Two Wells
What stands out in Two Wells is the disconnect between its economic resources and its education profile: the suburb scores decile 9 on the IER index (top tier for household assets and income), yet sits at decile 2 on IEO, which measures education and occupation advantage. Household income ranks at the 71.1st percentile nationally, but university qualifications reach only 12.5%, which is 17.6 points below national. The population is younger than average at a median age of 35, five years below the national figure, and the housing stock is almost entirely separate houses at 99.6%, with 54.6% of dwellings having four or more bedrooms, reflecting a family-oriented mortgage belt on Adelaide's northern fringe.
Population
3,233
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,906/wk
DAs (12 months)iDevelopment Applications lodged in the past year
129
Median house price data is not available for this period, but the mortgage picture is clear: monthly repayments average $1,700 and the mortgage-to-income ratio sits at 20.6%, well below the 30% stress threshold. That affordability is a key draw, particularly compared to inner Adelaide markets. The housing stock is defined by space: 99.6% of dwellings are separate houses and 54.6% have four or more bedrooms, making Two Wells one of the more family-sized suburban options in SA. Ownership on mortgage dominates at 65.9%, outright owners are 22.7%, and only 11.4% rent, indicating a community built around long-term ownership rather than transient tenancy. Affordability improved from 43.1% in 2011 to 37.9% in 2021.
For Buyers
Median house price data is not available for this period, but the mortgage picture is clear: monthly repayments average $1,700 and the mortgage-to-income ratio sits at 20.6%, well below the 30% stress threshold. That affordability is a key draw, particularly compared to inner Adelaide markets. The housing stock is defined by space: 99.6% of dwellings are separate houses and 54.6% have four or more bedrooms, making Two Wells one of the more family-sized suburban options in SA. Ownership on mortgage dominates at 65.9%, outright owners are 22.7%, and only 11.4% rent, indicating a community built around long-term ownership rather than transient tenancy. Affordability improved from 43.1% in 2011 to 37.9% in 2021.
For Investors
Rental demand in Two Wells is thin by volume: only 11.4% of dwellings are rented, and the vacancy rate runs at 6.0%, above levels that typically support yield compression. Weekly rent averages $300, modest compared to Adelaide's median. However, the growth story is compelling: the SA2 area grew 53% since 2011, and internal migration brings a net 312 residents annually, well above the 11 from overseas migration. Development activity is high at 120 applications in 12 months, signalling ongoing new supply that investors should monitor. Gentrification scores 58 and is classified Active, supported by an affordability trend that has improved over the decade. Income-driven demand is real, given households rank at the 71.1st percentile nationally.
Development Activity
Total DAs
817
Last 12 Months
129
YoY ChangeiYear-over-year change in DA lodgements
+6.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Two Wells iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Two Wells Primary School
R-6 · 247 students
Demographics
Two Wells skews younger than state and national benchmarks, with a median age of 35, five years below the national figure of 40. Overseas-born residents account for 11.6%, which is 10 points below the national average, reflecting a predominantly locally-born population. Ancestry leans Anglo-Celtic: English (1,326), Italian (262), Scottish (245), Irish (204) and German (184) are the top five groups. Average household size of 2.8 sits 0.3 above the national figure, consistent with the prevalence of couples with children: 1,236 family households fall into that category versus 698 couples without children. University qualifications reach only 12.5%, placing the suburb 17.6 points below the national rate, a gap explained partly by the trade and machinery workforce that dominates local employment.
Age Distribution
Bedrooms
Dwelling Structure
99.6%
Houses
0.4%
Townhouse
N/A
Apartment
Tenure
The housing stock is almost uniformly detached: 99.6% separate houses, with semi-detached at just 0.4% and effectively no apartments. Four-plus bedroom homes account for 54.6% and three-bedroom dwellings for 38.2%, so the market is overwhelmingly family-sized. Tenure is mortgage-dominated at 65.9%, with outright ownership at 22.7% and renters at just 11.4%. Monthly mortgage repayments average $1,700, yielding a mortgage-to-income ratio of 20.6% that remains comfortable by national standards. Weekly rent of $300 translates to a rent-to-income ratio of 15.7%, both below the 30% stress threshold. No median sale price is available for this period, but the affordability improvement from 43.1% in 2011 to 37.9% in 2021 indicates the suburb has not repriced as sharply as many comparable outer-metro areas.
Mortgage / mo
$1,700
Rent / wk
$300
HH Size
2.8
Personal Income / wk
$818
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.0%
Unoccupied
70
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.7%
Couples, no children
2,720
Total families
Economy & Employment
Healthcare leads the local industry base at 17.8% (160 workers), followed by Construction at 12.6% (113) and Manufacturing at 9.9% (89). Public Administration and Education round out the top five at 8.9% and 8.3% respectively. By occupation, Clerical/Admin (226), Labourers (201) and Machinery/Drivers (180) dominate the workforce, reflecting the trade and logistics profile that explains the SEIFA anomaly: IER sits at decile 9 because household assets are solid, while IEO sits at decile 2 because credential-intensive jobs are underrepresented. Unemployment is 4.1%, full-time employment runs at 68.5% and real income growth reached 18.0% over the decade. The IRSD decile 5 score signals near-average disadvantage overall.
