Williamstown
With 99.1% of dwellings being separate houses and 45% carrying four or more bedrooms, Williamstown reads as a genuine family suburb rather than a commuter satellite. The SEIFA IRSAD sits at decile 9 nationally, placing it among the top tenth of South Australian suburbs on combined advantage measures. Household income lands at the 63.1st percentile nationally, and mortgage costs consume just 19.4% of income, well below the 30% stress threshold. The median age of 42 is 2 years above the national average, pointing to an established, owner-occupier cohort: 33.4% own outright and only 11.4% rent.
Population
2,981
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,782/wk
DAs (12 months)iDevelopment Applications lodged in the past year
53
Median house price data is not available in current records, but monthly mortgage repayments average $1,500 and mortgage-to-income sits at 19.4%, considerably lower than the national stress benchmark of 30%. That affordability gap is the key draw: households earning at the 63.1st percentile nationally can carry a typical mortgage here without financial strain. Stock is overwhelmingly separate houses at 99.1%, and the bedroom split skews large, with 44% being 3-bedroom and 45% being 4-plus bedroom. Only 11.4% of residents rent, compared to the national average, which keeps turnover low and supply tight. The 86.7% of residents who stayed within the same address in the reference period confirms this is a suburb where people plant roots rather than cycle through.
For Buyers
Median house price data is not available in current records, but monthly mortgage repayments average $1,500 and mortgage-to-income sits at 19.4%, considerably lower than the national stress benchmark of 30%. That affordability gap is the key draw: households earning at the 63.1st percentile nationally can carry a typical mortgage here without financial strain. Stock is overwhelmingly separate houses at 99.1%, and the bedroom split skews large, with 44% being 3-bedroom and 45% being 4-plus bedroom. Only 11.4% of residents rent, compared to the national average, which keeps turnover low and supply tight. The 86.7% of residents who stayed within the same address in the reference period confirms this is a suburb where people plant roots rather than cycle through.
For Investors
Williamstown's rental market is thin by design: just 11.4% of dwellings are rented and weekly rent is $300, which is below metropolitan SA medians. The vacancy rate of 5.3% is elevated relative to tightly held suburban markets, suggesting the small rental pool is not fully absorbed. Development activity is active at 50 applications in the past 12 months, covering outbuildings, performance-assessed works and commercial fitouts, indicating modest but consistent local construction demand. Population growth runs at 0.6% per year, driven primarily by overseas migration of 259 residents annually, which is the strongest inflow driver. Net internal migration is slightly negative at minus 27 per year, so growth depends on international arrivals rather than interstate movement. The combination of low rental yield at $300 per week and a thin renter base points to an investment case built on capital preservation and long hold periods rather than income returns.
Development Activity
Total DAs
319
Last 12 Months
53
YoY ChangeiYear-over-year change in DA lodgements
-26.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Williamstown iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Williamstown Primary School
R-6 · 184 students
Demographics
The median age of 42 is 2 years above the national figure, with the senior share rising 5.2 points and the working-age share falling 3 points over the decade, confirming an aging trajectory. University qualifications reach 22.2%, which is 7.9 points below the national average, reflecting a workforce more concentrated in trade and service roles than knowledge-economy positions. Overseas-born residents account for 15.2%, which is 6.4 points below national. Ancestry is strongly Anglo-Celtic: English ancestry counts 1,461 residents, followed by German at 378, Scottish at 292 and Irish at 213. Average household size is 2.7, slightly above the national figure of 2.5, consistent with the large-format family housing stock. Couples with children account for 1,072 of 2,540 families, and couples without children number 709, a pattern typical of a suburb where families have grown up but adult children have moved on.
Age Distribution
Bedrooms
Dwelling Structure
99.1%
Houses
0.9%
Townhouse
N/A
Apartment
Tenure
Williamstown is almost entirely detached housing territory: 99.1% of dwellings are separate houses, with just 0.9% semi-detached. The bedroom profile is weighted toward large homes, with 45% being 4-plus bedroom and 44% being 3-bedroom, leaving smaller dwellings a rarity. Tenure splits clearly toward ownership: 33.4% own outright, 55.2% carry a mortgage, and only 11.4% rent. Mortgage costs average $1,500 per month and represent 19.4% of income, below the 30% stress threshold, which positions Williamstown as genuinely affordable relative to household earnings at the 63.1st income percentile nationally. Rent at $300 per week absorbs just 16.8% of income for renters, also well within comfortable limits. The vacancy rate of 5.3% is notable for a predominantly owner-occupied suburb and may reflect some investment holdings or properties between sales.
Mortgage / mo
$1,500
Rent / wk
$300
HH Size
2.7
Personal Income / wk
$813
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
60
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.4%
Community Profile
Ancestry
Household Composition
27.9%
Couples, no children
2,540
Total families
Economy & Employment
Healthcare leads the local employment mix at 17.6% of workers (177 people), followed by Education at 14% (141), Construction at 12.8% (129) and Manufacturing at 11.9% (120), with Public Administration adding 7.9%. By occupation, Professionals form the largest group at 263 workers, followed by Managers at 211, then Labourers at 186 and Community/Personal services at 184. The full-time employment rate is 63.1% and unemployment sits at 3.5%, below the national average. Real income grew 17.7% over the decade. The SEIFA IEO decile of 9 confirms high relative education and occupation standing, while the IER decile of 8 on economic resources is slightly lower, likely reflecting the rural-fringe land values and asset base rather than cash income. Volunteering reaches 20.9%, above typical suburban rates, pointing to strong civic participation.
