Lewiston
With 99.6% of dwellings being detached houses and a population density of just 79.9 per square kilometre, Lewiston stands out as one of the most house-dominant and lowest-density communities in outer Adelaide. Household income sits at the 71.3rd percentile nationally, well above the median, yet SEIFA IEO scores at decile 2, meaning residents have below-average access to education and employment resources compared to the broader population. That contradiction is the defining feature: solid earning power, but a workforce skewed toward trades, labour and healthcare rather than professional or knowledge-economy roles. The suburb grew 24.1% over the past decade and gentrification scoring now registers as Active at 58 out of 100.
Population
3,275
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,910/wk
DAs (12 months)iDevelopment Applications lodged in the past year
107
Median house price data is not available for Lewiston in the current dataset, but the cost signals present are still instructive. Monthly mortgage repayments average $1,690, and the mortgage-to-income ratio sits at 20.4%, well below the 30% stress threshold, indicating repayments are manageable relative to local incomes. With 65.4% of households carrying a mortgage and only 6.2% renting, the suburb is firmly owner-occupier territory. The dwelling stock is overwhelmingly separate houses at 99.6%, and 56.3% of those have 4 or more bedrooms, meaning buyers are acquiring large family homes rather than apartments. Vacancy runs at 3.8%, higher than the national average, suggesting some slack in the local market.
For Buyers
Median house price data is not available for Lewiston in the current dataset, but the cost signals present are still instructive. Monthly mortgage repayments average $1,690, and the mortgage-to-income ratio sits at 20.4%, well below the 30% stress threshold, indicating repayments are manageable relative to local incomes. With 65.4% of households carrying a mortgage and only 6.2% renting, the suburb is firmly owner-occupier territory. The dwelling stock is overwhelmingly separate houses at 99.6%, and 56.3% of those have 4 or more bedrooms, meaning buyers are acquiring large family homes rather than apartments. Vacancy runs at 3.8%, higher than the national average, suggesting some slack in the local market.
For Investors
A 6.2% renter share is among the lowest you will find in suburban Adelaide, which limits the tenant pool for buy-to-let investors. Weekly rent sits at $330, modest relative to the household income percentile of 71.3, and the vacancy rate of 3.8% adds further caution. The case for investment rests on the growth story rather than rental yield. The suburb absorbed 96 development applications in the past 12 months, with pools, verandahs and outbuildings among the samples, consistent with owner-occupiers investing in existing properties. Net internal migration averages 312 residents a year, the primary population driver, and the 10-year population growth rate of 24.1% shows real demand for housing in the area compared to slower-growing SA suburbs.
Development Activity
Total DAs
653
Last 12 Months
107
YoY ChangeiYear-over-year change in DA lodgements
-30.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 42 sits 2.0 years above the national figure, and the trajectory is aging: the senior share climbed 3.4 points while the young-adult share fell 1.8 points over the decade. Average household size of 2.9 is 0.4 above national, consistent with the large family home stock. Overseas-born residents at 15.6% run 6.0 percentage points below the national average, giving Lewiston a predominantly Australian-born population. The leading ancestries are English (1,521), Scottish (313) and German (250). The university qualification rate of 13.9% is 16.2 points below national, reflecting the trade and blue-collar occupational profile. Christianity is the dominant religion with 1,187 adherents, and volunteering engages 12.5% of residents.
Age Distribution
Bedrooms
Dwelling Structure
99.6%
Houses
N/A
Townhouse
0.4%
Apartment
Tenure
Tenure tells a clear mortgage-belt story: 65.4% of households carry a mortgage, 28.3% own outright and just 6.2% rent, putting owner-occupier rates well above state and national norms. The stock is 99.6% separate houses, the highest concentration in this dataset, and large ones at that, with 56.3% having 4 or more bedrooms and 38.8% having 3 bedrooms. Monthly mortgage repayments of $1,690 and a mortgage-to-income ratio of 20.4% sit below the stress threshold. Rent-to-income at 17.3% also remains comfortable. The area spans 41 square kilometres at a density of 79.9 per km2, far below the national urban average, which means land component per dwelling is significant and lot sizes are generous compared to typical suburban Adelaide.
Mortgage / mo
$1,690
Rent / wk
$330
HH Size
2.9
Personal Income / wk
$766
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
43
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.0%
Couples, no children
2,810
Total families
Economy & Employment
Healthcare leads local employment at 18.1% of workers (168 people), followed by Construction at 13.1% (122) and Manufacturing at 10.8% (100). Education employs 9.0% and Public Administration 7.7%. By occupation, Clerical and Admin workers (236) and Labourers (232) together make up the largest share, with Machinery and Drivers (188) and Managers (187) also significant, a workforce profile skewed toward practical trades and physical roles. Full-time employment runs at 64.5% and unemployment at 4.0%, broadly in line with state averages. The IRSD decile of 5 places Lewiston at the national median for relative disadvantage, while the SEIFA IEO decile of 2 confirms the limited education and employment resource access compared to higher-advantage suburbs.
