Meadows
At just 40.5 residents per square kilometre across 42.42 km2, Meadows is one of the most sparsely settled pockets of suburban South Australia, yet its population has grown 44.8% over the past decade, more than most established areas. The suburb sits at SEIFA IRSD decile 1 nationally, meaning high relative disadvantage by income and access measures, but household incomes land at the 73.8th percentile, above the majority of Australian households. That apparent contradiction reflects the rural-fringe profile: lower occupational credentials combined with equity-rich outright ownership (31.7%) and very low financial stress. Only 11.2% of residents rent, which is well below the national average, and 98.3% of dwellings are separate houses on large lots.
Population
1,717
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,964/wk
DAs (12 months)iDevelopment Applications lodged in the past year
39
Median house price data is not recorded for Meadows due to the small transaction volume, but the monthly mortgage cost of $1,645 implies a purchase price well below most Adelaide suburbs. The mortgage-to-income ratio sits at 19.3%, comfortably below the 30% stress threshold, meaning buyers here carry lighter debt burdens than the national average. The housing stock is almost entirely detached houses (98.3%), with 4-bedroom-plus homes making up 45.2% and 3-bedroom homes 46.9%, so buyers get large family-scale layouts rather than smaller units. Outright owners at 31.7% outnumber renters at 11.2% by nearly three to one, pointing to a stable, long-hold ownership culture rather than a transient buyer pool.
For Buyers
Median house price data is not recorded for Meadows due to the small transaction volume, but the monthly mortgage cost of $1,645 implies a purchase price well below most Adelaide suburbs. The mortgage-to-income ratio sits at 19.3%, comfortably below the 30% stress threshold, meaning buyers here carry lighter debt burdens than the national average. The housing stock is almost entirely detached houses (98.3%), with 4-bedroom-plus homes making up 45.2% and 3-bedroom homes 46.9%, so buyers get large family-scale layouts rather than smaller units. Outright owners at 31.7% outnumber renters at 11.2% by nearly three to one, pointing to a stable, long-hold ownership culture rather than a transient buyer pool.
For Investors
Rental stock is thin: only 11.2% of dwellings are rented, compared to the national average of around 30%, which limits the depth of the tenant market. Weekly rent of $343 is modest, and the vacancy rate of 3.3% is relatively tight given the low supply. Development activity has been active, with 38 applications lodged in the past 12 months. Population growth of 2.37% annually, driven partly by net overseas migration of 118 people per year, supports underlying demand. Rent rose 25% over the measured period, above what affordability alone would suggest, because the near-zero renter base means any uptick in demand quickly tightens availability. The investment case is modest yield but low competition and growing demand.
Development Activity
Total DAs
289
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
-22.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Meadows iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Meadows Primary School
R-6 · 193 students
Demographics
The median age of 39 is 1 year below the national figure, reflecting a working-family character rather than an aging retiree base. Overseas-born residents make up just 11.5%, which is 10.1 percentage points below the national average, and the ancestry profile is predominantly Anglo-Celtic: English (794), Scottish (185) and German (169) are the three largest groups. University qualifications reach 22.9%, which is 7.2 points below the national average, consistent with the trade and services employment base. Average household size of 2.7 is 0.2 above national, and 45.5% of families are couples with children, a proportion that reflects the large 4-plus bedroom housing stock and the younger median age. The volunteering rate of 21.1% is notably high for a small community of 1,717 residents.
Age Distribution
Bedrooms
Dwelling Structure
98.3%
Houses
0.8%
Townhouse
N/A
Apartment
Tenure
The tenure structure tells the ownership story clearly: 57.1% of residents hold a mortgage, 31.7% own outright, and only 11.2% rent, so ownership in some form accounts for nearly 89% of households, well above national norms. The stock is almost entirely separate houses at 98.3%, with semi-detached at just 0.8% and no recorded apartment share. Bedroom distribution is large: 45.2% of dwellings have 4 or more bedrooms and 46.9% have 3, so smaller 1-2 bedroom stock is essentially absent. Monthly mortgage repayments average $1,645, which against a mortgage-to-income ratio of 19.3% signals that buyers here are not overextended compared to most Australian markets. The vacancy rate of 3.3% is moderate for a low-density rural fringe area.
Mortgage / mo
$1,645
Rent / wk
$343
HH Size
2.7
Personal Income / wk
$917
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.3%
Unoccupied
20
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.3%
Community Profile
Ancestry
Household Composition
28.8%
Couples, no children
1,430
Total families
Economy & Employment
Healthcare is the largest employing industry at 15.7% (93 workers), followed by Construction at 12.8% (76) and Education at 11.1% (66), a mix consistent with a service-and-trade economy rather than a corporate-professional one. By occupation, Professionals (157) and Managers (129) are the top two groups, but together they make up a smaller share of the workforce than in higher-SEIFA suburbs. The unemployment rate is 3.2%, matching the national average, and the full-time employment rate of 65.4% is solid. The IRSD and IRSAD both sit at decile 1 nationally, the lowest advantage tier, because the combination of lower educational credentials, limited local service infrastructure and a rural-fringe location depresses resource access scores even where incomes are above median. Real income grew 16% over the decade.
