EquitySight.app
Free full calculator →
EquitySight.app
Free full calculator →
ABS 2021 Census · Updated 21 May 2026
West Beach is a well-established middle-ring suburb of Adelaide, Australia, with a population of approximately 5,175, making it a smaller community. Located approximately 9 km from the Adelaide CBD, West Beach is a middle ring area in South Australia. The median household income is $90,792 per year.
West Beach benefits from a high-income resident base, supporting premium property pricing. Close CBD access strengthens tenant appeal and resale value.
Official Australia Post postcode for West 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 West Beach on My School →Estimated 2 parks 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.
West Beach's population of 5,175 sits 40% above the South Australia suburb median of 3,699, giving it a wider tenant and buyer catchment than the average SA locality. Households here earn $90,792/year on average — 12% above the SA suburb median of $80,964 — a modest premium that supports resilient owner-occupier demand. Median rent of $320/week (~$1,387/month) covers only 69% of the median mortgage of $2,000/month — the remaining $613/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. At 9 km from the Adelaide CBD, West Beach sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks.
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. Local rents consume roughly 18% of household income — a useful sanity check on tenant affordability.
How West Beach stacks up against the median of all South Australia suburbs in our dataset. Positive values mean West Beach sits above the state median; negative means below.
| Metric | West Beach | SA median | Δ vs state |
|---|---|---|---|
| Population | 5,175 | 3,699 | +40% |
| Median household income | $90,792/yr | $80,964/yr | +12% |
| Median rent (weekly) | $320 | $320 | 0% |
| Median mortgage (monthly) | $2,000 | $1,616 | +24% |
| Distance to CBD | 9 km | 13 km | -31% |
| Separate houses | 59% | 73% | -14pp |
Pre-inspection briefing for West Beach — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 5,175 and household income close to the SA median ($90,792 vs $80,964) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage: rent of $320/week covers 69% of a $2,000/month mortgage, leaving a $613/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 59% 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 West Beach property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in West Beach should track the wider South Australia market through 2026, with the $90,792/year median household income (12% above the $80,964 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~69% of the typical mortgage ($1,387/month rent vs $2,000/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 69/100 places West Beach in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
Lived in West Beach? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
West Beach scores 69/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 5,175, median household income of $90,792/year and median weekly rent of $320. 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 West Beach are proximity to Adelaide (9 km), an above-state-median household income of $90,792/year, a dwelling mix that is 59% separate houses, roughly 1 schools and 2 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.
West Beach has a usual resident population of approximately 5,175, compared with a South Australia suburb median of 3,699 — placing it in the upper 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.
West Beach sits 9 km straight-line from the Adelaide CBD. This is inner-ring territory — pricing competes directly with established Adelaide employment nodes.
The most recent census recorded a median weekly rent of $320 in West Beach, equating to approximately $16,640/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 West Beach is $2,000, or approximately $24,000/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 $320 works out to $1,387/month, covering 69% of the median mortgage repayment of $2,000/month. That leaves a $613/month shortfall (around $7,356/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. 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 interest-rate sensitivity on the $2,000 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.