Smithfield
One of Smithfield's clearest signals is its renter majority: 50.2% of households rent while 79.9% of homes are detached, creating a family-oriented housing form with relatively high tenure turnover. The suburb has 2,482 residents, a median age of 35, and household income at the 14.9th percentile nationally, so affordability and access matter more here than in higher-income markets. An aging trajectory, a 4.5% rise in senior share and 2.94% annual growth point to a changing rather than static market.
Local council: Playford
Population
2,482
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,049/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Median House
$645K
First quarter 2026
Smithfield suits buyers prioritising detached space over apartment stock: 79.9% of dwellings are separate houses, 19.0% are semi-detached and only 1.1% are apartments. Three-bedroom homes account for 72.2% of the housing mix, while 4-plus-bedroom homes represent 15.7%, giving families more choice than in an apartment-led suburb. Mortgage repayments are listed at $1,100 monthly, with mortgage-to-income at 24.2% and rent-to-income at 24.8%, both without stress flags. Because 50.2% of residents rent, buyers should compare individual streets, maintenance standards and resale appeal rather than treating the suburb as uniform.
For Buyers
Smithfield suits buyers prioritising detached space over apartment stock: 79.9% of dwellings are separate houses, 19.0% are semi-detached and only 1.1% are apartments. Three-bedroom homes account for 72.2% of the housing mix, while 4-plus-bedroom homes represent 15.7%, giving families more choice than in an apartment-led suburb. Mortgage repayments are listed at $1,100 monthly, with mortgage-to-income at 24.2% and rent-to-income at 24.8%, both without stress flags. Because 50.2% of residents rent, buyers should compare individual streets, maintenance standards and resale appeal rather than treating the suburb as uniform.
For Investors
Smithfield has a clear rental-demand base because 50.2% of households rent, while the advertised weekly rent is $260 and vacancy is 5.7%. Compared with owner-heavy suburbs, the renter share may support tenant depth, but the 429.1 recorded crime rate per 1,000 residents warrants careful street-level due diligence. There were 29 development applications in 12 months, and growth is driven by internal migration. Gentrification is rated Active with a score of 50, so investors should balance improving demand against affordability and asset-condition risks.
Development Activity
Total DAs
159
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
+26.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Smithfield has a median age of 35, which is 5 years below the national comparison, while university attainment is 12.8%, or 17.3 percentage points below the national figure. The overseas-born share is 28.4%, 6.8 points above the national comparison, adding to a population shaped by both long-established and newer households. English ancestry is recorded for 927 residents, followed by Other at 464, Scottish at 185 and German at 131. No religion is the largest religious response at 1,113, compared with 782 for Christianity and 187 for Islam. Average household size is 2.5, matching the national comparison, while 77.3% stayed at the same address and turnover was 22.7%. This mix helps explain the balance between family housing, renters and an aging trajectory.
Age Distribution
Bedrooms
Dwelling Structure
79.9%
Houses
19.0%
Townhouse
1.1%
Apartment
Tenure
The market is heavily oriented to three-bedroom stock, which makes up 72.2% of homes, followed by 4-plus bedrooms at 15.7%, 2 bedrooms at 9.5% and 0-to-1 bedrooms at 2.7%. Separate houses account for 79.9%, semi-detached dwellings 19.0% and apartments 1.1%, so the built form is lower-density than an apartment-focused market. Tenure is the bigger point of difference: 50.2% rent, compared with 32.4% paying a mortgage and 16.1% owning outright. The 24.2% mortgage-to-income and 24.8% rent-to-income ratios indicate neither tenure is flagged for stress.
Mortgage / mo
$1,100
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$260
Census 2021
HH Size
2.5
Personal Income / wk
$526
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.7%
Unoccupied
55
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
33.9%
Couples with children
29.9%
Couples, no children
34.2%
Single parent
608
Total families
Economy & Employment
Healthcare is Smithfield's leading recorded industry at 25.2%, or 102 workers, followed by Manufacturing at 11.1% and 45 workers, Retail at 9.9% and 40, Public Administration at 8.4% and 34, and Education at 7.9% and 32. The occupational profile is led by Labourers at 172, Community and Personal workers at 136, Machinery and Drivers at 117, Clerical and Administration at 95, and Sales at 88. The labour force numbers 930 people, with unemployment at 12.0%, participation at 47.7% and full-time employment at 53.5%. Compared with higher-income areas, household income is at the 14.9th percentile, while IEO, IER, IRSD and IRSAD all sit in decile 1. That contrast means a substantial healthcare presence does not remove broader education, employment and income constraints.
