Penola
A vacancy rate of 17.0% in a town of 1,622 people tells you something important about Penola: more housing than demand. Located in South Australia's Coonawarra wine region, the town's median age is 47, seven years above the national figure, and the senior share rose 6.8 points over the decade. Household income sits at the 35.4th percentile nationally, well below average. The workforce leans heavily on manufacturing (24.4%) and agriculture (19.0%), and 90.4% of dwellings are separate houses. Despite its modest income ranking, mortgage and rent stress are low because prices and rents are contained relative to incomes.
Population
1,622
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,369/wk
DAs (12 months)iDevelopment Applications lodged in the past year
27
No median house price is recorded in this dataset, but a monthly mortgage repayment of $1,050 and a mortgage-to-income ratio of 17.7% indicate that ownership costs are well below national stress thresholds. Separate houses dominate at 90.4% of stock, with apartments at just 1.3%, so buyers face a straightforward detached-house market rather than a mixed one. Three-bedroom homes account for 58.3% of dwellings and 4-plus bedroom homes 24.2%, meaning larger family homes are the norm. At 42.1% owned outright versus 34.3% carrying a mortgage, Penola has more debt-free owners than the Australian average, pointing to a stable, long-term resident base rather than a churn of leveraged buyers.
For Buyers
No median house price is recorded in this dataset, but a monthly mortgage repayment of $1,050 and a mortgage-to-income ratio of 17.7% indicate that ownership costs are well below national stress thresholds. Separate houses dominate at 90.4% of stock, with apartments at just 1.3%, so buyers face a straightforward detached-house market rather than a mixed one. Three-bedroom homes account for 58.3% of dwellings and 4-plus bedroom homes 24.2%, meaning larger family homes are the norm. At 42.1% owned outright versus 34.3% carrying a mortgage, Penola has more debt-free owners than the Australian average, pointing to a stable, long-term resident base rather than a churn of leveraged buyers.
For Investors
A rent of $198 per week is low compared to the national average, and a vacancy rate of 17.0% is significantly higher than a healthy market threshold of around 3%. These two figures together point to genuine oversupply relative to rental demand, meaning yield is constrained and tenants have choice. On the positive side, rent-to-income at 14.5% means tenants carry light rent burdens, reducing default risk. Net internal migration averages minus 8 per year while overseas arrivals add 6, leaving the town in slight population decline. With 23 development applications lodged in the past 12 months and a slow-growth trajectory, the investment case rests on affordability-of-entry rather than price appreciation.
Development Activity
Total DAs
229
Last 12 Months
27
YoY ChangeiYear-over-year change in DA lodgements
-27.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Penola iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Mary MacKillop Memorial School
R-6 · 57 students
Penola Primary School
R-6 · 133 students
Penola High School
7-12 · 113 students
Demographics
The median age of 47 is 7.0 years above the national figure, placing Penola firmly in the aging category nationally. The senior share grew 6.8 points while the working-age share fell 3.5 points over the decade, a structural shift typical of regional towns losing younger residents to cities. Overseas-born residents are just 9.1%, which is 12.5 percentage points below the national average, making Penola one of the more Anglo-Celtic communities in the dataset. English ancestry leads at 645 residents, followed by Scottish (226) and Irish (157). University qualifications reach 22.9%, which is 7.2 points below the national rate. Average household size of 2.2 is 0.3 below national, consistent with the older couples-without-children profile at 35.8% of families.
Age Distribution
Bedrooms
Dwelling Structure
90.4%
Houses
6.8%
Townhouse
1.3%
Apartment
Tenure
With no recorded median sale price, the housing picture is drawn from cost and tenure data. Monthly mortgage repayments of $1,050 and a mortgage-to-income ratio of 17.7% place Penola well below the 30% stress threshold compared to national benchmarks, reflecting genuine affordability. Rent at $198 per week gives a rent-to-income ratio of 14.5%, also comfortable. Outright owners make up 42.1%, renters 23.6% and mortgagees 34.3%, a tenure split that skews toward established ownership more than most markets. The stock is overwhelmingly separate houses at 90.4%, with semi-detached at 6.8% and apartments at just 1.3%. A vacancy rate of 17.0% is high, suggesting that not all housing stock is actively occupied or sought.
