Hayborough
A vacancy rate of 26.1% in a suburb where 40.7% of residents own their home outright tells a particular story about Hayborough: this is a coastal community where many properties sit empty for extended periods, likely holiday or seasonal homes. With a population of 2,238 across 1.92 square kilometres, the median age of 48 runs 8 years above the national figure. SEIFA scores place the suburb in decile 2 on IEO and decile 3 on IRSAD, well below average nationally on both education and advantage. Household incomes sit at the 16.1st percentile nationally, yet housing stress is absent because purchase prices and rents remain accessible relative to local earnings.
Population
2,238
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,064/wk
DAs (12 months)iDevelopment Applications lodged in the past year
37
No median house price is recorded for Hayborough in current data, consistent with the low transaction volumes typical of small coastal suburbs of 2,238 people. What the data does show is that monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 28.2%, below the 30% stress threshold. The stock strongly favours detached houses at 93.4% of dwellings, with three-bedroom homes the most common at 51.8% and four-plus bedroom homes making up 35.1%. Only 6.6% are semi-detached, and apartments are effectively absent. Outright ownership at 40.7% is high compared to national norms, and the low 23.2% renter share means buyer competition focuses on freehold detached stock. The suburb scores IRSD decile 3, lower than most SA coastal towns.
For Buyers
No median house price is recorded for Hayborough in current data, consistent with the low transaction volumes typical of small coastal suburbs of 2,238 people. What the data does show is that monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 28.2%, below the 30% stress threshold. The stock strongly favours detached houses at 93.4% of dwellings, with three-bedroom homes the most common at 51.8% and four-plus bedroom homes making up 35.1%. Only 6.6% are semi-detached, and apartments are effectively absent. Outright ownership at 40.7% is high compared to national norms, and the low 23.2% renter share means buyer competition focuses on freehold detached stock. The suburb scores IRSD decile 3, lower than most SA coastal towns.
For Investors
The 26.1% vacancy rate is the defining risk for investors, sitting far above the national average and signalling structural oversupply or a heavy holiday-home presence rather than a functioning rental market. Weekly rent of $285 is low compared to broader SA regional norms, and rent-to-income at 26.8% sits just under the 30% stress mark. Over the past decade, rents grew 34.6% in nominal terms, indicating real demand even in a low-income catchment. Development activity recorded 32 applications in the past 12 months, including two-storey detached dwellings, suggesting some new supply. Net overseas migration adds 17 residents a year while internal migration removes 11, leaving thin net positive flow. Population is forecast to decline by around 23 persons annually through 2031.
Development Activity
Total DAs
340
Last 12 Months
37
YoY ChangeiYear-over-year change in DA lodgements
-41.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 48 is 8 years above the national figure, driven by a senior share that grew 4.2 points over the decade. The working-age share fell 0.2 points over the same period. University qualifications reach 19.8%, which is 10.3 points below the national average, and 16.6% of residents were born overseas, 5 points below national. Ancestry is overwhelmingly Anglo-Celtic: English (1,203 residents) is the dominant lineage, followed by Scottish (229), German (215) and Irish (191). Couples without children account for 39.4% of families, consistent with the older age profile. Average household size of 2.3 is slightly below the national figure. Volunteering engagement is notable at 21.0%, above what low-income suburbs typically record.
Age Distribution
Bedrooms
Dwelling Structure
93.4%
Houses
6.6%
Townhouse
N/A
Apartment
Tenure
Hayborough is one of the most detached-dominant suburbs in South Australia, with 93.4% of dwellings being separate houses and only 6.6% semi-detached. Three-bedroom homes dominate at 51.8%, and four-plus bedroom homes form a substantial 35.1%, suggesting the stock is family-sized even as household composition skews to couples without children. Tenure divides into outright owners at 40.7%, mortgage holders at 36.1% and renters at 23.2%. Outright owners above 40% is higher than SA and national averages, consistent with long-held coastal properties. Monthly mortgage repayments average $1,300 and rent is $285 per week, both well below capital city benchmarks. The 26.1% vacancy rate is the standout anomaly, implying roughly one in four dwellings is unoccupied at any given time.
Mortgage / mo
$1,300
Rent / wk
$285
HH Size
2.3
Personal Income / wk
$570
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
26.1%
Unoccupied
329
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.2%
Community Profile
Ancestry
Household Composition
39.4%
Couples, no children
1,767
Total families
Economy & Employment
Healthcare is the dominant industry at 27.9% of employed residents (153 workers), well above national sector averages and typical of an aging coastal population requiring local care services. Education (10.6%), Retail (9.7%), Construction (8.0%) and Manufacturing (6.4%) fill out the top five. By occupation, Community and Personal Services leads (189 workers), followed by Labourers (113) and Professionals (106). The participation rate of 47.0% is low, with 867 residents not in the labour force, reflecting the older age profile and early retirement patterns common in coastal retirement communities. The unemployment rate of 6.9% runs above the SA state average. Household income sits at the 16.1st percentile nationally, and SEIFA IEO ranks at decile 2, both pointing to a workforce concentrated in lower-paid service roles.
