Goolwa
At a median age of 67, Goolwa's resident base is 27 years older than the national figure, making it one of South Australia's most pronounced retirement destinations. Household income ranks in just the 4.5th percentile nationally, yet 55.1% of homes are owned outright, a tenure structure that reflects wealth accumulated before retirement rather than current earnings. The suburb scores decile 3 on both IRSAD and IRSD, placing it in the lower third nationally for socioeconomic advantage. Against that context, internal migration is running at a net 308 people per year into the broader area, and rents have grown 33.3% over the measurement period, suggesting demand from new arrivals is outpacing local purchasing power.
Population
2,558
Median Age
67.0
Household IncomeiMedian weekly household income (ABS Census)
$790/wk
DAs (12 months)iDevelopment Applications lodged in the past year
124
No median house price is recorded for Goolwa in current market data, but affordability signals are present in related figures. Monthly mortgage repayments average $1,000, which is low in absolute terms, and the mortgage-to-income ratio sits at 29.2%, below the 30% stress threshold. The housing stock runs heavily toward detached homes at 85.9%, with semi-detached at 9.1% and apartments at just 4.3%. Three-bedroom dwellings account for 45.9% of stock and two-bedroom for 34.4%, giving buyers solid mid-size options. Outright owners (55.1%) far outnumber mortgage holders (18.3%), reflecting a population that paid down debt before retirement rather than one actively financing purchases. Compared to younger growth suburbs, entry costs here are lower but vacancy at 15.7% points to a market with more available stock than urgent demand.
For Buyers
No median house price is recorded for Goolwa in current market data, but affordability signals are present in related figures. Monthly mortgage repayments average $1,000, which is low in absolute terms, and the mortgage-to-income ratio sits at 29.2%, below the 30% stress threshold. The housing stock runs heavily toward detached homes at 85.9%, with semi-detached at 9.1% and apartments at just 4.3%. Three-bedroom dwellings account for 45.9% of stock and two-bedroom for 34.4%, giving buyers solid mid-size options. Outright owners (55.1%) far outnumber mortgage holders (18.3%), reflecting a population that paid down debt before retirement rather than one actively financing purchases. Compared to younger growth suburbs, entry costs here are lower but vacancy at 15.7% points to a market with more available stock than urgent demand.
For Investors
A vacancy rate of 15.7% is the key risk signal for investors, well above the sub-3% threshold considered a landlord's market. Weekly rent averages $250, and rent-to-income for existing tenants is 31.6%, already at the stress boundary, which limits further rent growth without tenant churn. The 33.3% rent increase recorded over the measurement period reflects sharp uplift from a low base rather than ongoing acceleration. On the demand side, net internal migration of 308 per year into the area underpins tenant supply as retirees and sea-changers relocate from other states. Development activity is solid at 107 applications in 12 months, including new dwellings, which adds to supply competition. The investment case depends on capital growth from migration-driven demand rather than rental yield, and SEIFA decile 3 positions Goolwa below average nationally for economic resources.
Development Activity
Total DAs
474
Last 12 Months
124
YoY ChangeiYear-over-year change in DA lodgements
+42.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Goolwa iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Goolwa Primary School
R-6 · 281 students
Goolwa Secondary College
7-12 · 285 students
Demographics
The median age of 67 sits 27 years above the national figure, the result of a demographic trajectory where the senior share rose 10.6 points and the working-age share fell 6.2 points over the decade. The average household size of 1.8 is 0.7 below national, consistent with a retirement profile: 59.1% of families are couples without children and recorded one-parent families are effectively zero. Overseas-born residents make up 23.2% of the population, 1.6 points above national, with English (1,343), Scottish (294) and Irish (252) ancestry dominating. University qualifications reach 20.6%, which is 9.5 points below the national rate, reflecting a generation that entered the workforce before tertiary education became the norm. Volunteering sits at 22.0%, above average, a common feature of older communities with available time and strong social participation.
Age Distribution
Bedrooms
Dwelling Structure
85.9%
Houses
9.1%
Townhouse
4.3%
Apartment
Tenure
The tenure profile tells a clear story: 55.1% of dwellings are owned outright, one of the higher rates seen in Australian suburbs, against just 18.3% with a mortgage and 26.6% renting. This concentration of outright ownership reflects a population that retired with paid-off properties rather than active buyers entering the market. Separate houses dominate at 85.9% and apartments account for only 4.3%, making Goolwa almost entirely a low-density detached-dwelling suburb. Three-bedroom homes are the most common at 45.9%, followed by two-bedroom at 34.4%. The 15.7% vacancy rate is high by national standards, indicating more supply than immediate demand, consistent with holiday or seasonal-use properties common in coastal retirement areas. Monthly mortgage payments average $1,000, giving a mortgage-to-income ratio of 29.2%, below the stress threshold compared to many SA suburbs.
