Mannum
A population of 2,919 spread across 256.78 square kilometres gives Mannum a density of just 11.4 people per km2, one of the lowest readings you will find in an SA town. What is equally striking is that household income sits at the 5th percentile nationally, meaning 95% of Australian households earn more, yet 47.2% of residents own their home outright, well above the national pattern for a low-income area. The median age of 56 is 16 years above the national figure, and the senior share grew 10.7 points over the decade. This is a small, aging, owner-occupied Murray River community where low incomes coexist with low debt and a high proportion of paid-off properties.
Population
2,919
Median Age
56.0
Household IncomeiMedian weekly household income (ABS Census)
$822/wk
DAs (12 months)iDevelopment Applications lodged in the past year
119
Median house price data is not available for Mannum in this period, but monthly mortgage repayments average $1,100, which implies relatively modest purchase prices compared to metropolitan SA benchmarks. The mortgage-to-income ratio of 30.9% sits at the stress threshold, significant because household income is at the 5th percentile nationally, meaning even low repayments compress budgets. Separate houses dominate at 92.2% of stock, with apartments at only 0.4%, so buyers face a detached-house market almost exclusively. Three-bedroom dwellings account for 56.0% of homes and 4-plus bedrooms add another 22.3%, giving buyers good size for the price relative to urban SA. With 47.2% owned outright and only 26.3% carrying a mortgage, the suburb skews toward established, debt-free households rather than active buyer turnover.
For Buyers
Median house price data is not available for Mannum in this period, but monthly mortgage repayments average $1,100, which implies relatively modest purchase prices compared to metropolitan SA benchmarks. The mortgage-to-income ratio of 30.9% sits at the stress threshold, significant because household income is at the 5th percentile nationally, meaning even low repayments compress budgets. Separate houses dominate at 92.2% of stock, with apartments at only 0.4%, so buyers face a detached-house market almost exclusively. Three-bedroom dwellings account for 56.0% of homes and 4-plus bedrooms add another 22.3%, giving buyers good size for the price relative to urban SA. With 47.2% owned outright and only 26.3% carrying a mortgage, the suburb skews toward established, debt-free households rather than active buyer turnover.
For Investors
Weekly rent of $220 is low by SA standards, and with median house prices unavailable, yield calculations are imprecise, but the rental case is further complicated by a 17.7% vacancy rate, well above the typical 2-3% threshold considered balanced. That high vacancy reflects oversupply relative to local demand in a small town of 2,919 people. The renter share is 26.5%, modest but sufficient for a rental market to function. Development activity is moderate at 105 applications in the past 12 months, mostly single dwellings, suggesting steady if not rapid construction. Net internal migration adds roughly 90 residents per year, providing a thin demand floor. Investors should weigh the vacancy risk carefully against the low entry cost implied by the $1,100 average mortgage repayment.
Development Activity
Total DAs
555
Last 12 Months
119
YoY ChangeiYear-over-year change in DA lodgements
+5.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Mannum iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Mannum Community College
R-12 · 398 students
Demographics
The median age of 56 is 16 years above the national median, placing Mannum firmly in the aging-trajectory cohort. The senior share rose 10.7 points while the working-age share fell 6.6 points over the decade, a demographic shift that accelerates pressure on local services. Only 12.2% of residents were born overseas, which is 9.4 percentage points below the national figure, reflecting a predominantly locally-born community. English ancestry leads at 1,278 residents, followed by German (408) and Scottish (266), consistent with the historic settlement patterns of the Murray River region. University qualifications at 11.8% are 18.3 points below the national average, while the employment participation rate of 37.0% is low because 1,301 residents are not in the labour force, largely a consequence of the older age structure. Couples without children make up 45.4% of families, nearly double the ratio you would see in growth suburbs.
Age Distribution
Bedrooms
Dwelling Structure
92.2%
Houses
4.0%
Townhouse
0.4%
Apartment
Tenure
The tenure structure is the defining feature: 47.2% of dwellings are owned outright, 26.3% carry a mortgage and 26.5% are rented. The outright ownership share is high relative to national norms and reflects long-held properties by an older, established cohort rather than recent buyers. Separate houses account for 92.2% of stock, semi-detached 4.0% and apartments just 0.4%, making this one of the most detached-house-dominant markets in SA. Three-bedroom homes are 56.0% of dwellings and 4-plus bedroom homes 22.3%, with smaller 2-bedroom stock at 17.6%. Monthly mortgage repayments of $1,100 are well below state capital levels. The 17.7% vacancy rate signals that supply exceeds demand, which is consistent with a slowly aging population base and limited new household formation. Rent stress is not flagged, with rent-to-income at 26.8%, but mortgage stress is flagged at 30.9% given the low income base.
