Payneham
The median age is 38, or 2 years below the national figure, while the university-educated share is 21.2 percentage points above national levels. Compared with Norwood's main-street precinct, Payneham is more compactly residential, with 41.5% separate houses, 34.8% apartments and 23.3% semi-detached homes. Overseas-born residents account for 36.1%, alongside established English and Italian ancestry and Italian, Mandarin and Punjabi language communities.
Local council: Norwood Payneham and St Peters
Population
2,438
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,414/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$1.6M
First quarter 2026
Payneham suits buyers who value an established inner-Adelaide address but can accept a mixed housing format and a premium entry price. Separate houses account for 41.5%, compared with 34.8% apartments and 23.3% semi-detached homes, giving buyers more format choice than a detached-only market. Two- and three-bedroom homes dominate at 40.4% and 41.7%. The $1,700 monthly mortgage equals 27.8% of household income, higher than the 21.2% rent share, so smaller households should weigh space against price.
For Buyers
Payneham suits buyers who value an established inner-Adelaide address but can accept a mixed housing format and a premium entry price. Separate houses account for 41.5%, compared with 34.8% apartments and 23.3% semi-detached homes, giving buyers more format choice than a detached-only market. Two- and three-bedroom homes dominate at 40.4% and 41.7%. The $1,700 monthly mortgage equals 27.8% of household income, higher than the 21.2% rent share, so smaller households should weigh space against price.
For Investors
Payneham has an established rental base, with 38.8% of households renting at a weekly median of $300. Renting is higher than outright ownership at 38.8% versus 26.4%, while vacancy is 7.4%. Prices rose 7.3% over the latest year and rents have grown 32.0%, improving the income case without removing the entry-price risk. Thirty-six development applications in 12 months point to incremental stock change. Overseas migration is the primary growth driver, favouring well-located rentals.
Development Activity
Total DAs
173
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+34.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Payneham's 2,438 residents have a median age of 38, which is 2 years below the national figure, and average household size is 2.0 people, 0.5 lower than nationally. The overseas-born share is 36.1%, 14.5 percentage points above the national level, while 51.3% have a university qualification, 21.2 points higher than national levels. English ancestry accounts for 699 people and Italian ancestry for 454; Italian is spoken by 75 residents, followed by Mandarin at 40 and Punjabi at 33. Christianity counts 1,156 people and no religion 874. A 26.9% turnover rate means 73.1% stayed at the same address, supporting continuity alongside overseas links.
Age Distribution
Bedrooms
Dwelling Structure
41.5%
Houses
23.3%
Townhouse
34.8%
Apartment
Tenure
The housing market has moved upward quickly but remains mixed in form. Compared with Norwood's more traditional detached-home image, Payneham has a broader stock mix: 41.5% separate houses, 23.3% semi-detached dwellings and 34.8% apartments. Tenure is split across 26.4% outright ownership, 27.0% mortgages and 38.8% renting, so the renter share is higher than either owner category. Two- and three-bedroom homes make up 40.4% and 41.7% respectively, while only 11.2% have four or more bedrooms. This supports demand from smaller households, but the premium price and 2.0-person average household size make space efficiency more important than large-lot living.
Mortgage / mo
$1,700
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$300
Census 2021
HH Size
2.0
Personal Income / wk
$874
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.4%
Unoccupied
93
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.9%
Couples with children
44.0%
Couples, no children
16.7%
Single parent
647
Total families
Economy & Employment
Payneham's employment base is led by healthcare at 23.9% or 236 workers, followed by education at 13.8% or 136 and professional and technical work at 11.4% or 113. The occupation mix is similarly skilled, with 393 professionals and 165 managers alongside 195 clerical and administrative and 133 trades workers. Unemployment is 3.6%, participation is 65.9% and full-time employment is 57.3%, indicating a functioning labour market, while weekly household income of $1,414 sits at the 41st percentile, below what the qualification profile might suggest. That contrast is reflected in an IEO decile of 8 but an IER decile of 3; education and occupation rank higher than realised economic resources. IRSAD and IRSD both sit at decile 6, placing overall advantage around the middle rather than the top.
Unemployment
3.6%
Labour Force
1,364
Unemployed
49
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.3%
Part-time
38.3%
Participation
65.9%
Employed
1,315
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
51.3%
Postgraduate
14.7%
Born Overseas
36.1%
Dwellings
1,165
Transport to Work
Payneham is compact at 3,066.7 people per square kilometre across 0.8 square kilometres, which can make local errands practical, but daily travel remains car-led: 71.3% drive, compared with 8.7% using public transport and 4.4% walking or cycling. Work from home accounts for 10.3%, so commuting patterns are mixed rather than fully centre-based. The recorded crime rate is 35.7 incidents per 1,000 residents, with 87 incidents in total. An IRSAD decile of 6 places the suburb above lower-advantage areas but below the highest-access locations. There are 0 school campuses within Payneham, so families should check nearby campuses and enrolment zones against the exact address. The 2,438-person population and 38-year median age suit a settled inner-suburban setting, although car reliance is higher than active or public transport use.
Drive
71.3%
Public Transport
8.7%
Walk / Cycle
4.4%
Work from Home
10.3%
Growth Outlook
Payneham is tracking as an established suburb with a Stable trajectory rather than a rapid expansion market. Annual trend growth is 0.79%, below 1%, while population change across the wider area is 8.8% over 10 years. Overseas migration is the primary driver, consistent with a 36.1% overseas-born share. Gentrification remains at Early signs, with a score of 29, and the broader shift is also Early signs, scored 40. Rents have grown 32.0%, while affordability is labelled Improving from 48.3 in 2011 to 42.9 in 2021. The pattern points to gradual demand pressure, lower than a fast redevelopment cycle.
Population trend: Norwood Payneham and St Peters council area
Payneham sits in the Norwood Payneham and St Peters council area. These are the council area's residents, not Payneham's.
Residents 2025
40,845
Growth, 5 yr average
+1.5%/yr
2020 to 2025
Growth, last year
+1.6%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
87
Year ending June 2024
Rate per 1,000 People
35.7
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Payneham compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Payneham?
Payneham has 0 school campuses identified within the suburb. Families should check nearby primary and secondary options, sector availability and enrolment zones using the exact address, because school catchments can cross suburb boundaries. The absence of a local campus may make nearby transport and drop-off arrangements more important than the suburb name alone.
Is Payneham safe?
Payneham recorded 87 incidents, equal to a crime rate of 35.7 per 1,000 residents. That suburb-wide figure cannot show whether one street is safer than another, so inspect the immediate location, lighting, parking and late-night activity. The 2,438-person population also means a small change in incidents can move the rate.
How is Payneham's population changing?
Payneham's current population is 2,438, with a 38-year median age and 36.1% born overseas. The wider area is forecast to record 8.8% population change over 10 years, with annual trend growth of 0.79% and overseas migration as the primary driver. The trajectory is Stable, so change is more gradual than a rapid-growth corridor.
What development is happening in Payneham?
Development activity is noticeable, with 36 applications lodged in the past 12 months. Examples include alterations to a local heritage place, ancillary accommodation in a domestic outbuilding and repairs to a fire-damaged two-storey office. This points to incremental change rather than a confirmed large estate, so buyers and investors should check planning approvals, heritage controls and the exact property's development context.
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), SA Department for Housing and Urban Development (house prices), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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