Unemployment
2.2%
Labour Force
10,523
Unemployed
235
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
33.4%
Participation
62.6%
Employed
1,444
Occupations
Top Industries
University
22.2%
Postgraduate
3.2%
Born Overseas
15.2%
Dwellings
1,065
Transport to Work
Car dependence is near-total at 93.7% of commuters driving, with only 0.3% using public transport and 1.4% walking or cycling. This is significantly higher than the national average for car use, reflecting Williamstown's rural-fringe location in the Barossa region, where destinations are dispersed and public transport links are limited. No schools are recorded within the suburb boundary in this dataset, so families rely on nearby Barossa Valley institutions. The crime rate of 19.5 incidents per 1,000 residents is low relative to metropolitan centres, consistent with a low-density, predominantly owner-occupied community. The IRSAD decile of 9 confirms very low relative disadvantage nationally. Only 5.1% of residents (147 people) need daily assistance, and the suburb sees 5.1% needing assistance versus a national norm closer to 5.5%, a modest but favorable comparison. Mortgage and rent stress rates are both below threshold, making Williamstown one of the more financially comfortable small SA communities.
Drive
93.7%
Public Transport
0.3%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+0.6%/yr
(+103 people/yr)
EstablishedWilliamstown is growing at 0.6% per year, adding approximately 103 residents annually. The broader area population reached 16,867 in 2024 and is forecast to reach 17,571 by 2031 under medium projections, a steady if unspectacular trajectory. The primary growth driver is overseas migration at 259 net arrivals per year, while internal migration runs at minus 27, meaning the suburb draws internationally but does not attract net movement from other parts of Australia. The population recovered from a 4.3% COVID dip and now sits 4.9% above the pandemic low. Gentrification signals are early: population rose 11% since 2011, the gentrification score is 24, and affordability held almost perfectly stable at 41.2% in 2011 versus 41.3% in 2021, suggesting no speculative price pressure has taken hold. Rent growth of 45.2% over the period reflects the national trend rather than local demand-driven escalation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+259
Net Internal / yr
-27
Gentrification Signal
Early signs
Population +11% since 2011, Strong overseas inflow +259/yr, COVID recovered (-4% dip → full recovery)
Safety & Crime
Total Offences
58
Year ending June 2024
Rate per 1,000 People
19.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Williamstown compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Williamstown a good suburb to live in?
Williamstown ranks at SEIFA IRSAD decile 9 nationally, placing it among the top 10% of suburbs on combined advantage measures. Mortgage costs average $1,500 per month at just 19.4% of income, well below the 30% stress threshold. The main trade-offs are near-total car dependence at 93.7% and limited public transport, reflecting its rural-fringe Barossa location.
What is the median house price in Williamstown?
Current median house price data is not available in this dataset. Weekly rent averages $300, consuming 16.8% of local income. Monthly mortgage repayments average $1,500, which represents 19.4% of household income, well below the 30% financial stress benchmark, indicating genuine affordability relative to earnings.
What schools are in Williamstown?
No schools are recorded inside the Williamstown boundary in this dataset. Families in this 71.34 square kilometre suburb typically access schools in nearby Barossa Valley towns. The local workforce includes 141 workers (14% of employment) in the Education sector, suggesting nearby educational infrastructure is well supported.
Is Williamstown safe?
Williamstown records a crime rate of 19.5 incidents per 1,000 residents, which is low compared to metropolitan South Australian suburbs. The SEIFA IRSD decile of 9 signals very low relative disadvantage nationally, and only 5.1% of residents (147 people) need daily assistance, both consistent with a stable, low-risk community.
Is Williamstown good for property investment?
The investment fundamentals are mixed. Weekly rent at $300 is modest and the vacancy rate of 5.3% is elevated for a predominantly owner-occupied suburb. Population grows at 0.6% per year, supported by overseas migration of 259 arrivals annually. The low renter share of 11.4% limits the tenant pool, making capital growth rather than rental yield the primary investment thesis.
How is Williamstown's population changing?
The suburb area population reached 16,867 in 2024 and is forecast to reach 17,571 by 2031, growing at 0.6% per year. The primary driver is overseas migration at plus 259 per year, while internal migration is slightly negative at minus 27. Population grew 11% since 2011 and recovered fully from a 4.3% COVID dip.
How much development is happening in Williamstown?
There were 50 development applications lodged in the past 12 months, covering outbuildings, water tanks, tenancy fitouts and other performance-assessed works. Activity reflects steady incremental growth rather than large-scale subdivision. The 4-plus bedroom dominant housing stock at 45% of dwellings means most local demand is for established large homes rather than new smaller product.
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.
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