Unemployment
12.0%
Labour Force
6,397
Unemployed
769
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.4%
Part-time
31.4%
Participation
62.9%
Employed
827
Occupations
Top Industries
University
22.9%
Postgraduate
4.9%
Born Overseas
11.5%
Dwellings
592
Transport to Work
Car dependency is near-total: 93.1% of residents drive to work and only 0.6% use public transport, which is far below the national average and reflects the suburb's low-density footprint of 40.5 people per km2. No schools are recorded within the Meadows boundary, so families commute to surrounding areas for education. The crime rate of 9.3 incidents per 1,000 residents is low, with only 16 total offences recorded, placing it below most urban and suburban benchmarks. The IRSAD decile 1 score indicates limited access to services and economic resources nationally, but rent-to-income at 17.5% and mortgage-to-income at 19.3% mean financial pressure on residents is lower than the SEIFA score implies. The volunteering rate of 21.1% points to strong community participation despite the small population.
Drive
93.1%
Public Transport
0.6%
Walk / Cycle
2.4%
Work from Home
N/A
Population Forecast
+2.37%/yr
(+366 people/yr)
EstablishedMeadows has expanded faster than most comparable SA rural-fringe suburbs: population growth over the past decade reached 44.8%, and the current annual rate of 2.37% adds roughly 366 people per year. Net overseas migration contributes 118 residents annually while net internal migration adds 76, a balanced driver profile rather than dependence on a single source. Gentrification indicators are at early-sign stage (score 27), with the +54% population increase since 2011 and ongoing internal migration inflows as the main signals. Affordability improved from 52.9% of income in 2011 to 46.4% in 2021, suggesting households are gaining ground relative to costs. The mixed trajectory reflects that growth is real but not concentrated in any single demographic shift.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+118
Net Internal / yr
+76
Gentrification Signal
Early signs
Population +54% since 2011, Net internal migration +76/yr
Safety & Crime
Total Offences
16
Year ending June 2024
Rate per 1,000 People
9.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Meadows compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Meadows a good suburb to live in?
Meadows suits households who want large separate houses with low financial stress: mortgage-to-income is 19.3% and only 11.2% of dwellings are rented, signalling strong owner-occupier stability. The trade-off is the IRSD decile 1 score, meaning limited access to nearby services, and 93.1% of residents rely on a car to get anywhere. Crime is low at 9.3 incidents per 1,000 people.
What is the median house price in Meadows?
A specific median house price is not available for Meadows due to the small number of annual transactions. Monthly mortgage repayments average $1,645, which is consistent with a purchase price significantly below the Adelaide metro median. The mortgage-to-income ratio of 19.3% suggests buyers here carry lower debt burdens than the national average.
What schools are in Meadows?
No schools are recorded inside the Meadows suburb boundary in this dataset. With a population of 1,717 and a density of 40.5 people per km2, families commute to neighbouring towns for schooling. University qualifications among residents sit at 22.9%, which is 7.2 percentage points below the national average.
Is Meadows safe?
Meadows has a crime rate of 9.3 incidents per 1,000 residents, with just 16 total offences recorded, which is low compared to urban and suburban SA benchmarks. Only 3.9% of the 1,717 residents need daily assistance. The low-density character at 40.5 people per km2 and a high ownership rate of 88.8% contribute to a stable, settled community.
Is Meadows good for property investment?
Investment signals are mixed. Weekly rent of $343 and a vacancy rate of 3.3% provide a tight rental market, and rent grew 25% over the measured period. However, only 11.2% of dwellings are rented, far below the national average, limiting tenant demand depth. Population growth of 2.37% annually and 38 development applications in the past 12 months suggest underlying activity.
How is Meadows's population changing?
Meadows has grown 44.8% over the past decade, well above state and national norms for comparable rural-fringe areas. The annual growth rate is 2.37%, adding roughly 366 people per year. Overseas migration contributes 118 net residents annually and internal migration adds 76, making it a balanced growth profile rather than reliant on a single source.
How much development is happening in Meadows?
There were 38 development applications lodged in the past 12 months. Recent applications include deck extensions, ancillary sheds and residential accommodation additions, consistent with existing homeowners improving larger rural-residential lots rather than greenfield subdivision. This activity level is notable for a suburb with only 1,717 residents.
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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