thirds of housing suits families. Rent-to-income at 21.8% and mortgage-to-income at 28.1% both sit below stress thresholds, which holds even though household income ranks at only the 42nd percentile nationally, because the rental rate of $310 weekly is moderate against local earnings.
Mortgage / mo
$1,733
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$310
Census 2021
HH Size
2.3
Personal Income / wk
$721
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.1%
Unoccupied
254
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
41.4%
Couples with children
36.7%
Couples, no children
19.4%
Single parent
1,850
Total families
Economy & Employment
Healthcare dominates employment at 22.8% (536 workers), more than double the next industry, Education at 9.7% (228), with Construction at 8.0% (189), Professional/Tech at 7.9% (185) and Retail at 7.6% (178) rounding out the top five. The occupational mix is broad: Professionals lead at 736, followed by Clerical/Admin (520), Community/Personal (509), Managers (353) and Labourers (350), a more blue-and-pink-collar balance than knowledge-economy suburbs. Full-time employment runs at 60.0%, unemployment at 5.0% sits near average, and the participation rate of 59.9% is held down partly by 1,933 residents not in the labour force. The healthcare concentration reflects proximity to western Adelaide medical facilities, giving the local job base a defensive, recession-resistant tilt.
Unemployment
4.7%
Labour Force
3,756
Unemployed
177
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.6%
Part-time
37.7%
Participation
63.4%
Employed
3,579
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
38.7%
Postgraduate
9.4%
Born Overseas
35.3%
Dwellings
2,867
Transport to Work
Car dependence is high, with 85.5% driving to work and only 5.2% using public transport and 3.1% walking or cycling, so the area suits households comfortable relying on a vehicle. The main livability concern is safety: at 99.5 offences per 1,000 residents, the crime rate sits well above typical suburban levels, with 696 total offences recorded. Housing costs stay manageable, with rent-to-income at 21.8% below the stress threshold, and the dense low-rise form at 2,853 per km2 keeps services close. Volunteering at 11.1% and a 76.4% residential stay rate point to a reasonably stable core community beneath the renter churn. Healthcare access is a practical strength given the sector employs 22.8% of local workers.
Drive
76.2%
Public Transport
5.2%
Walk / Cycle
2.8%
Work from Home
10.4%
Safety & Crime
Total Offences
696
Year ending June 2024
Rate per 1,000 People
99.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Findon compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Findon a good suburb to live in?
Findon suits families wanting affordable house living near western Adelaide, with separate houses at 65.8% of stock and rent-to-income at a manageable 21.8%, below the stress threshold. University qualifications at 38.7% run 8.6 points above national. The main trade-off is a crime rate of 99.5 per 1,000, higher than most comparable suburbs.
What schools are in Findon?
The current dataset does not list schools located within Findon's boundary, so families typically draw on schools in neighbouring western Adelaide suburbs. With 2,044 couples with children and a median age of 37, school access from adjacent areas is a practical consideration for buyers.
Is Findon safe?
Findon's crime rate of 99.5 per 1,000 residents is above typical suburban levels, with 696 total offences recorded. The elevated 23.6% turnover rate and 37.4% renter share contribute to higher reported activity. Despite this, housing remains family-oriented, with separate houses at 65.8% of stock.
How is Findon's population changing?
Findon houses 6,997 residents at 2,853 per km2, with a 23.6% turnover rate meaning about a quarter moved within five years. Development is active, with 58 applications in 12 months including subdivisions of single allotments into four or five dwellings, which will push density higher over time.
What languages are spoken in Findon?
Overseas-born residents reach 35.3%, which is 13.7 points above national. Italian is the top non-English language at home with 226 speakers, followed by Punjabi (189), Greek (123), Hindi (70) and Serbian (55), reflecting both postwar European migration and newer South Asian arrivals.
How much development is happening in Findon?
Findon recorded 58 development applications over 12 months, a high level for a 2.45 km2 suburb. Several are subdivisions converting single allotments into four or five dwellings, plus two-storey detached and group dwellings, which will lift the current density of 2,853 per km2.
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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