West Beach
Its median age of 45 is 5 years above the national figure, while 39.5% of residents own their homes outright. University qualifications stand at 41.7%, or 11.6 percentage points above national, and weekly household income of $1,746 sits at the 61.2nd percentile. Separate houses account for 66.0% of dwellings, higher than apartments at 20.7%. Compared with nearby Henley Beach and Glenelg, that combination of detached housing and a 79.7% same-address stay rate gives West Beach a particularly settled profile.
Population
5,175
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,746/wk
DAs (12 months)iDevelopment Applications lodged in the past year
71
Median House
$1.5M
First quarter 2026
West Beach suits buyers who can fund a premium coastal address and want conventional family housing. Three-bedroom homes make up 42.8% and four-plus-bedroom homes 30.0%, giving family buyers more choice than the 22.7% two-bedroom segment. Separate houses represent 66.0%, compared with 20.7% apartments. Mortgage repayments equal 26.5% of household income and outright owners account for 39.5%, pointing to established equity, although the entry price is high relative to $320 weekly rent. Buyers should compare land, renovation needs and coastal exposure because dwelling type drives the premium.
For Buyers
West Beach suits buyers who can fund a premium coastal address and want conventional family housing. Three-bedroom homes make up 42.8% and four-plus-bedroom homes 30.0%, giving family buyers more choice than the 22.7% two-bedroom segment. Separate houses represent 66.0%, compared with 20.7% apartments. Mortgage repayments equal 26.5% of household income and outright owners account for 39.5%, pointing to established equity, although the entry price is high relative to $320 weekly rent. Buyers should compare land, renovation needs and coastal exposure because dwelling type drives the premium.
For Investors
West Beach presents a premium, established rental proposition rather than a value play. Weekly rent is $320, 26.6% of dwellings are rented and vacancy is 9.9%, a higher vacancy signal than a tightly constrained market, so leasing assumptions deserve stress testing. Seventy development applications in 12 months, including one example with 3 detached dwellings, point to ongoing infill but not necessarily a large supply pipeline. Overseas migration is the primary growth driver, which can support renter demand, although 79.7% staying at the same address signals a settled market. Compare gross yield, holding costs and vacancy sensitivity before buying.
Development Activity
Total DAs
437
Last 12 Months
71
YoY ChangeiYear-over-year change in DA lodgements
+16.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in West Beach
Open-register school locations for education access. This is not a school-quality ranking.
West Beach Primary School
Demographics
West Beach has an older, settled demographic profile, with a median age of 45 and 79.7% of residents staying at the same address. Age is 5 years above national, while the average household size of 2.4 people is 0.1 below national. University qualifications reach 41.7%, or 11.6 percentage points above national, and 23.7% of residents were born overseas, 2.1 points above national. English ancestry is reported by 2,002 people, followed by Scottish at 485, Irish at 462 and Italian at 416. Couples with children account for 44.8% of families, compared with 42.8% for couples without children, suggesting a mix of established families and older households.
Age Distribution
Bedrooms
Dwelling Structure
66.0%
Houses
12.6%
Townhouse
20.7%
Apartment
Tenure
Separate houses make up 66.0% of stock, compared with 20.7% apartments and 12.6% semi-detached homes. Three-bedroom dwellings represent 42.8%, while 4-plus-bedroom homes account for 30.0%. Outright ownership at 39.5% is higher than renting at 26.6%, reflecting long-term tenure, while mortgage and rent costs equal 26.5% and 18.3% of household income respectively. This mix supports stability, but the price premium makes entry harder than in lower-cost markets.
Mortgage / mo
$2,000
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$320
Census 2021
HH Size
2.4
Personal Income / wk
$896
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.9%
Unoccupied
226
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.8%
Couples with children
42.8%
Couples, no children
10.9%
Single parent
1,441
Total families
Economy & Employment
West Beach has a relatively secure economic base, with weekly household income of $1,746 at the 61.2nd percentile, above the national median. Healthcare is the largest industry at 18.6%, or 341 workers, followed by education at 11.3% and 208 workers, professional and technical services at 10.3% and 188, construction at 9.3% and 170, and public administration at 8.9% and 163. Professionals number 696 and managers 436, ahead of clerical and administrative workers at 354. Labour-force participation is 62.8%, full-time employment is 57.8% and unemployment is 5.1%. SEIFA places the suburb in decile 7 for education and economic resources and decile 8 for disadvantage and advantage, above the midpoint because incomes and professional employment are comparatively strong.
Unemployment
5.1%
Labour Force
2,751
Unemployed
139
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.8%
Part-time
37.0%
Participation
62.8%
Employed
2,612
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
41.7%
Postgraduate
10.0%
Born Overseas
23.7%
Dwellings
2,045
Transport to Work
West Beach is most practical for households comfortable using a car because 74.5% of residents drive, far higher than public transport use at 3.6% or walking and cycling at 3.0%. A further 14.8% work from home, reinforcing the need to assess parking, home-office space and peak-hour access. One local government primary school provides nearby primary access, while families should check enrolment zones against the exact address. The recorded crime rate is 35.6 incidents per 1,000 residents, with 184 total incidents. Socioeconomic advantage is above the midpoint, with IRSAD in decile 8 and IER in decile 7. With 5,175 residents across 4.19 square kilometres, density is 1,235.3 people per square kilometre, giving the suburb a lower-intensity feel than a dense apartment precinct.
Drive
74.5%
Public Transport
3.6%
Walk / Cycle
3.0%
Work from Home
14.8%
Population Forecast
+0.91%/yr
(+50 people/yr)
EstablishedWest Beach's growth outlook is established rather than explosive. The annual trend is 0.91%, with overseas migration the primary driver, while population change across the wider area runs at 15.5% over 10 years. The shift trajectory is Mixed: rent growth is 23.1%, real income growth is 13.5% and the senior share has risen 1.3 percentage points, consistent with an aging resident base. Gentrification is scored at 6 and staged Not gentrifying, although another shift indicator records 31 and Early signs. Compared with a high-growth corridor, the 0.91% pace implies gradual change because established housing and a 79.7% stay rate limit rapid turnover. Development activity reached 70 applications in 12 months, adding renewal without proving a major population surge.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+75
Net Internal / yr
+10
Gentrification Signal
Not gentrifying
Population +17% since 2011
Safety & Crime
Total Offences
184
Year ending June 2024
Rate per 1,000 People
35.6
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in West Beach?
West Beach Primary School is the named local school and is a government primary school. Families should verify enrolment zones and travel arrangements for each address. Transport is car-oriented, with 74.5% driving compared with 3.6% using public transport.
Is West Beach safe?
The recorded crime rate is 35.6 incidents per 1,000 residents, with 184 total incidents. That provides a measurable baseline, but safety can vary by street, time and offence type. Compare the exact address with nearby Henley Beach or Glenelg before deciding.
How is West Beach's population changing?
West Beach has 5,175 residents today. The growth outlook is established, with a 0.91% annual trend and 15.5% population change across the wider area over 10 years; overseas migration is the primary driver. The trajectory is Mixed, while gentrification scores 6 and is staged Not gentrifying, compared with a separate early-signals score of 31.
What development is happening in West Beach?
There were 70 development applications in 12 months, including an example for 3 double-storey detached dwellings and another for a verandah. This points to ongoing infill and renovation compared with a static housing market, but the application count does not establish a large new supply pipeline.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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