Fulham Gardens
Fulham Gardens has 6,573 residents, a median age of 45 that is 5 years above the national comparison, and a detached-house share of 75.6%. Its 30.5% overseas-born population is 8.9 percentage points above the national figure, while university attainment is 39.1%, or 9 points higher. Compared with nearby Henley Beach, the suburb presents a more established, owner-oriented housing profile, supported by 47.5% outright ownership and 82.4% of residents staying at the same address.
Population
6,573
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,595/wk
DAs (12 months)iDevelopment Applications lodged in the past year
66
Median House
$1.4M
First quarter 2026
The housing stock suits buyers seeking conventional family space, with 75.6% separate houses, 52.5% three-bedroom dwellings and 31.5% with four or more bedrooms. A typical mortgage is listed at $1,950 per month, while mortgage payments equal 28.2% of household income and are not flagged as stressed. Compared with smaller dwelling markets, Fulham Gardens gives buyers more detached options, but the price jump makes deposit size and borrowing capacity especially important.
For Buyers
The housing stock suits buyers seeking conventional family space, with 75.6% separate houses, 52.5% three-bedroom dwellings and 31.5% with four or more bedrooms. A typical mortgage is listed at $1,950 per month, while mortgage payments equal 28.2% of household income and are not flagged as stressed. Compared with smaller dwelling markets, Fulham Gardens gives buyers more detached options, but the price jump makes deposit size and borrowing capacity especially important.
For Investors
The investment case centres on an established owner-occupier market rather than a high-turnover rental base. Renting accounts for 22.2% of homes, lower than outright ownership at 47.5%, while weekly rent is $370 and vacancy is 4.4%. There were 65 development applications in the latest 12 months, creating ongoing infill activity. Forecast growth is 0.96% annually with Balanced migration, while rents have grown 26.0%, a stronger recent movement than the population trend.
Development Activity
Total DAs
372
Last 12 Months
66
YoY ChangeiYear-over-year change in DA lodgements
+40.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Fulham Gardens has an older age profile than the national comparison, with a median age of 45, or 5 years above the national figure. University attainment is 39.1%, 9 percentage points above national levels, and 30.5% of residents were born overseas, 8.9 points higher. English ancestry numbers 1,643, Italian 1,366 and Greek 745, while Italian and Greek are also the leading listed home languages at 222 and 218 people. Household size is 2.5, equal to the national comparison, and 82.4% stayed at the same address over five years versus 17.6% turnover. The profile is therefore older and more settled than many growth suburbs, although couples with children still represent 44.9% of families.
Age Distribution
Bedrooms
Dwelling Structure
75.6%
Houses
15.0%
Townhouse
9.4%
Apartment
Tenure
Fulham Gardens is a detached-dominant market, with separate houses accounting for 75.6% of dwellings, compared with 15.0% semi-detached homes and 9.4% apartments. The most common format is three bedrooms at 52.5%, followed by four or more bedrooms at 31.5%, supporting established family demand. Tenure is more owner-based than rental-based: 47.5% own outright, 29.0% hold a mortgage and 22.2% rent. That pace is higher than the 28.2% mortgage-to-income ratio suggests, so buyers need to separate repayment capacity from recent capital growth.
Mortgage / mo
$1,950
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$370
Census 2021
HH Size
2.5
Personal Income / wk
$767
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.4%
Unoccupied
118
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.9%
Couples with children
39.1%
Couples, no children
14.3%
Single parent
1,906
Total families
Economy & Employment
Healthcare is the largest listed industry at 18.0%, employing 377 people, followed by education at 12.0% and 251 people, construction at 9.6% and 202, public administration at 8.8% and 184, and professional and technical services at 8.7% and 182. The occupation mix is led by professionals at 716, clerical and administrative workers at 509, and managers at 438. Unemployment is 4.8%, participation is 60.5% and full-time employment is 57.3%. Household income of $1,595 per week sits at the 52.4th percentile, close to the national midpoint, while IRSAD is in decile 7 and IRSD in decile 8. Those above-median socioeconomic rankings coexist with 2,020 people outside the labour force, consistent with the suburb's older age profile.
Unemployment
4.8%
Labour Force
3,344
Unemployed
159
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.3%
Part-time
38.1%
Participation
60.5%
Employed
3,185
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
39.1%
Postgraduate
9.4%
Born Overseas
30.5%
Dwellings
2,536
Transport to Work
Daily travel is strongly car oriented: 77.4% drive to work, compared with 4.1% using public transport, 2.0% walking or cycling and 11.3% working from home. That pattern can make shopping, school runs and cross-suburban commuting practical by car, but less convenient without one. Recorded crime totals 236 incidents, or 35.9 per 1,000 residents. Socioeconomic measures are above the middle of the national decile range, with IRSAD in decile 7, IRSD in decile 8, IEO in decile 7 and IER in decile 6. Families should check nearby government, Catholic and independent school options against the exact address and enrolment zone, since access and intake rules can vary across the surrounding area.
Drive
77.4%
Public Transport
4.1%
Walk / Cycle
2.0%
Work from Home
11.3%
Population Forecast
+0.96%/yr
(+31 people/yr)
EstablishedFulham Gardens has an established forecast profile, with annual growth of 0.96%, lower than the latest 20.3% house-price increase. Migration is labelled Balanced, so expansion is not dependent on one dominant inflow, and the broader population change measure is 12.8% over 10 years. The trajectory is Mixed: the shift model records gentrification at 57 and stage Active, while the separate gentrification score is 22 with stage Early signs. This split reflects a suburb changing gradually rather than undergoing a complete repositioning. Rent growth of 26.0% and real income growth of 24.3% provide support for demand, while the large detached housing base and 65 recent development applications point to incremental infill rather than a wholesale redevelopment cycle.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+38
Net Internal / yr
+42
Gentrification Signal
Early signs
Population +21% since 2011, Accelerating: 4% → 17%
Safety & Crime
Total Offences
236
Year ending June 2024
Rate per 1,000 People
35.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Fulham Gardens compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Fulham Gardens a good suburb to live in?
Fulham Gardens suits households seeking established streets, detached housing and a settled community profile. The median age is 45, 75.6% of dwellings are separate houses and 47.5% are owned outright. Car travel is common at 77.4%, while public transport accounts for 4.1%, so access to a vehicle is useful.
What schools are in Fulham Gardens?
School choices should be checked using the exact property address, enrolment zone and current intake rules. The suburb has an average household size of 2.5 people and couples with children account for 44.9% of families, so families should compare nearby government, Catholic and independent options, along with travel times and before or after-school arrangements.
Is Fulham Gardens safe?
Fulham Gardens recorded 236 incidents, equivalent to 35.9 offences per 1,000 residents. Safety can vary by street, housing type and time of day, so buyers and renters should review the latest local incident information and inspect the area at different times before committing to a property.
How is Fulham Gardens's population changing?
Population change across the wider area is recorded at 12.8% over 10 years, with forecast annual growth of 0.96%. Migration is Balanced and the trajectory is Mixed. Gentrification indicators range from a score of 22 at Early signs to 57 at Active, suggesting gradual change rather than a sudden population surge.
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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