Mortgage / mo
$1,000
Rent / wk
$250
HH Size
1.8
Personal Income / wk
$493
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.7%
Unoccupied
230
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.6% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.2%
Community Profile
Ancestry
Household Composition
59.1%
Couples, no children
1,553
Total families
Economy & Employment
Healthcare dominates local employment at 26.4% of workers (101 people), nearly double the share of the next industry, which is Construction at 9.9%. Education (9.4%), Retail (8.9%) and Hospitality (8.1%) round out the top five, a mix that reflects the service demands of a large retired population and seasonal tourism. By occupation, Community and Personal Service workers lead at 108, followed by Professionals (86) and Labourers (78). The employment picture is shaped heavily by retirement: only 26.2% of the population participates in the labour force, compared to the national rate of around 67%, with 1,551 residents not in the labour force. Unemployment among those seeking work is 8.1%, above the national average. The SEIFA IEO score sits in decile 3, below national average for education and occupation outcomes. Real income grew 12.8% over the decade, but household weekly income of $790 remains in the 4.5th percentile nationally.
Unemployment
3.9%
Labour Force
4,994
Unemployed
193
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
45.5%
Part-time
46.4%
Participation
26.2%
Employed
571
Occupations
Top Industries
University
20.6%
Postgraduate
4.2%
Born Overseas
23.2%
Dwellings
1,230
Transport to Work
Car dependency is extreme by national standards: 90.1% of residents drive to work, 0.7% use public transport, and 7.0% walk or cycle. The coastal location explains some of this, as public transport infrastructure in regional SA is limited. No schools are recorded within the Goolwa boundary in this dataset, so families with children rely on neighbouring suburbs. The crime rate of 29.3 incidents per 1,000 residents encompasses 75 recorded incidents across the suburb. SEIFA places Goolwa in decile 3 on IRSAD, lower than most metro and many regional SA suburbs, indicating below-average relative advantage. However, 22.0% of residents volunteer, well above average, and 59.1% of families are couples living without children, suggesting a settled community with stable social bonds. Need-for-assistance affects 15.4% of residents (373 people), higher than national norms and consistent with an aging population requiring care services.
Drive
90.1%
Public Transport
0.7%
Walk / Cycle
7.0%
Work from Home
N/A
Population Forecast
+1.66%/yr
(+227 people/yr)
EstablishedPopulation in the broader Goolwa area grew 19.9% over the decade and the current trajectory adds approximately 227 residents per year at an annual rate of 1.66%. Medium forecasts project the area reaching around 14,987 by 2031, up from the 2025 estimate of 13,711. The primary growth engine is internal migration at a net 308 per year, as retirees and lifestyle-seekers relocate from capital cities, supplemented by net overseas arrivals of 52 annually. The gentrification score reads Active at 50, supported by population growth of 29% since 2011, accelerating university-educated share from 7% to 20%, and net inbound migration. However, the demographic trajectory within the existing resident base is aging: the senior share rose 10.6 points over the decade. Rent grew 33.3%, outpacing real income growth of 12.8%, which is compressing affordability for lower-income renters compared to owners.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+52
Net Internal / yr
+308
Gentrification Signal
Active
Population +29% since 2011, Net internal migration +308/yr, Accelerating: 7% → 20%
Safety & Crime
Total Offences
75
Year ending June 2024
Rate per 1,000 People
29.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Goolwa compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Goolwa a good suburb to live in?
Goolwa suits retirees and lifestyle residents well: 55.1% of homes are owned outright, the crime rate is 29.3 per 1,000, and 22% of residents volunteer, reflecting strong community engagement. The trade-off is limited public transport (0.7% usage), below-average household incomes in the 4.5th percentile nationally, and a SEIFA IRSAD decile of 3, placing it below the national midpoint for socioeconomic advantage.
What is the median house price in Goolwa?
No current median house price is available for Goolwa in this dataset. Mortgage repayments average $1,000 per month and weekly rent is $250, giving a mortgage-to-income ratio of 29.2%, below the 30% stress threshold. The 55.1% outright ownership rate and 15.7% vacancy rate suggest a market with more supply than acute demand.
What schools are in Goolwa?
No schools are recorded within the Goolwa suburb boundary in this dataset. Families with children would need to access schools in neighbouring suburbs. The suburb's university qualification rate is 20.6%, which is 9.5 points below the national figure, reflecting the predominantly retired demographic where tertiary education was less common.
Is Goolwa safe?
Goolwa recorded 75 incidents across a population of 2,558, giving a crime rate of 29.3 per 1,000 residents. Detailed crime category data is not available in this dataset. As a reference point, the suburb's SEIFA IRSD decile of 3 indicates below-average socioeconomic resources, which can correlate with higher crime nationally, though the small population limits direct comparison.
Is Goolwa good for property investment?
The investment case is mixed. Net internal migration of 308 people per year supports long-term demand, and rents rose 33.3% over the measured period. However, the 15.7% vacancy rate is well above healthy market levels, weekly rent of $250 implies limited yield against purchase costs, and SEIFA decile 3 places the suburb below average nationally for economic resources and tenant earning capacity.
How is Goolwa's population changing?
The broader Goolwa area grew 19.9% over the decade and is adding around 227 residents per year at 1.66% annual growth. Medium forecasts project the population reaching roughly 14,987 by 2031. Growth is driven by internal migration (net 308/year), but the existing resident base is aging: the senior share rose 10.6 points and the median age within the suburb is 67.
How much development is happening in Goolwa?
There were 107 development applications lodged in the past 12 months, including new detached dwellings, outbuildings and performance-assessed projects. This level of activity is moderate for a suburb of 2,558 residents and reflects ongoing construction demand from in-migration. However, it also adds to the already elevated 15.7% vacancy rate, so supply growth bears watching for investors.
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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