Largs Bay
A $1,070,000 median house price in a suburb that sits at SEIFA IRSAD decile 5 tells you something unusual is happening at Largs Bay. The price jumped 25.8% in a single year from $850,250 in 1Q 2025, while household income sits at the 70.4th percentile nationally, well above average for a mid-decile area. Population is 4,104 across just 2.08 km2, giving a density of 1,976 per km2. The resident base is aging, with a median age of 46, which is 6 years above the national figure, and 83.9% of residents stayed put between census periods, signalling deep attachment to the location.
Population
4,104
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,886/wk
DAs (12 months)iDevelopment Applications lodged in the past year
67
Median House
$1.1M
Median 1Q 2026
The median house price reached $1,070,000 in 1Q 2026, up from $850,250 a year earlier, a 25.8% gain in 12 months. Separate houses dominate at 82.6% of stock, with apartments at only 10.8% and semi-detached at 6.4%, so buyers face a tight detached-house market. Three-bedroom dwellings account for 51.8% of homes, with 4-plus bedrooms at 23.9%, suiting families rather than smaller households. Monthly mortgage repayments average $1,800, giving a mortgage-to-income ratio of 22.0%, below the 30% stress threshold, which means buyers at median income can service median debt without strain. Outright owners at 35.0% and mortgage holders at 44.0% together make up nearly 80% of residents, indicating an owner-occupier dominated market with relatively low renter turnover.
For Buyers
The median house price reached $1,070,000 in 1Q 2026, up from $850,250 a year earlier, a 25.8% gain in 12 months. Separate houses dominate at 82.6% of stock, with apartments at only 10.8% and semi-detached at 6.4%, so buyers face a tight detached-house market. Three-bedroom dwellings account for 51.8% of homes, with 4-plus bedrooms at 23.9%, suiting families rather than smaller households. Monthly mortgage repayments average $1,800, giving a mortgage-to-income ratio of 22.0%, below the 30% stress threshold, which means buyers at median income can service median debt without strain. Outright owners at 35.0% and mortgage holders at 44.0% together make up nearly 80% of residents, indicating an owner-occupier dominated market with relatively low renter turnover.
For Investors
The renter share is 20.9%, below state and national averages, which limits the available tenant pool relative to the purchase price of $1,070,000. Weekly rent of $315 implies a gross yield of approximately 1.5%, low for a mid-decile SA suburb. Vacancy sits at 8.0%, elevated compared to Adelaide metro norms, suggesting some softness in rental demand or seasonal holiday letting patterns given the coastal location. Development activity is active with 62 applications in the past 12 months, covering dwelling additions, pools and one industrial replacement, reflecting an established suburb where renovation rather than new supply drives activity. Net overseas migration of 145 per year is the primary population driver, which supports long-term housing demand, though the 0.46% annual growth rate is slow compared to greenfield corridors.
Development Activity
Total DAs
381
Last 12 Months
67
YoY ChangeiYear-over-year change in DA lodgements
-23.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Largs Bay iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Largs Bay School
R-6 · 418 students
Demographics
The median age of 46 sits 6.0 years above the national figure, and the aging trajectory is clear: the senior share rose 4.7 points over the decade while the young-adult share fell 1.9 points. Overseas-born residents represent 16.2% of the population, which is 5.4 points below the national average, reflecting a predominantly Australian-born community. Ancestry is strongly Anglo-Celtic: English ancestry leads at 1,901 residents, followed by Scottish (500) and Irish (485), with German (307) also notable. University qualifications reach 33.7%, which is 3.6 points above the national figure. Average household size is 2.4, marginally below national, consistent with the older couples and post-family profile. Volunteering runs at 18.3% and only 9.4% of residents need daily assistance.
Age Distribution
Bedrooms
Dwelling Structure
82.6%
Houses
6.4%
Townhouse
10.8%
Apartment
Tenure
Tenure splits show 35.0% own outright, 44.0% carry a mortgage and 20.9% rent, an owner-occupier weighting that is higher than national norms. The 8.0% vacancy rate is elevated and worth watching for investors. Stock is overwhelmingly detached at 82.6%, with apartments at 10.8% and semi-detached at 6.4%. Bedroom distribution centres on three-bedroom homes (51.8%), with 4-plus at 23.9% and two-bedroom at 21.5%. The price moved from $850,250 in 1Q 2025 to $1,070,000 in 1Q 2026, a 25.8% rise in one year, which is exceptional compared to SA state-wide price trends. Rent-to-income at 16.7% and mortgage-to-income at 22.0% both sit below stress thresholds, indicating the existing resident base is financially stable relative to housing costs.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,800
Rent / wk
$315
HH Size
2.4
Personal Income / wk
$858
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
138
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.5%
Couples, no children
3,146
Total families
Economy & Employment
Healthcare dominates local employment at 19.2% (271 workers), well above the national sector share, followed by Education at 13.7% (194) and Public Administration at 11.1% (156). Construction at 9.6% and Manufacturing at 8.9% round out the top five, reflecting the suburb's proximity to Port Adelaide industrial corridors. By occupation, Professionals lead at 518, Managers follow at 288, and Clerical/Admin workers at 283. The unemployment rate is 4.9%, modestly above the SA metro average, and the participation rate of 60.4% is tempered by 1,197 residents not in the labour force, consistent with a large over-55 cohort. Real income grew 15.7% over the decade, and household income sits at the 70.4th percentile nationally, above the median.
