Findon SA 5023
Findon is a suburb in South Australia, 9 km from Adelaide CBD, around 16 minutes by car. Population is 6,997; the median age is 37 and the median household income is $74,048 per year. On socioeconomic measures it sits in the lower-middle tier nationally. Population grew 12.8% from 2016 to 2021. The 2021 Census recorded a median rent of $310 per week and a median monthly mortgage of $1,733. The area shows high crime risk and high flood risk. 3 schools sit within the suburb boundary, and walkability is high.
Is Findon a good suburb?
Findon scores a C (41/100) on SuburbScan's Liveability grade — strong on transit, weaker on schools and safety.
Below the state average
3 schools
Walkable and central
Walkability 87/100 · 8.9 km · 16 min drive to Adelaide
Around the state median
Median $980K
High crime risk
Fire 0/100 · Crime 81/100 · Flood 78/100
Below-average income
SEIFA decile 4/10 · median age 37 · 6,997 residents
Liveability Rating
41 / 100 · Ranked #369 in SAEach bar is Findon's rank among SA suburbs, from 0 to 100 (higher is better).
How do you rate the liveability in Findon?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
41 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataFindon's house market is moving higher: the median sale price reached $980,000, roughly 13% above where it sat a year earlier.
Houses
$980,000
6% below its 6 neighbours (median $1,045,000)
Based on 151 recorded sales in the last 24 months.
Typically sold in 18 days — median across 106 sales that recorded a listing period
By bedrooms
- 2 bed 20 sales $715K
- 3 bed 88 sales $966K
- 4 bed 37 sales $1.15M
Units
$586,000
Based on 48 recorded sales in the last 24 months.
Typically sold in 24 days — median across 21 sales that recorded a listing period
By bedrooms
- 2 bed 35 sales $569K
- 3 bed 8 sales $748K
Currently for Sale
Last 6 monthsHouses in Findon are currently listed at around $935,000 on average. Based on 22 houses listed in the past six months.
$935K
22 houses listed in the last 6 months.
24 of the suburb's 2,881 dwellings (0.8%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Findon rent for around $700 a week on average, based on 51 houses listed for rent in the past six months.
Houses
$700/wk
7% below its 6 neighbours (median $750/wk)
51 houses advertised for rent in the last 6 months.
Units
$585/wk
20 units advertised for rent in the last 6 months.
71 rentals advertised against an estimated 1,077 rented homes (6.6%) in the last 6 months.
Rent agreed on new leases
Apr–Jun 2026- 3-bed houses
- $700/wk
- 20 bonds
- +52% since 2021
- 2-bed units
- $490/wk
- 25 bonds
- +83% since 2021
Median weekly rent on bonds lodged for new tenancies. Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 202596 Unaffordable · the average rental household in this region would pay about 31% of its income on the median rent in postcode 5023.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$700/week ($36,000 a year) on a $935,000 median
Not enough unit sales and rentals in the window to calculate a yield.
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Is Findon safe? Crime statistics
2026Crime in Findon sits in the high band, with 546 incidents recorded in 2026 — down roughly 21% on the prior year.
546 offences
21.2% since 2025Crime Trend
Serious Road Crashes
2021–202511 crashes
where someone was killed or admitted to hospital
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. This state’s crash data does not name the road.
Schools
Three schools serve Findon, and the cohort is trailing peer-suburb performance.
- • 467 students in one school (avg 467)
- • Sectors: 2 Government, 1 Catholic
- • Largest: Findon High School (467 students)
Primary
Secondary
Universities nearby
- 7.1 kmAdelaide University, Adelaide City CampusAdelaide University · 472 courses
- 7.1 kmFlinders City CampusFlinders University · 156 courses
- 7.1 km82-98 Wakefield Street, Adelaide SA 5000Torrens University Australia · 106 courses
2.8% of residents here are full-time university students aged 15–24.
Distance is measured to the suburb centre. A campus nearby does not by itself mean a student rental market — most suburbs within a few kilometres of one have a student share close to the national norm, and the figure above is what tells them apart.
Walkability
Findon is very walkable on foot — at 87/100, most daily errands can be done on foot. Within the suburb there are 4 supermarkets, 9 parks and 3 cafes to anchor that walking radius.
Public transport
Weekday and weekend service frequency across every stop inside Findon.
- Peak (7-9am + 5-7pm)
- 139.0 arrivals/hr
- Off-peak weekday
- 107.3 arrivals/hr
- Saturday
- 53.5 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 17.9 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Findon.
- Full-fibre (FTTP) share
- 47%
- Premises covered
- 3,976
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Charles Sturt: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 13 small areas inside this suburb and averages them into the single decile above. They fall into 5 different deciles — a wide range, so parts of this suburb rank well above the average and parts well below it.
