West Lakes Shore
At a median house price of $1,360,000, West Lakes Shore sits well above the typical Adelaide suburb, yet 49.5% of residents own their homes outright, signalling long-term, debt-free wealth rather than recent buyer churn. The suburb has a median age of 48, which is 8 years above the national figure, and the population of 3,236 is packed into just 1.64 sq km. Despite being in SEIFA decile 6, household income sits at the 61.8th percentile nationally, and 34.2% of residents hold university qualifications, 4.1 points above national. Only 15.1% of dwellings are rented, well below typical urban levels, pointing to a settled, owner-occupier community.
Population
3,236
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,758/wk
DAs (12 months)iDevelopment Applications lodged in the past year
53
Median House
$1.4M
Median 1Q 2026
The median house price reached $1,360,000 in Q1 2026, up 6.2% from $1,280,000 in Q1 2025. Stock is dominated by separate houses at 70.7%, with semi-detached dwellings making up 28.5% and apartments just 0.9%. Three-bedroom homes account for 52.6% of stock, and 4-plus bedroom homes comprise 31.9%, meaning most buyers here are looking for substantial family homes rather than entry-level product. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 25.6%, which sits below the 30% stress threshold. Outright ownership at 49.5% is notably high compared to national norms, suggesting the market is held largely by established residents rather than leveraged newcomers.
For Buyers
The median house price reached $1,360,000 in Q1 2026, up 6.2% from $1,280,000 in Q1 2025. Stock is dominated by separate houses at 70.7%, with semi-detached dwellings making up 28.5% and apartments just 0.9%. Three-bedroom homes account for 52.6% of stock, and 4-plus bedroom homes comprise 31.9%, meaning most buyers here are looking for substantial family homes rather than entry-level product. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 25.6%, which sits below the 30% stress threshold. Outright ownership at 49.5% is notably high compared to national norms, suggesting the market is held largely by established residents rather than leveraged newcomers.
For Investors
West Lakes Shore presents a narrow rental market. Only 15.1% of dwellings are rented, well below the national average, and weekly rent sits at $390. Against the $1,360,000 median, that translates to a gross yield of roughly 1.5%, low by any standard. The vacancy rate of 7.9% is elevated, which reinforces the thin tenant demand in this predominantly owner-occupier suburb. Development activity is moderate with 51 applications lodged in the past 12 months, including several Torrens Title land divisions that may add modest new supply. Overseas migration drives 156 net arrivals per year, higher than internal migration at 78, providing steady population support. The investment case leans on capital growth rather than yield, consistent with a prestige coastal suburb.
Development Activity
Total DAs
267
Last 12 Months
53
YoY ChangeiYear-over-year change in DA lodgements
-3.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in West Lakes Shore iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
West Lakes Shore School
R-6 · 554 students
Demographics
The median age of 48 sits 8 years above the national figure and is trending older, with the senior share rising 7.4 points over the decade while the working-age share fell 5.8 points. University qualifications reach 34.2%, which is 4.1 points above national, and overseas-born residents make up 22.9%, broadly in line with national levels at 1.3 points above. Ancestry is strongly Anglo-Celtic, led by English (1,257 residents), Scottish (299) and Irish (280), with Italian (294) a notable European presence. The top non-English languages are Greek (27) and Italian (18), consistent with the suburb's European-heritage mix. Couples with children (972 families) and couples without children (908) are nearly equal, reflecting a mix of established families and empty-nesters.
Age Distribution
Bedrooms
Dwelling Structure
70.7%
Houses
28.5%
Townhouse
0.9%
Apartment
Tenure
Tenure here is unusual for a metro suburb: 49.5% own outright, 35.5% hold a mortgage, and just 15.1% rent. That majority of outright owners points to wealth accumulated over decades rather than a market driven by new entrants. The stock is 70.7% separate houses and 28.5% semi-detached, with virtually no apartments (0.9%). Three-bedroom homes dominate at 52.6%, followed by 4-plus bedroom at 31.9%. Prices rose from $1,280,000 in Q1 2025 to $1,360,000 in Q1 2026, a 6.2% gain over one year. Rent-to-income at 22.2% sits comfortably below the 30% stress threshold for tenants, and mortgage-to-income at 25.6% is similarly manageable, though that calculation is anchored by the high income base of residents already in the market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$390
HH Size
2.5
Personal Income / wk
$849
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.9%
Unoccupied
110
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
33.5%
Couples, no children
2,712
Total families
Economy & Employment
Healthcare leads industry employment at 17.0% (186 workers), followed by Education at 11.9% (130) and Construction at 10.3% (113), with Professional/Tech at 9.6% (105) and Public Admin at 9.3% (102). By occupation, Professionals (365) and Managers (260) are the two largest groups, consistent with SEIFA scores at decile 6 across all four indexes. Unemployment is low at 3.7% and the full-time employment rate is 62.0%, with 924 residents employed full-time. The participation rate of 57.1% is below what the suburb's income level might suggest, because 1,017 residents are not in the labour force, consistent with the aging median age of 48. Real incomes grew 8.3% over the decade, keeping pace with inflation.