Unemployment
3.2%
Labour Force
9,593
Unemployed
304
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.9%
Part-time
32.2%
Participation
60.4%
Employed
2,000
Occupations
Top Industries
University
33.7%
Postgraduate
8.5%
Born Overseas
16.2%
Dwellings
1,584
Transport to Work
Car dependence is high at 84.4% of commuters driving, above national averages, while only 7.4% use public transport and 3.0% walk or cycle. This reflects the suburban coastal layout and limited transit options compared to inner Adelaide. The IRSAD decile of 5 places the suburb at the national median on the combined advantage-disadvantage index, while the IEO decile of 6 for education and occupation is modestly above average. Crime totals 282 incidents, giving a rate of 68.7 per 1,000 residents, which requires comparison against SA state averages to contextualise accurately; no granular category breakdown is available. No schools are recorded inside the suburb boundary, so families rely on nearby institutions. The 18.3% volunteering rate and stable 83.9% residential retention suggest strong community cohesion.
Drive
84.4%
Public Transport
7.4%
Walk / Cycle
3.0%
Work from Home
N/A
Population Forecast
+0.46%/yr
(+72 people/yr)
EstablishedPopulation growth tracks at 0.46% annually, adding roughly 72 people per year to the current 4,104. The 10-year change was 2.1%, placing Largs Bay among slow-growth established suburbs rather than growth corridors. Medium forecasts for the broader SA2 area project gradual increases to 2031. Overseas migration is the primary driver at 145 net arrivals per year, above internal migration of 66, reflecting Adelaide's growing international intake. The gentrification score is 19 (not gentrifying), which makes sense for a suburb already with a $1,070,000 median, suggesting prices reflect location value rather than a transitional upgrade cycle. Rent grew 23.1% over the period and real income grew 15.7%, meaning rents are outpacing wages, a tension for future affordability.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+145
Net Internal / yr
+66
Gentrification Signal
Not gentrifying
Net internal migration +66/yr
Safety & Crime
Total Offences
282
Year ending June 2024
Rate per 1,000 People
68.7
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Largs Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Largs Bay a good suburb to live in?
Largs Bay scores IRSAD decile 5 nationally, with household income at the 70.4th percentile and mortgage-to-income at a manageable 22.0%. The median age of 46, which is 6 years above national, and an 83.9% resident retention rate point to a settled, stable community. The main considerations are limited public transport (7.4% usage) and no schools inside the boundary.
What is the median house price in Largs Bay?
The median house price is $1,070,000 as of 1Q 2026, up 25.8% from $850,250 in 1Q 2025. Weekly rent averages $315 and monthly mortgage repayments run about $1,800, with a mortgage-to-income ratio of 22.0%, below the 30% stress threshold.
What schools are in Largs Bay?
No schools are recorded within the Largs Bay boundary in this dataset. Families rely on institutions in neighbouring suburbs. The local population has university qualifications at 33.7%, which is 3.6 points above the national average, reflecting an educated resident base despite the gap in local schooling.
Is Largs Bay safe?
Recorded crime totals 282 incidents, giving a rate of 68.7 per 1,000 residents. No category breakdown is available to compare against SA state averages. Indirectly, the 83.9% residential retention rate and 18.3% volunteering rate suggest a stable and engaged community, which tends to correlate with lower crime risk.
Is Largs Bay good for property investment?
The 25.8% price gain from $850,250 to $1,070,000 in one year is strong capital growth. However, the rental yield is low at approximately 1.5% on a $315 weekly rent, and the 8.0% vacancy rate is elevated compared to metro Adelaide norms. Renter share of 20.9% is below average, limiting the tenant pool. Overseas migration of 145 per year supports long-term demand.
How is Largs Bay's population changing?
Population grows at 0.46% per year, adding about 72 residents annually to the current 4,104. The 10-year change was 2.1%, classifying Largs Bay as a slow-growth established suburb. Overseas migration at 145 net arrivals per year is the primary driver. The profile is aging, with the senior share up 4.7 points over the decade.
How much development is happening in Largs Bay?
There were 62 development applications lodged in the past 12 months. Approvals include dwelling additions, pool and safety fence installations, and one industrial tank replacement, consistent with an established suburb where owners improve rather than redevelop. No new residential unit supply is evident in recent approvals.
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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