Unemployment
2.9%
Labour Force
4,399
Unemployed
126
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.5%
Part-time
31.5%
Participation
62.7%
Employed
1,625
Occupations
Top Industries
University
13.9%
Postgraduate
2.4%
Born Overseas
15.6%
Dwellings
1,096
Transport to Work
Car dependence is near total in Lewiston, with 94.0% of residents driving to work and only 0.2% using public transport, placing it far above the national car-use average and reflecting the low-density, rural-fringe setting. No schools are recorded within the suburb boundary in this dataset. Crime totals 93 incidents at a rate of 28.4 per 1,000 residents, which is a low-crime result compared to metropolitan benchmarks. The IRSAD decile of 4 places Lewiston just below the national median for combined advantage and disadvantage. The IER decile of 9 is the standout figure: households rank in the top decile nationally for economic resources, meaning above-average dwelling values, income and asset positions despite the lower education metrics. The need-assistance rate of 6.7% (212 people) is consistent with the older median age.
Drive
94.0%
Public Transport
0.2%
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+2.23%/yr
(+182 people/yr)
EstablishedLewiston has grown faster than most SA suburbs over the past decade, with population up 24.1% since 2011 and the gentrification score registering Active at 58. Net internal migration drives the expansion, bringing in an average of 312 residents per year, while overseas migration adds just 11. Annual population growth projects at 2.23%, adding roughly 182 people per year, and the medium forecast sees the broader SA2 population rising from 8,175 in 2025 to 8,770 by 2031. Rent growth of 27.7% over the measurement period and real income growth of 18.0% indicate strengthening affordability compared to 2011, with the affordability ratio improving from 43.1% to 37.9%. The turnover rate of 13.1% is relatively low, meaning 86.9% of residents stayed put, suggesting high satisfaction rather than transient demand.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+11
Net Internal / yr
+312
Gentrification Signal
Active
Population +53% since 2011, Net internal migration +312/yr, Accelerating: 6% → 44%
Safety & Crime
Total Offences
93
Year ending June 2024
Rate per 1,000 People
28.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Lewiston compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Lewiston a good suburb to live in?
Lewiston suits families seeking large detached homes in a low-density setting with good household incomes at the 71.3rd percentile nationally. The IER decile of 9 confirms strong economic resources. Trade-offs include near-total car dependence (94% drive to work), no recorded local schools, and an IEO decile of 2, which signals limited access to education and employment services compared to more central suburbs.
What is the median house price in Lewiston?
A specific median house price figure is not available in the current dataset for Lewiston. Monthly mortgage repayments average $1,690 and the mortgage-to-income ratio sits at 20.4%, which is well below the 30% stress threshold, suggesting purchase prices are manageable relative to local household incomes at the 71.3rd percentile nationally.
What schools are in Lewiston?
No schools are recorded inside the Lewiston boundary in this dataset. The suburb spans 41 square kilometres at a density of 79.9 people per km2, and families with school-age children rely on institutions in neighbouring areas. The local university qualification rate of 13.9% is 16.2 points below the national average.
Is Lewiston safe?
Lewiston recorded 93 total crime incidents, giving a rate of 28.4 per 1,000 residents. That figure is low relative to most metropolitan Adelaide benchmarks. The suburb also holds an IRSD decile of 5, sitting at the national median for relative disadvantage, and only 6.7% of residents (212 people) need daily assistance.
Is Lewiston good for property investment?
The investment case is mixed. The renter share is only 6.2%, limiting the tenant pool, and weekly rent of $330 is modest. The vacancy rate of 3.8% is above the national average. On the positive side, population grew 24.1% over 10 years, net internal migration adds 312 residents annually, and rent growth reached 27.7% over the measured period, suggesting capital growth potential rather than yield.
How is Lewiston's population changing?
Lewiston is growing steadily. The 10-year population increase was 24.1% and annual growth projects at 2.23%, adding about 182 people per year. Internal migration at 312 net residents annually is the primary driver. The medium forecast puts the broader SA2 population at 8,770 by 2031, up from 8,175 in 2025. The profile is aging, with the senior share rising 3.4 points over the decade.
How much development is happening in Lewiston?
There were 96 development applications lodged in the past 12 months. Recent applications include pool installations, verandah additions and shed extensions, consistent with owner-occupiers improving existing large homes rather than new dwelling construction. The 65.4% mortgage-holder rate and strong internal migration of 312 per year support continued housing demand in the area.
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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