Unemployment
2.9%
Labour Force
4,399
Unemployed
126
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.5%
Part-time
27.4%
Participation
61.1%
Employed
1,490
Occupations
Top Industries
University
12.5%
Postgraduate
2.6%
Born Overseas
11.6%
Dwellings
1,087
Transport to Work
Car dependency is extreme: 93.0% of residents commute by car and only 0.7% use public transport, among the lowest transit-use rates found in any suburb. This reflects the rural-fringe location, where public transport coverage is limited. The crime rate of 41.4 incidents per 1,000 residents sits above the rate typical of comparable outer-metro SA suburbs, though context matters given the 134 total incidents across a 43.6 km2 area. No schools are recorded within the suburb boundary, so families travel to nearby centres. The IRSAD decile 4 score places the suburb in the lower-middle advantage tier nationally. Rent and mortgage stress are both below the 30% threshold, and volunteering reaches 13.2% of residents, above many comparable fringe communities.
Drive
93.0%
Public Transport
0.7%
Walk / Cycle
1.5%
Work from Home
N/A
Population Forecast
+2.23%/yr
(+182 people/yr)
EstablishedTwo Wells is growing at 2.23% annually, adding roughly 182 persons each year. The SA2 area population climbed from 7,465 in 2023 to 8,175 in 2025, and medium forecasts project it reaching 8,770 by 2031. The 10-year population increase of 24.1% and a 53% rise since 2011 classify the suburb as active gentrification, with a gentrification score of 58. Internal migration is the primary driver at a net 312 residents per year, compared to just 11 from overseas. The young share fell 1.8 points and the senior share rose 3.4 points over the decade, indicating an aging trajectory despite the below-national median age of 35. Annual population growth of 2.23% outpaces the national average.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+11
Net Internal / yr
+312
Gentrification Signal
Active
Population +53% since 2011, Net internal migration +312/yr, Accelerating: 6% → 44%
Safety & Crime
Total Offences
134
Year ending June 2024
Rate per 1,000 People
41.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Two Wells compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Two Wells a good suburb to live in?
Two Wells suits families who prioritise space and affordability. The mortgage-to-income ratio is 20.6%, well below the 30% stress threshold, and 99.6% of homes are detached houses with 54.6% having 4 or more bedrooms. The trade-off is car dependency at 93% and limited public transport at 0.7%, plus no schools recorded within the suburb boundary.
What is the median house price in Two Wells?
A median sale price is not available for Two Wells for this period. Monthly mortgage repayments average $1,700, translating to a mortgage-to-income ratio of 20.6%, which is below the national stress threshold. Weekly rent averages $300, giving a rent-to-income ratio of 15.7%. Affordability improved from 43.1% in 2011 to 37.9% in 2021.
What schools are in Two Wells?
No schools are recorded within the Two Wells suburb boundary in this dataset. Families commute to nearby centres for schooling. The suburb has a median age of 35 and 1,236 couple-with-children households, so school access via car travel is a practical daily reality given 93% of residents drive to work.
Is Two Wells safe?
Two Wells recorded 134 total crime incidents in the measured period, a rate of 41.4 per 1,000 residents. The IRSD score sits at decile 5, indicating near-average disadvantage nationally, and 5.8% of residents require daily assistance. Crime category breakdowns are not available in this dataset.
Is Two Wells good for property investment?
The investment case rests on growth rather than yield. At $300 weekly rent and a 6.0% vacancy rate, gross yields are modest and rental demand is limited given only 11.4% of dwellings are rented. However, internal migration of net 312 residents per year, annual population growth of 2.23% and an active gentrification score of 58 support capital growth. Development activity of 120 applications in 12 months adds supply risk.
How is Two Wells's population changing?
The SA2 area grew from 7,465 in 2023 to 8,175 in 2025, an annual rate of 2.23% adding about 182 persons each year. The 10-year population increase is 24.1%, and the suburb has grown 53% since 2011. Medium forecasts project the population reaching 8,770 by 2031. Internal migration drives growth at a net 312 residents annually, compared to just 11 from overseas.
How much development is happening in Two Wells?
Two Wells recorded 120 development applications in the past 12 months, a high figure relative to its current population of 3,233. Recent examples include two-storey detached dwellings and domestic outbuildings. This ongoing construction activity is consistent with the suburb's active gentrification classification and 2.23% annual population growth rate.
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.
Explore Two Wells on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map