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Suburb profile ·Charles Sturt LGA · SA ·5024

West Beach SA 5024

West Beach is in Charles Sturt LGA, SA, postcode 5024, with population 5,175.

The read

Premium-market

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$640/wk
Falling
-1.2% YoY
Mar 2025 → Mar 2026 · 5 periods
SA private rent report · suburb grain · Mar 2026
$660
$588
Mar 2025Mar 2026
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.5M
House median, latest period
↓5.9%YoY D9 vs AU
Median rent
$640/wk
Income-stretched rent market
↓1.2%YoY D10 vs AU
Gross yield
2.2%
Low yield band
D6 vs AU
Population
5,175
5K local footprint
D9 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
14 min
10.5 km to Adelaide CBD · free-flow
Transit to city
59 min
Public transport to Adelaide CBD · weekday 8am
Solar
3,440
206 added 12mo · 22MW

Price history

House and unit medians · ABS + state datasets

Houses to Q1'26 · Units to 2024 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Indicative cashflow-$1,026/wk (-$53,376/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage+18% vs suburbs of similar SEIFA advantage (decile 8)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Cgrade · 48/100 · top 52% of 3,604AU suburbs
Peer distributionstronger than 48% of AU suburbs
WeakerTypicalStronger
Capital growth70
Rental yield24
Stability38
Volatility-15.5ppCycle+2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in West Beach

Owner-occupied 73%Rented 27%
Investor activityATO
Negatively geared6.2%
594 of 1,601 landlords
Avg rental loss$7,584/yr
Landlords (rental income)1,601
Reported capital gains1,116
The read

Owner-occupier stronghold

72% of homes here are owner-occupied and 26% rented, with 6% of landlords negatively geared.

Why it fits

72% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 2.2% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
99%
of household income to service a new loan
22.5 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $7,497/mo vs median rent $2,773/mo (+170% · +$1090/wk)

If rates move

At 4.2%: $5,986/mo (-1,511) · at 6.2% (current): $7,497/mo · at 8.2%: $9,153/mo (+1,656)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
16.9x
median home price as a multiple of annual household income
Stretched
Renting
37%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $2,000/mo, while renters pay about $2,773/mo — renting runs $773/mo higher on these medians.

Median price
$1.53M
Household income · yr
$91K
Median rent · wk
$640
Owner mortgage · mo
$2,000
Gross yield
2.2%

Household income

ABS Census · ATO
$91K household · yr+20.6% vs SA suburb median
Personal
$47K
Family
$123K
Household
$91K
Household income distribution (ABS Census 2021 · weekly)fewer than 15% could service the median house
Under $300
53
$300-649
231
$650-999
255
$1,000-1,499
323
$1,500-1,999
211
$2,000-2,999
337
$3,000-3,999
233
$4,000+
298

Serviceability line: a household needs about $5,767/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 58% of households here would spend more than 30% of income on rent (rent stress line: $2,133/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$53K → $63K

Housing stock and tenure

ABS Census 2021
Tenure (2,052 households)0.8% social housing
Owned outright
39%
Owned with mortgage
33%
Rented
26%
Dwelling structure9.9% of dwellings unoccupied on census night
Separate house
66%
Townhouse / semi
13%
Flat / apartment
21%

Getting to work: 76% drive, 4% public transport, 3% walk or cycle, 14% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1089
Students297
Government1
  • West Beach Primary SchoolPrimary · Government · ICSEA 1089

Livability

OSM · GTFS · schools + hospitals
65/ 100 livability index

Top 35% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 65% of Australian suburbs
WeakerTypicalStronger
Everyday access52
Public transport (48 stops)83
Schools & hospitals25

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime 2024-25
184
3,556 per 100k
D5 vs AU

Crime

suburb
Rate · per 100k3,556
Total incidents184· 2024-25
  • Assault4363%
  • Break And Enter2029%
  • Drug Offences00%
  • Fraud57%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
ancillary accommodation / dependent accommodation screening context Low broad constraint context

Policy position

Policy source needs review

A specific stable official policy source has not yet been adopted for this jurisdiction. Confirm the current planning scheme and building approval path directly with the local authority before relying on this screen.

Rental use: Review SA planning, building and tenancy requirements before use.

Open official policy source

Separate houses

59.2%

Suburb share of occupied private dwellings recorded as separate houses.

13.9 pp below the state median

State median 73.1% · 429 valid suburbs

Residential-zone context

Not staged

A comparable planning-zone layer is not staged for this state.

Rental households

26.4%

Demand context only; it does not establish permission to rent a secondary dwelling.

Near the state median

State median 26.0% · 429 valid suburbs

Mapped hazards

Not staged

No broad-area layer staged for this suburb. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Verify current source

    State policy position

    The current ancillary accommodation / dependent accommodation position needs direct confirmation before relying on this screen.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: West Beach unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

West Beach, SA 5024 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

Code baseline only

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

No local compliance layer is staged.

This is missing evidence, not evidence that the property has no constraints.

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Population outlook

ABS projection · West Beach SA2 area · 2022 base
5,242 people · 20225,592 by 2032 (+6.7%)

ABS population projection (2022 base) for the West Beach SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
West Beach SA — Property Data and Demographics

West Beach (postcode 5024) is a mid-sized suburb in South Australia within the Charles Sturt local government area. It is home to about 5,175 residents, with an older-leaning population and a median age of 45. Households earn a median income of $91K per year, with an average household size of 2.4 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.1% year-on-year at the LGA level. SA employment has moved +1.6% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. SA also had 21 Commonwealth-backed major projects under construction, 7 underway, and 7 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, clerical & administrative. Employment in the area leans toward healthcare and education. The top ancestries reported are English, Australian, Scottish.

