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ABS 2021 Census · Updated 21 May 2026
Bluff Beach is a regional centre in South Australia, Australia, with a population of approximately 41, making it a boutique locality. Located approximately 103 km from the Adelaide CBD, Bluff Beach is a regional area in South Australia. The median household income is $84,500 per year.
Household incomes in Bluff Beach sit in a comfortable mid-range for the South Australia market. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Bluff Beach. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Bluff Beach on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Bluff Beach is a smaller community of 41 — about 1% of the South Australia suburb median (3,699) — so investors should factor in the narrower buyer pool and longer average time-on-market. At $84,500/year, household income in Bluff Beach is within 4% of the South Australia median ($80,964), placing the suburb firmly in the state's mainstream demographic band. Median weekly rent of $250 equates to $1,083/month — about 499% of the median mortgage repayment of $217/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Bluff Beach is 103 km from Adelaide, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Only 44% of dwellings are separate houses (vs 73% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
How Bluff Beach stacks up against the median of all South Australia suburbs in our dataset. Positive values mean Bluff Beach sits above the state median; negative means below.
| Metric | Bluff Beach | SA median | Δ vs state |
|---|---|---|---|
| Population | 41 | 3,699 | -99% |
| Median household income | $84,500/yr | $80,964/yr | +4% |
| Median rent (weekly) | $250 | $320 | -22% |
| Median mortgage (monthly) | $217 | $1,616 | -87% |
| Distance to CBD | 103 km | 13 km | +692% |
| Separate houses | 44% | 73% | -29pp |
Pre-inspection briefing for Bluff Beach — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 41 means liquidity is thin and capital growth tends to lag the wider South Australia market over full cycles.
Strong rental coverage: $250/week (~$1,083/month) covers 499% of the $217/month median mortgage repayment, so the shortfall sits at just $0/month. Investors targeting positive cash flow should shortlist this suburb.
Only 44% of dwellings are separate houses (vs 73% SA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Bluff Beach property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bluff Beach are modest for 2026 — incomes close to the SA median of $80,964 and a population of 41 suggest gains will lag headline metro markets. Rental coverage runs at ~499% of the typical mortgage ($1,083/month rent vs $217/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 39/100 places Bluff Beach in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Bluff Beach scores 39/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 41, median household income of $84,500/year and median weekly rent of $250. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Bluff Beach are an above-state-median household income of $84,500/year, a dwelling mix that is 44% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Bluff Beach has a usual resident population of approximately 41, compared with a South Australia suburb median of 3,699 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Bluff Beach sits 103 km straight-line from the Adelaide CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $250 in Bluff Beach, equating to approximately $13,000/year in gross rental income (state median $320/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Bluff Beach is $217, or approximately $2,604/year (vs $1,616/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $250 works out to $1,083/month, covering 499% of the median mortgage repayment of $217/month. That means rent exceeds the median repayment by roughly $866/month, so on these numbers Bluff Beach leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (41 residents), interest-rate sensitivity on the $217 median mortgage, the broader South Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.