Greenock
With 88.8% of residents staying put between census periods, Greenock has one of the lowest population turnover rates of any small South Australian town, a figure that reflects a settled, owner-occupier community rather than a transient one. The suburb sits in postcode 5360 within the Barossa Valley, with a population of 1,199 and a median age of 42, which is 2 years above the national average. Household income lands at the 70.3rd percentile nationally, above average for a rural locality. The workforce leans toward Manufacturing, Education and Healthcare, and a volunteering rate of 29.3% points to high civic engagement.
Population
1,199
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,883/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
No median house price is recorded for Greenock in the current dataset, which reflects the suburb's small transaction volume rather than a lack of demand. What is available tells a reassuring story: monthly mortgage repayments average $1,452, and the mortgage-to-income ratio sits at just 17.8%, well below the 30% stress threshold and lower than most metropolitan markets. Ownership rates are high, with 39.7% owning outright and 52.4% carrying a mortgage, compared to a national renter share that often exceeds 30%. The housing stock is almost entirely separate houses at 97.5%, with 4-plus bedroom homes making up 42.1% and 3-bedroom homes 47.0%, indicating larger family dwellings rather than the compact stock common in urban centres.
For Buyers
No median house price is recorded for Greenock in the current dataset, which reflects the suburb's small transaction volume rather than a lack of demand. What is available tells a reassuring story: monthly mortgage repayments average $1,452, and the mortgage-to-income ratio sits at just 17.8%, well below the 30% stress threshold and lower than most metropolitan markets. Ownership rates are high, with 39.7% owning outright and 52.4% carrying a mortgage, compared to a national renter share that often exceeds 30%. The housing stock is almost entirely separate houses at 97.5%, with 4-plus bedroom homes making up 42.1% and 3-bedroom homes 47.0%, indicating larger family dwellings rather than the compact stock common in urban centres.
For Investors
The investment profile is cautious. Weekly rent of $320 is low in absolute terms, and the renter share of 7.9% is significantly below the national average, meaning the tenant pool is thin. The vacancy rate of 8.9% is elevated, suggesting rental supply currently exceeds demand in this small market. On the positive side, 27 development applications were lodged in the past 12 months, a relatively high figure for a suburb of 1,199 people, indicating ongoing construction activity. The low turnover rate of 11.2% means properties rarely come to market, which can support prices. The 70.3rd percentile household income provides a moderate demand base, though investors should weigh the limited rental demand against any potential capital growth from Barossa Valley lifestyle appeal.
Development Activity
Total DAs
140
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
+31.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Greenock iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Greenock Primary School
R-6 · 93 students
Demographics
Greenock's ancestry profile reflects Barossa Valley history, with English (462 residents) leading, followed by German (282), Scottish (114) and Irish (64), an Anglo-German mix more pronounced than the national norm. The overseas-born share is 10.6%, which is 11.0 percentage points below the national average, consistent with the area's deep local roots. University qualifications reach 22.7% of residents, sitting 7.4 points below the national figure. The median age of 42 matches the national figure to within 2 years, and the average household size of 2.7 is slightly above the national figure. The volunteering rate of 29.3% is notably high, and only 3.6% of residents need daily assistance, indicating a capable and engaged community.
Age Distribution
Bedrooms
Dwelling Structure
97.5%
Houses
2.5%
Townhouse
N/A
Apartment
Tenure
The housing stock is dominated by detached separate houses at 97.5%, leaving semi-detached dwellings at just 2.5% and apartments effectively absent. Bedroom distribution skews large, with 4-plus bedroom homes at 42.1% and 3-bedroom homes at 47.0%, suggesting the suburb caters to families and lifestyle buyers rather than singles or downsizers. Ownership tenure is strong: 39.7% own outright and 52.4% hold a mortgage, while renters account for only 7.9%, far below the national renter share of around 30%. Monthly mortgage repayments of $1,452 translate to a mortgage-to-income ratio of 17.8%, one of the more manageable levels nationally. Rent-to-income at 17.0% is similarly comfortable, below the 30% stress threshold by a wide margin.