Unemployment
3.9%
Labour Force
1,686
Unemployed
66
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.6%
Part-time
43.5%
Participation
47.0%
Employed
806
Occupations
Top Industries
University
19.8%
Postgraduate
3.0%
Born Overseas
16.6%
Dwellings
920
Transport to Work
Car dependence is high at 89.8% driving to work, consistent with limited public transport options in a 1.92 square kilometre coastal suburb. Walking and cycling account for 2.4% of commutes. No schools are recorded within the Hayborough boundary, so families rely on surrounding suburbs in the Victor Harbor area. The crime rate of 30.8 incidents per 1,000 residents, based on 69 total incidents, is moderate and does not indicate a high-risk environment. IRSAD ranks at decile 3, below the national median, reflecting the low-income profile, but housing stress measures are within safe bounds: mortgage-to-income at 28.2% and rent-to-income at 26.8% both sit under the 30% threshold. Only 7.5% of residents (163 people) need daily assistance.
Drive
89.8%
Public Transport
N/A
Walk / Cycle
2.4%
Work from Home
N/A
Population Forecast
-0.79%/yr
(-23 people/yr)
EstablishedHayborough is on a gentle downward trajectory. Annual population change runs at minus 0.79%, equivalent to about 23 fewer residents per year, and the 10-year change of minus 3.3% confirms the trend is not new. Medium forecasts project population falling from around 2,814 in 2026 to 2,699 by 2031. The suburb avoided a COVID dip but has not recovered the growth momentum seen nationally. Migration is nominally balanced: overseas arrivals add 17 residents annually while internal migration removes 11. The aging trajectory is the structural driver, as senior-share growth of 4.2 points over the decade reduces natural increase. Gentrification scoring registers 42 out of 100 with an early signs classification, meaning some uplift signals are present but no sustained transformation has begun.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+17
Net Internal / yr
-11
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
69
Year ending June 2024
Rate per 1,000 People
30.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Hayborough compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hayborough a good suburb to live in?
Hayborough suits retirees and coastal lifestyle seekers more than young families or career-focused buyers. The median age of 48 is 8 years above national, housing stress is low (mortgage-to-income 28.2%), and 40.7% of residents own their home outright. The trade-offs are limited local schools, a 6.9% unemployment rate, and SEIFA IRSAD at decile 3, below the national median.
What is the median house price in Hayborough?
A specific median house price is not available in current data due to the low transaction volume typical of a small coastal suburb of 2,238 residents. Monthly mortgage repayments average $1,300, well below metropolitan SA levels, suggesting purchase prices are modest. Weekly rent is $285 and the rent-to-income ratio sits at 26.8%.
What schools are in Hayborough?
No schools are recorded within the Hayborough boundary in this dataset. Families use schools in nearby Victor Harbor, which serves the broader Fleurieu Peninsula area. The suburb's university qualification rate is 19.8%, which is 10.3 percentage points below the national average.
Is Hayborough safe?
The recorded crime rate is 30.8 incidents per 1,000 residents, based on 69 total incidents for a population of 2,238. This is a moderate rate that does not stand out as high for a SA coastal town. The low-density detached-house environment (93.4% separate houses) and long-term resident base (80.5% stayed in place) typically correlate with lower crime exposure.
Is Hayborough good for property investment?
The 26.1% vacancy rate is a significant caution signal, far above a healthy rental market, suggesting many dwellings are holiday homes or seasonal properties. Weekly rent of $285 is low, and population is forecast to decline by roughly 23 residents a year through 2031. Rent grew 34.6% over the past decade, so demand is real, but the structural vacancy makes rental income unreliable compared to metropolitan markets.
How is Hayborough's population changing?
Population is declining slowly at minus 0.79% per year, equivalent to about 23 fewer residents annually. The 10-year historical change of minus 3.3% reflects a consistent aging and attrition trend. Overseas migration adds a net 17 residents per year, partially offsetting an internal outflow of 11. Medium forecasts project the suburb population at around 2,699 by 2031, down from approximately 2,238 today.
How much development is happening in Hayborough?
There were 32 development applications lodged in the past 12 months, including two-storey detached dwellings assessed as Performance Assessed under the SA Planning system. This level of activity is moderate for a suburb of 2,238 residents and points to ongoing coastal residential construction despite the broader population decline trend.
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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