West Lakes Shore
With a median age of 48, West Lakes Shore has an older profile than the national level by 8.0 years, while 48.4% of homes are owned outright. Its compact 1.64 km² footprint supports a density of 1,969.3 people per km² and a largely detached housing base, with 70.7% separate houses. Compared with nearby West Lakes, it reads as a more settled residential pocket: 78.7% of residents stayed at the same address and only 14.7% of households rent.
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
57
Median House
$1.4M
First quarter 2026
West Lakes Shore suits buyers seeking established housing, but the entry price is demanding. That latest result is higher than the previous recorded quarter, while the $1,950 monthly mortgage represents 25.6% of household income and is not flagged as mortgage stress. Stock is mostly detached, with 70.7% separate houses, 28.5% semi-detached homes and just 0.9% apartments. Three-bedroom homes account for 52.6% of dwellings and 4-plus-bedroom homes 31.9%. Compared with nearby West Lakes, the low-turnover ownership base may appeal to long-term buyers, although the price point limits first-home affordability.
For Buyers
West Lakes Shore suits buyers seeking established housing, but the entry price is demanding. That latest result is higher than the previous recorded quarter, while the $1,950 monthly mortgage represents 25.6% of household income and is not flagged as mortgage stress. Stock is mostly detached, with 70.7% separate houses, 28.5% semi-detached homes and just 0.9% apartments. Three-bedroom homes account for 52.6% of dwellings and 4-plus-bedroom homes 31.9%. Compared with nearby West Lakes, the low-turnover ownership base may appeal to long-term buyers, although the price point limits first-home affordability.
For Investors
West Lakes Shore offers an established rental market, but investors should allow for a relatively small tenant base and visible leasing competition. Renting accounts for 14.7% of occupied dwellings, lower than outright ownership at 48.4% and mortgage ownership at 34.7%. Weekly rent is $390 and the vacancy rate is 7.9%, so pricing and presentation matter when competing for tenants. Rental growth of 28.0% supports the income outlook, while 56 development applications in 12 months indicate ongoing renovation and improvement activity rather than a simple shortage of new dwellings. Overseas migration is the primary growth driver, which may broaden demand, but the suburb's established and aging profile means investors should prioritise low-maintenance homes and realistic tenant targeting.
Development Activity
Total DAs
283
Last 12 Months
57
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 West Lakes Shore
Open-register school locations for education access. This is not a school-quality ranking.
West Lakes Shore School
Demographics
West Lakes Shore has a settled, older resident base. The median age of 48 is 8.0 years above the national figure, while university attainment at 34.2% is 4.1 percentage points above national levels. Overseas-born residents account for 22.9%, slightly above the national comparison by 1.3 percentage points. English ancestry is most common at 1,257 people, followed by Scottish at 299, Italian at 294 and Irish at 280. Christianity is recorded for 1,771 residents and no religion for 1,254. The average household size is 2.5, with couples without children at 46.4%, higher than couples with children at 38.9%. Compared with younger, more mobile areas, the 78.7% address-stability rate helps explain the suburb's mature social pattern.
Age Distribution
Bedrooms
Dwelling Structure
70.7%
Houses
28.5%
Townhouse
0.9%
Apartment
Tenure
Housing in West Lakes Shore is overwhelmingly low-rise and owner-oriented. The latest figure is also the peak price in the two-quarter history. Separate houses make up 70.7% of dwellings, semi-detached homes 28.5% and apartments only 0.9%, giving the suburb a more detached profile than apartment-led markets. Ownership is substantial: 48.4% of homes are owned outright and 34.7% are mortgaged, while 14.7% are rented. The bedroom mix reinforces the family-home format, with 52.6% having 3 bedrooms and 31.9% having 4 or more. This structure supports long-term occupation but makes the suburb less accessible than lower-priced alternatives.