Mortgage / mo
$1,050
Rent / wk
$198
HH Size
2.2
Personal Income / wk
$804
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
17.0%
Unoccupied
132
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
14.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.7%
Community Profile
Ancestry
Household Composition
35.8%
Couples, no children
1,143
Total families
Economy & Employment
Manufacturing is the largest employer at 24.4% (112 workers), followed by agriculture at 19.0% (87 workers), education at 12.6% (58) and healthcare at 11.5% (53). This mix reflects the Coonawarra wine-production economy alongside the service base a rural town of this size needs. By occupation, Managers and Labourers tie at 166 each, an unusual split suggesting owner-operators alongside farm and factory hands. Unemployment sits at just 2.4%, below the national average, and the full-time employment rate is 65.6%. The SEIFA IRSAD decile of 2 and IRSD decile of 3 place Penola in the lower advantage tier nationally, meaning limited professional and income diversity relative to the broader country. Volunteering at 29.4% is high, pointing to strong civic engagement.
Unemployment
3.1%
Labour Force
1,805
Unemployed
56
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.6%
Part-time
32.0%
Participation
58.6%
Employed
768
Occupations
Top Industries
University
22.9%
Postgraduate
2.7%
Born Overseas
9.1%
Dwellings
635
Transport to Work
Car dependence is high at 87.5% of commuters, compared to the national norm where many urban centres run 60-70%, reflecting the rural setting with limited public transport at 0.6%. Walking and cycling accounts for 5.2%, reasonable for a small town. Crime is low: 29 total incidents gives a rate of 17.9 per thousand, a figure that compares favourably against many urban areas. The IRSAD decile of 2 signals limited access to services and economic resources relative to the national population, though housing cost stress is well contained. Volunteering at 29.4% is notably high and suggests strong community participation. No schools are recorded inside the suburb boundary in this dataset, so families rely on nearby institutions in the broader Wattle Range area.
Drive
87.5%
Public Transport
0.6%
Walk / Cycle
5.2%
Work from Home
N/A
Population Forecast
-0.06%/yr
(-2 people/yr)
EstablishedPopulation growth is effectively flat at minus 0.06% per year, losing about 2 people annually. The 10-year change is just 1.0%, and the medium forecast holds the broader area near 3,167 by 2031, down from 3,192 now. Internal migration averages minus 8 per year, partly offset by overseas arrivals of 6, leaving a balanced but slightly negative dynamic. The trajectory is classified as aging rather than gentrifying, with a gentrification score of 14 and no active signals of demographic upgrade. Real income grew 11.8% over the decade and rent grew 29.3%, meaning rents rose faster than incomes, though from a very low base. Affordability improved from 26.1% in 2011 to 24.6% in 2021, a modest but positive trend.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+6
Net Internal / yr
-8
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
29
Year ending June 2024
Rate per 1,000 People
17.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Penola compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Penola a good suburb to live in?
Penola suits those seeking affordability and rural lifestyle. Mortgage repayments average $1,050 per month with a 17.7% mortgage-to-income ratio, well below the national stress threshold. Crime is low at 17.9 incidents per 1,000 residents. The trade-offs are limited services, reflected in a SEIFA IRSAD decile of 2, and a high vacancy rate of 17.0% suggesting softer local demand.
What is the median house price in Penola?
No median sale price is recorded in this dataset for Penola. However, monthly mortgage repayments average $1,050 and the mortgage-to-income ratio is 17.7%, indicating that purchase prices are well within reach for local incomes. Weekly rent is $198, one of the lower figures in regional South Australia.
What schools are in Penola?
No schools are recorded inside the Penola suburb boundary in this dataset. The broader Wattle Range council area serves the community. University qualifications in Penola reach 22.9%, which is 7.2 percentage points below the national average, consistent with a regional town workforce centered on manufacturing and agriculture.
Is Penola safe?
Penola recorded 29 total crime incidents, a rate of 17.9 per 1,000 residents. This is a low figure compared to urban South Australian suburbs. Only 5.8% of residents (89 people) require daily assistance, and the community has a high volunteering rate of 29.4%, both indicators of a stable social environment.
Is Penola good for property investment?
The investment case is cautious. Weekly rent of $198 is below regional averages and the vacancy rate of 17.0% is high compared to a healthy threshold of around 3%, indicating more rental supply than demand. Population growth is near zero at minus 0.06% annually and net internal migration averages minus 8 per year. Entry prices are low, making gross yields potentially reasonable, but capital growth prospects are limited.
How is Penola's population changing?
Population is effectively stable, declining by around 2 people per year at minus 0.06% annually. The 10-year growth rate is just 1.0%. The age profile is aging, with the senior share up 6.8 points and the median age at 47, which is 7 years above the national figure. Medium forecasts project the broader area population near 3,167 by 2031.
How much development is happening in Penola?
There were 23 development applications lodged in Penola in the past 12 months. Recent applications include a detached dwelling with verandah and carport, and outbuilding works. This level of activity is modest, consistent with a slow-growth town of 1,622 people where 42.1% of owners hold their property outright with no mortgage.
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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