West Beach has a median house price of $1.5 million, which has moved lower by 5.9% year-on-year. Units have a median price of $514,000 (+16% YoY). The current median weekly rent is $640. This gives a gross rental yield of approximately 2.2%. The median monthly mortgage repayment is $2,000.

West Beach is served by 1 school, including 1 primary. The average ICSEA score is 1089, which is above the national average of 1,000. Public transport access includes 48 bus stops. The crime rate in the Charles Sturt LGA is below average at 3,556 incidents per 100,000 population.

On the investment side, The gross rental yield works out to roughly 2.2%, which reads as low yield. Property prices are above the state median ($1.5M/$980K), placing it in the premium segment. The price-to-income ratio of 16.9x is considered stretched. House prices have moved -5.9% year-on-year. Population growth of +1.1% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.2%↓ Low Yield
Price vs State$1.5M/$980K↓ Above Median
Affordability16.9x↓ Stretched
Price Momentum-5.9%↓ Falling
Pop. Growth+1.1%· Stable
Development+0%· Steady
InvestmentSA
Mortgage · mth$2,000
Rent · wk(Census)$320
Market rent · wk(Q1 2026)$640
Gross yield1.1%
Price / income16.9x
Population growth · Charles Sturt LGAABS ERP
Population (2025)130,841
5-year growth+1.4% CAGR
YoY change+1.1%
20012025
Development · Charles Sturt LGAABS Approvals
Approvals (2026)1,285
Houses 44%Units 56%
YoY change+0%
Employment · Charles Sturt LGASALM
Unemployment (Dec-25)3.2%
YoY change-0.8pp
Dec-10Dec-25
Property investors · Postcode 5024ATO
Negatively geared6.2%
594 of filers
Avg rental loss$7,584/yr
Landlords (rental income)1,601
Reported capital gains1,116
People & prosperity
DemographicsCensus 21
Population5,175
Median age45
Household size2.4
HH income · wk$1,746
Personal income · wk$896
Persons / bedroom0.8
IncomeATO 22-23
Median income$63,104
Mean income$81,795
Earners3,711
YoY change+4.1%
SEIFA indexABS
Advantage (IRSAD)8/10
Education (IEO)8/10
Economic (IER)5/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,422 → $1,746
Change+22.8%
vs SA median+4 pp
Median rent+10.3%
stablevs SA 2016–21
Top occupationsCensus
Professionals696Managers436Clerical & Administrative354Community & Personal Service317Technicians & Trades304
Top industriesCensus
Healthcare411Education241Construction231Retail Trade222Professional Services209
Top ancestryCensus
English2,002Australian1,679Scottish485Irish462Italian416
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies0
GP / clinics0
Fuel stations2
Cafes & dining5
TransportGTFS
Bus stops48
Hospitals · Charles Sturt LGAAIHW
Public2
Private1
Pregnancy Advisory Centrepublic
The Queen Elizabeth Hospitalpublic
Western Hospitalprivate
Aged care · Charles Sturt LGAGEN
Facilities18
Residential places1,506
UnitingSA Wesley House Aged Care168 places
AnglicareSA Grange144 places
Ridleyton Greek Home for the Aged120 places
The House of Saint Hilarion120 places
Bupa Woodville108 places
UnitingSA West Lakes Aged Care108 places
+12 more in Charles Sturt LGA
Childcare · Charles Sturt LGAACECQA
Services71
Approved places5,081
Exceeding NQS16
Precious Cargo Woodville Park176 places
Little Compass Childcare Welland167 places
Grange Primary School OSHC150 places
Stepping Stone Kidman Park Childcare & Early Development Centre150 places
Green Leaves Early Learning West Lakes134 places
Edge Early Learning Royal Park130 places
+65 more in Charles Sturt LGA
Nearby in Charles Sturt LGA12
Grange$1.7M · 6,143Flinders Park$1.3M · 5,489Fulham Gardens$1.4M · 6,573Henley Beach$1.8M · 6,259West Croydon$1.3M · 4,242West Lakes$1.7M · 6,768Kidman Park$1.2M · 3,874Semaphore Park$1.1M · 4,541Woodville West$1.1M · 3,854West Lakes Shore$1.4M · 3,236Brompton$1.2M · 3,729Findon$1.0M · 6,997
Tax calculatorsaustax.tools
Stamp Duty CalculatorSA ↗Land Tax CalculatorSA ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

West Beach has enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Prices come from release-based suburb series.

Official quarterly house sales workbooks; units remain on ABS fallback coverage

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
SA metropolitan median house sales · 2026-Q1 · Official quarterly house sales workbooks; units remain on ABS fallback coverage
stable source · automated · every update · quarterly
Available
Market rent
SA Housing Authority / CBS · Q1 2026 · State market dataset
medium stability · automated · every update · quarterly
Available
Crime
State crime dataset · 2024-25 · Area-level release dataset
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 48 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Adelaide

West Beach sits in Adelaide — explore the metro.

West Beach FAQ

Common questions
  1. What LGA is West Beach in?

    West Beach is in the Charles Sturt Local Government Area, SA, postcode 5024. Council-level context for Charles Sturt LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in West Beach?

    The current median house price in West Beach, SA is $1.5M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in West Beach?

    The median weekly rent in West Beach is $640/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about West Beach?

    Income-stretched rent market: Weekly rent screens at about 53% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is West Beach a good investment?

    QuickProperty's investment signals for West Beach show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for West Beach?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the West Beach data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.