Mortgage / mo
$1,100
Rent / wk
$220
HH Size
2.1
Personal Income / wk
$487
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
17.7%
Unoccupied
270
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.9% stressed
Community Profile
Ancestry
Household Composition
45.4%
Couples, no children
1,997
Total families
Economy & Employment
Healthcare is the dominant industry at 24.0% of local workers (127 people), which is disproportionately high and reflects the service needs of an aging population. Construction follows at 10.6% (56 workers), Public Admin at 8.7% (46), Education at 7.9% (42) and Other Services at 6.4% (34). By occupation, Community and Personal Service workers lead at 156, closely followed by Labourers at 154, with Managers at 121. The unemployment rate is 7.1%, above the national average, and the participation rate of 37.0% is low because 1,301 residents are not in the labour force. Weekly personal income of $487 and household income of $822 place Mannum at the 5th percentile nationally. The IRSD score of 914 puts the suburb in decile 2 nationally, meaning it ranks among the more disadvantaged communities. Volunteering at 21.6% is notably high, suggesting community engagement compensates for limited formal economic activity.
Unemployment
5.3%
Labour Force
3,137
Unemployed
167
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.3%
Part-time
39.6%
Participation
37.0%
Employed
866
Occupations
Top Industries
University
11.8%
Postgraduate
2.0%
Born Overseas
12.2%
Dwellings
1,250
Transport to Work
Car dependence is very high at 88.2% of residents driving to work, compared to national averages where public transport and active travel carry a larger share. Public transport use is minimal at 0.4%, which is typical for a rural Murray River town with limited transit infrastructure. Walking and cycling account for 6.3%. The crime rate is 43.9 incidents per 1,000 residents based on 128 recorded offences, which is an elevated rate compared to low-crime metropolitan SA suburbs, though the small base means individual categories are hard to separate. The IRSAD decile is 1 nationally, meaning Mannum is in the most disadvantaged tier on this composite advantage-disadvantage measure, below 90% of Australian suburbs. No schools are recorded inside the suburb boundary in this dataset, so families rely on schools in nearby centres. Volunteering at 21.6% is above average, and 11.1% of residents need assistance with daily activities, above the national norm and consistent with the older median age of 56.
Drive
88.2%
Public Transport
0.4%
Walk / Cycle
6.3%
Work from Home
N/A
Population Forecast
+0.93%/yr
(+65 people/yr)
EstablishedPopulation growth of 0.93% annually equates to roughly 27 additional residents per year for a town of 2,919, placing it above zero-growth but well below high-growth suburban benchmarks. The 10-year change of 13.1% is positive but masks an aging trajectory: the working-age share fell 6.6 points while the senior share rose 10.7 points. Medium forecasts for the broader SA2 area project growth from approximately 7,012 in 2025 to 7,357 by 2031. Internal migration is the primary driver, adding around 90 residents per year, while overseas migration contributes 17 annually. The gentrification score is 19 out of 100, classified as not gentrifying, which aligns with the stable affordability trend: the housing cost-to-income ratio barely moved from 42.1% in 2011 to 42.6% in 2021. Real income growth of only 1.6% over the decade indicates the economic base is not strengthening materially.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+17
Net Internal / yr
+90
Gentrification Signal
Not gentrifying
Population +19% since 2011, Net internal migration +90/yr
Safety & Crime
Total Offences
128
Year ending June 2024
Rate per 1,000 People
43.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Mannum compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Mannum a good suburb to live in?
Mannum suits retirees and owner-occupiers well: 47.2% own their home outright and mortgage repayments average $1,100 per month. However, with household income at the 5th percentile nationally and an IRSAD decile of 1, it ranks among SA's more disadvantaged communities. The median age of 56 reflects a settled, older resident base rather than a growing family market.
What is the median house price in Mannum?
A specific median house price is not available for Mannum in this dataset. Average monthly mortgage repayments of $1,100 imply relatively low purchase prices compared to metropolitan SA, with weekly rent at $220 and a vacancy rate of 17.7% that points to limited rental demand.
What schools are in Mannum?
No schools are recorded inside the Mannum suburb boundary in this dataset. University qualification rates at 11.8% are 18.3 points below the national figure, reflecting the broader regional and older demographic profile. Families typically access schools in nearby centres.
Is Mannum safe?
The crime rate is 43.9 incidents per 1,000 residents based on 128 recorded offences, which is elevated compared to low-crime SA benchmarks. The IRSD decile of 2 nationally places Mannum in the more disadvantaged tier, and 11.1% of residents need daily assistance, a rate above the national norm.
Is Mannum good for property investment?
The investment case is challenging. Weekly rent of $220 is low and the vacancy rate is 17.7%, well above the 2-3% balanced-market threshold. Mortgage repayments average $1,100 per month, suggesting modest entry prices, but the small population of 2,919 and a 5th-percentile household income base limit rental demand growth. Net internal migration of 90 per year provides a thin floor.
How is Mannum's population changing?
Annual growth is 0.93%, adding roughly 27 residents per year. The 10-year increase was 13.1%, but the composition is aging: the senior share rose 10.7 points and the working-age share fell 6.6 points over the decade. Medium forecasts project the broader area reaching about 7,357 by 2031, driven mainly by internal migration of 90 residents per year.
How much development is happening in Mannum?
There were 105 development applications lodged in the past 12 months, primarily single-storey detached dwellings assessed under Performance Assessed or Deemed to Satisfy pathways. This level of activity is moderate for a town of 2,919 residents, though the high 17.7% vacancy rate suggests existing stock is not fully absorbed.
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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