Mortgage / mo
$1,452
Rent / wk
$320
HH Size
2.7
Personal Income / wk
$813
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.9%
Unoccupied
38
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.8%
Community Profile
Ancestry
Household Composition
26.6%
Couples, no children
964
Total families
Economy & Employment
Manufacturing is the largest employing industry at 18.2% of workers (73 people), followed by Education at 15.2% (61) and Healthcare at 14.7% (59), with Construction at 9.5% and Retail at 6.0%. This spread across manufacturing, services and trades is typical of a regional centre rather than a bedroom suburb. By occupation, Professionals (95), Managers (94) and Labourers (94) are evenly matched at the top, pointing to an economy that spans both skilled knowledge work and manual trades. The unemployment rate is 3.0%, below the national average, and the full-time employment rate is 56.8%. Weekly household income of $1,883 puts the suburb at the 70.3rd income percentile nationally, above average for a non-metropolitan SA locality.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.8%
Part-time
40.2%
Participation
62.8%
Employed
584
Occupations
Top Industries
University
22.7%
Postgraduate
2.7%
Born Overseas
10.6%
Dwellings
394
Transport to Work
Car dependence is near-total, with 92.8% of residents driving to work, and public transport use at just 1.5%, which is typical for a rural Barossa Valley location rather than a shortcoming specific to Greenock. The crime rate of 23.4 incidents per 1,000 residents is low in absolute terms and consistent with small regional towns in South Australia. No schools are recorded inside the Greenock boundary, so families commute to neighbouring localities for education, a practical consideration given the suburb's 21.54 km2 spread. Housing stress indicators are among the best nationally: mortgage-to-income at 17.8% and rent-to-income at 17.0% both sit comfortably below stress thresholds. The household income at the 70.3rd percentile nationally, combined with low housing costs relative to income, gives residents more financial headroom than most urban counterparts.
Drive
92.8%
Public Transport
1.5%
Walk / Cycle
2.1%
Work from Home
N/A
Safety & Crime
Total Offences
28
Year ending June 2024
Rate per 1,000 People
23.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Greenock compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Greenock a good suburb to live in?
Greenock suits buyers who want detached housing, low financial stress and a stable community. The mortgage-to-income ratio is 17.8% and rent-to-income is 17.0%, both well below stress thresholds. Household income sits at the 70.3rd percentile nationally. The trade-off is low public transport at 1.5% and no schools recorded within the suburb boundary.
What is the median house price in Greenock?
No median house price is recorded for Greenock in the current dataset due to its small transaction volume. Monthly mortgage repayments average $1,452, and the mortgage-to-income ratio of 17.8% suggests purchase prices are manageable relative to local incomes. Weekly rent averages $320.
What schools are in Greenock?
No schools are recorded inside the Greenock suburb boundary. Families attend schools in nearby Barossa Valley towns. The local university qualification rate is 22.7%, which is 7.4 percentage points below the national average, reflecting the regional character of the area.
Is Greenock safe?
The recorded crime rate is 23.4 incidents per 1,000 residents, based on 28 total incidents, which is low for a South Australian locality. Only 3.6% of residents (39 people) need daily assistance, and the 88.8% residential retention rate suggests residents feel settled and secure in the area.
Is Greenock good for property investment?
The investment case is mixed. Weekly rent of $320 is modest and the renter share of 7.9% is thin compared to the national average, limiting the tenant pool. The vacancy rate of 8.9% indicates more supply than demand at present. However, 27 development applications in 12 months for a 1,199-person suburb signals active local investment by existing owners.
How is Greenock's population changing?
Population-level growth forecasts are not available for Greenock in the current dataset. The suburb has 1,199 residents with a stable profile: 88.8% did not move in the prior year, which is a low turnover rate. Median age of 42 is 2 years above the national figure, suggesting a slightly aging but settled demographic base.
How much development is happening in Greenock?
There were 27 development applications lodged in the past 12 months. For a suburb of 1,199 residents, this is a relatively active level, equivalent to roughly 1 application per 44 residents. Recent examples include verandah constructions and dwelling improvements, consistent with owners upgrading existing properties rather than adding new dwellings.
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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