Unemployment
12.0%
Labour Force
930
Unemployed
112
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.5%
Part-time
40.0%
Participation
47.7%
Employed
818
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
12.8%
Postgraduate
2.2%
Born Overseas
28.4%
Dwellings
911
Transport to Work
Smithfield's compact 2.1 sq km footprint and density of 1,182.4 people per sq km make daily access relatively concentrated, but transport remains car dependent: 80.1% travel as car drivers compared with 5.3% using public transport, 1.1% walking or cycling and 6.4% working from home. Compared with a transit-led suburb, households are more likely to need reliable car access for work, shopping and services. Safety is a material consideration, with 1,065 recorded offences and a rate of 429.1 per 1,000 residents. Socioeconomic measures are also low, with IRSAD and IRSD both in decile 1, so buyers should assess each street and nearby services carefully. Families should verify the number, sector and type of nearby schools against the exact address and enrolment zone rather than relying on suburb boundaries.
Drive
80.1%
Public Transport
5.3%
Walk / Cycle
1.1%
Work from Home
6.4%
Growth Outlook
Growth runs at 2.94% annually and is driven primarily by internal migration, giving Smithfield a stronger expansion signal than a static established market. Across the wider area, population change is 54.0% over 10 years, while the demographic shift is classified as Aging: senior share has increased by 4.5%, working share has fallen by 2.4% and young share has decreased by 0.3%. Gentrification is rated Active with a score of 50, and rents have grown by 40.0%, which can lift investor attention but also pressure tenants. The affordability trend is Stable, moving from 48.2 in 2011 to 48.9 in 2021, while real income growth reached 12.1%. Compared with a low-growth suburb, the combination of internal migration, 29 development applications and active gentrification points to ongoing change, even as the population ages.
Population trend: Playford council area
Smithfield sits in the Playford council area. These are the council area's residents, not Smithfield's.
Residents 2025
115,790
Growth, 5 yr average
+3.3%/yr
2020 to 2025
Growth, last year
+3.9%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
1,065
Year ending June 2024
Rate per 1,000 People
429.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Smithfield compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Smithfield?
School choices should be confirmed by exact address and enrolment zone, including the number of nearby campuses and whether they are government, independent or specialist. Smithfield covers 2.1 sq km, but suburb boundaries do not determine every school option. Transport planning also matters because 80.1% drive while only 5.3% use public transport.
Is Smithfield safe?
Smithfield recorded 1,065 offences, equal to a crime rate of 429.1 per 1,000 residents. That figure should be treated as a significant due-diligence factor rather than a complete judgement about every street. Inspect properties at different times, check lighting and access, and compare the immediate pocket before making a decision.
Is Smithfield good for property investment?
Smithfield has investor positives including 50.2% renting, $260 weekly rent, 5.7% vacancy and 11.7% median price growth between 1Q 2025 and 1Q 2026. Development activity reached 29 applications in 12 months, while gentrification is Active with a score of 50. The 429.1 crime rate per 1,000 residents means asset selection and location research are essential.
How is Smithfield's population changing?
Smithfield has 2,482 residents today and an aging trajectory. Across the wider area, population change is 54.0% over 10 years, with annual growth running at 2.94% and internal migration the primary driver. Senior share has risen 4.5%, while the young share has fallen 0.3%, so growth is occurring alongside demographic aging.
What development is occurring in Smithfield?
There were 29 development applications in the past 12 months. Recent examples include an outbuilding replacing shipping containers on 10 August 2026, an outdoor-kitchen verandah enclosure on 28 July 2026 and a new side verandah on 28 July 2026. The visible activity is focused on property improvements, so buyers should check approvals for any address under consideration.
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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