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ABS 2021 Census · Updated 21 May 2026
Whites Flat is a coastal suburb in South Australia, Australia, with a population of approximately 54, making it a boutique locality. Located approximately 256 km from the Adelaide CBD, Whites Flat is a coastal area in South Australia. The median household income is $48,828 per year.
Household earnings in Whites Flat are below the state average, which may affect long-term capital growth. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Whites Flat. 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 Whites Flat 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.
Whites Flat is a smaller community of 54 — 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. Whites Flat's median household income of $48,828/year is 40% below the South Australia suburb median ($80,964) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Weekly rent of $90 covers just 27% of the median $1,419/month mortgage repayment, leaving a $1,029/month gap — investors should only pursue this suburb with a clear capital-growth thesis and sufficient external income to fund the shortfall. Whites Flat is 256 km from Adelaide, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Separate houses make up 92% of dwellings — 19 percentage points above the South Australia median of 73% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
How Whites Flat stacks up against the median of all South Australia suburbs in our dataset. Positive values mean Whites Flat sits above the state median; negative means below.
| Metric | Whites Flat | SA median | Δ vs state |
|---|---|---|---|
| Population | 54 | 3,699 | -99% |
| Median household income | $48,828/yr | $80,964/yr | -40% |
| Median rent (weekly) | $90 | $320 | -72% |
| Median mortgage (monthly) | $1,419 | $1,616 | -12% |
| Distance to CBD | 256 km | 13 km | +1869% |
| Separate houses | 92% | 73% | +19pp |
Pre-inspection briefing for Whites Flat — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 54 means liquidity is thin and capital growth tends to lag the wider South Australia market over full cycles.
Weak cash flow: $90/week rent covers only 27% of the $1,419/month median mortgage — a $1,029/month gap that must be funded from other income. This suburb is a capital-growth play, not a yield play.
With 92% houses in a 54-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Whites Flat property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Whites Flat are modest for 2026 — incomes 40% below the SA median of $80,964 and a population of 54 suggest gains will lag headline metro markets. Rental coverage runs at ~27% of the typical mortgage ($390/month rent vs $1,419/month repayment), meaning investors will rely on capital growth rather than yield. The EquitySight investment score of 31/100 places Whites Flat 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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Whites Flat scores 31/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 54, median household income of $48,828/year and median weekly rent of $90. 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 Whites Flat are a median household income of $48,828/year, a dwelling mix that is 92% 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.
Whites Flat has a usual resident population of approximately 54, 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.
Whites Flat sits 256 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 $90 in Whites Flat, equating to approximately $4,680/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 Whites Flat is $1,419, or approximately $17,028/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 $90 works out to $390/month, covering 27% of the median mortgage repayment of $1,419/month. That leaves a $1,029/month shortfall (around $12,348/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 a thin buyer pool (54 residents), interest-rate sensitivity on the $1,419 median mortgage, below-median household incomes ($48,828 vs $80,964 state median), 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.