Mortgage / mo
$1,950
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$390
Census 2021
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
38.9%
Couples with children
46.4%
Couples, no children
13.7%
Single parent
984
Total families
Economy & Employment
West Lakes Shore has a moderate-to-strong household income position, with weekly household income of $1,758 at the 61.8th percentile, above the midpoint of the national distribution. Family income is $2,126 per week and personal income is $849. Labour-market indicators are steady: unemployment is 3.5%, participation is 60.5% and the full-time employment rate is 58.4%. Healthcare leads local industry employment at 17.0%, followed by education at 11.9%, construction at 10.3%, professional and technical services at 9.6% and public administration at 9.3%. Professionals number 365, compared with 260 managers and 238 clerical or administrative workers. All four SEIFA deciles are 6, suggesting conditions above lower socioeconomic deciles but without the concentration of advantage seen in the highest-ranked areas. The industry mix supports employment resilience because it spans essential services, government and skilled trades.
Unemployment
3.5%
Labour Force
1,640
Unemployed
58
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.4%
Part-time
35.8%
Participation
60.5%
Employed
1,582
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
34.2%
Postgraduate
9.5%
Born Overseas
22.9%
Dwellings
1,275
Transport to Work
Daily life is strongly car-based. Car drivers account for 75.6% of residents, much higher than public transport use at 3.7% and walking or cycling at 1.4%; working from home accounts for 15.2%. One named local school, West Lakes Shore School, provides government primary education, while families should check enrolment zones against the exact address. Recorded crime totals 137 incidents, equal to 42.3 per 1,000 residents. The IRSAD score sits in decile 6, above the lowest five socioeconomic deciles, and volunteering is 16.7%. A need-assistance rate of 5.8% indicates some support requirements within the population. Compared with more transit-oriented suburbs, West Lakes Shore is better suited to households with cars, local routines and a preference for detached housing.
Drive
75.6%
Public Transport
3.7%
Walk / Cycle
1.4%
Work from Home
15.2%
Population Forecast
+0.53%/yr
(+84 people/yr)
EstablishedWest Lakes Shore is tracking as a gradual-growth, aging suburb rather than a rapid expansion market. The annual growth trend is 0.53%, with overseas migration identified as the primary driver. Across the wider area, population change is 8.3% over 10 years, while the trajectory is labelled Aging: the senior share has risen 7.4 percentage points and the working share has fallen 5.8 points. Compared with a fast-growth corridor, the 0.53% pace points to incremental demand from established households and selected newcomers. Gentrification signals are mixed but restrained: one measure records a score of 13 and the stage Not gentrifying, while the shift measure records 25 and Early signs. Stable affordability and 28.0% rent growth suggest continued market activity without a clear transformation of the suburb's established character.
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
What schools are in West Lakes Shore?
West Lakes Shore School is the named local school and provides government primary education. Families should confirm the enrolment zone for any address, because school access can depend on exact boundaries. The suburb has 1 listed local school in the supplied location information.
Is West Lakes Shore safe?
West Lakes Shore recorded 137 total crime incidents, equivalent to 42.3 incidents per 1,000 residents. That figure provides a useful starting point, but safety can vary by street and incident type, so buyers and renters should review recent local trends before making a decision.
Is West Lakes Shore good for property investment?
West Lakes Shore can suit investors seeking an established housing market, with weekly rent of $390 and rental growth of 28.0%. The 7.9% vacancy rate and 14.7% renter share warrant caution, while 56 development applications in 12 months show continued property improvement activity.
How is West Lakes Shore's population changing?
Growth is gradual at 0.53% annually and is primarily driven by overseas migration. The wider-area population change is 8.3% over 10 years, while the suburb's trajectory is classified as Aging, with the senior share up 7.4 percentage points and the working share down 5.8 points.
What development is occurring in West Lakes Shore?
There were 56 development applications in the past 12 months. Recent examples include lighting towers for the local primary school oval, a carport addition and alterations to a dwelling with a verandah and pool safety fencing, indicating a mix of community and residential works.
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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