Unemployment
3.2%
Labour Force
8,235
Unemployed
260
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.0%
Part-time
34.3%
Participation
57.1%
Employed
1,491
Occupations
Top Industries
University
34.2%
Postgraduate
9.5%
Born Overseas
22.9%
Dwellings
1,275
Transport to Work
Car dependence is high: 89.2% of residents drive to work, and only 4.4% use public transport, compared with national averages where public transport use is substantially higher. Walking and cycling account for just 1.7%. Crime totals 137 reported incidents, giving a rate of 42.3 per 1,000 residents; detailed category breakdown is not available in this dataset, but the rate can be compared against broader SA suburban norms. The suburb scores decile 6 on IRSAD, indicating moderate advantage nationally. Volunteering runs at 16.7% of the population, above the national average, and only 5.8% (184 residents) need daily assistance despite the older median age. No schools are recorded within the 1.64 sq km boundary, so families rely on institutions in neighbouring suburbs.
Drive
89.2%
Public Transport
4.4%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+84 people/yr)
EstablishedWest Lakes Shore is an established suburb growing at 0.53% annually, adding roughly 84 persons per year. Over 10 years, the population rose 8.3%, a steady rather than rapid trajectory. Medium forecasts project the broader area reaching around 16,304 by 2031, up from roughly 15,989 in 2025. Overseas migration is the primary growth driver at a net 156 arrivals per year, compared to 78 from internal migration. The gentrification score of 13 classifies the suburb as not gentrifying, which fits a location already holding a median house price of $1,360,000. The young adult share did increase by 0.9 points over the decade, a mild early signal. Rent growth of 28.0% over the decade outpaced the 8.3% real income gain, tightening affordability slightly.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+156
Net Internal / yr
+78
Gentrification Signal
Not gentrifying
Population +10% since 2011, Net internal migration +78/yr
Safety & Crime
Total Offences
137
Year ending June 2024
Rate per 1,000 People
42.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Lakes Shore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is West Lakes Shore a good suburb to live in?
West Lakes Shore appeals to established owner-occupiers, with 49.5% owning outright and a median age of 48. Household income sits at the 61.8th percentile nationally and university qualifications reach 34.2%, above the national figure. The trade-off is a $1,360,000 median house price and limited public transport, with 89.2% of residents commuting by car.
What is the median house price in West Lakes Shore?
The median house price is $1,360,000 as of Q1 2026, up 6.2% from $1,280,000 in Q1 2025. Monthly mortgage repayments average $1,950, and weekly rent sits at $390. The mortgage-to-income ratio is 25.6%, below the 30% stress threshold.
What schools are in West Lakes Shore?
No schools are recorded within the West Lakes Shore boundary in this dataset, so families depend on institutions in neighbouring suburbs. The local resident base is well-educated, with 34.2% holding university qualifications, which is 4.1 percentage points above the national figure.
Is West Lakes Shore safe?
West Lakes Shore recorded 137 total crime incidents, giving a rate of 42.3 per 1,000 residents. Detailed category breakdown is not available in this dataset. As a contextual indicator, the suburb scores decile 6 on the IRSAD index of relative disadvantage, placing it in the mid-to-upper advantage tier nationally, and only 5.8% of residents need daily assistance.
Is West Lakes Shore good for property investment?
Investment returns lean heavily on capital growth rather than yield. Weekly rent of $390 against a $1,360,000 median implies a gross yield of about 1.5%. The vacancy rate is 7.9%, above typical investor comfort levels, and only 15.1% of dwellings are rented. Overseas migration of 156 net arrivals per year supports steady demand over the medium term.
How is West Lakes Shore's population changing?
The suburb is growing at 0.53% annually, adding around 84 residents per year. Population rose 8.3% over the past decade. The primary driver is overseas migration at 156 net arrivals per year, higher than internal migration at 78. The age profile is trending older, with the senior share up 7.4 points over 10 years while the working-age share fell 5.8 points.
How much development is happening in West Lakes Shore?
There were 51 development applications lodged in the past 12 months, including two-storey detached dwellings and Torrens Title land divisions splitting one allotment into two. This moderate activity is above what you would expect for a small 1.64 sq km suburb, suggesting some ongoing densification driven by the high land values around the $1,360,000 house price median.
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 West Lakes Shore on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map