Findon is home to about 7,000 residents, with a median age of 37, broadly in line with the national figure. Median household income runs at $74,000 a year, with unemployment at 4.7%.
2021 Census · change since 2016
Population
6,997
Median Age
37
Median Household Income
$74,048/yr
Census Median Rent
$310/wk
Census Median Mortgage
$1,733/mo
Avg Household Size
2.3
Median Personal Income
$37,492/yr
Unemployment Rate
4.7%
Unoccupied Dwellings
8.8%
Total Dwellings
2,881
Owner-Occupier Rate
62.6%
Houses
65.5%
Rental Stress
21.8%
Mortgage Stress
28.1%
Work From Home
10.3%
Dwelling Types
Property Ownership
202 rented from a state or territory housing authority and 83 from a community housing provider, as a share of the 1,044 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 62.1%
- English Spoken at Home
- 58.9%
- Employment Rate
- 60.2%
- Completed Year 12
- 49.8%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
503 residents (7.2%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 6,563 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
19% of employed residents work in a capital's city centre (667 of 3,573).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 1,921 people work here; 3,573 employed residents live here.
Mostly a place people commute from: 0.5 jobs per working resident. At least 46% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,726 a year through Charles Sturt based on 2024 figures.
How this land is zoned
- Residential 89%
- Commercial 10%
- Zones under 1% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it — the property page shows the zone for one address.
Building Approvals: Charles Sturt
In the year to August 2026, 1,636 new dwellings were approved across Charles Sturt. That mix is 631 houses and 1,005 units. Approvals are up 109.1% on the same period a year earlier.
Air Quality
MODERATEPM2.5 averaged 6 µg/m³ in 2025 — below Australia's NEPM annual standard (8 µg/m³), slightly above the stricter WHO guideline (5 µg/m³).
PM10 averaged 17.8 µg/m³ · NO₂ averaged 1.12 pphm. Days over the limit in 2025: PM10 0 · NO₂ 0.
From the Adelaide CBD monitoring station, 7.1 km away.
Climate & Setting
from Adelaide (West Terrace / Ngayirdapira), 5.5 kmDry climate — hot summers, mild winters.
- Elevation
- 13 m
- above sea level, at the suburb centre
- Distance to the ocean
- 4.0 km
- 4.0 km to a named beach
- Annual rainfall
- 457 mm
- 77 rainy days
- Summer max (Jan)
- 29.1°C
- 21 days ≥ 35°C
- Winter min (Jul)
- 8.5°C
- 0 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
10 facilities within 5 km- 1.7 kmHospitals (Except Psychiatric Hospitals)Top reported: Oxides of Nitrogen · Carbon monoxide · Particulate Matter ≤10.0 µm (PM10)
- 1.8 km
- 2.0 kmGlass and Glass Product ManufacturingTop reported: Oxides of Nitrogen · Sulfur dioxide · Particulate Matter ≤10.0 µm (PM10)
- 3.5 kmCleaning Compound ManufacturingTop reported: Ethanol · Total Volatile Organic Compounds · Chlorine & compounds
- 4.0 kmPolymer Film and Sheet Packaging Material ManufacturingTop reported: Total Volatile Organic Compounds · Ethanol · Ethyl acetate
EV adoption
In postcode 5023, 83 of 13,422 registered light vehicles are battery-electric on 31 January 2025. A further 2.8% (382 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 3.5%.
Rooftop solar
In postcode 5023, 3,539 rooftop-solar systems totalling 22.0 MW have been installed since 2001, against 7,984 dwellings recorded in the 2021 Census. 208 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$15,000 for new homes.
No purchase-price cap. Stamp duty is fully exempted for eligible first-home buyers as a separate concession.
Mortgage repayments
7 mortgage brokers are registered in this suburb, 10 across postcode 5023.
Conveyance duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueSA
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-26 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Mark Butler Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Mark Butler | 66.3% | 33.6% | +7.4 |
| 2022 | Mark Butler | 59.0% | 41.0% | -2.4 |
| 2019 | Mark Butler | 56.5% | 43.5% | +1.9 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Joe Szakacs Australian Labor Party
Next state election: 16 March 2030.
| Year | Winner | Won with |
|---|---|---|
| 2026 | Joe Szakacs ALP | 67.0% |
| 2022 | Joe Szakacs ALP | 69.1% |
Results are per district. Districts were last redrawn in 2024, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Electoral Commission of South Australia.
Looking at a specific address in Findon?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 6,997 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
- #2 in Adelaide suburbs where 2-bedroom unit rents rose most
- #5 in Adelaide suburbs where the most Punjabi is spoken at home
- #6 in Best Adelaide suburbs for good public high schools
- #9 in Where the Serbian community lives in Adelaide
- #10 in Adelaide suburbs where the most Malayalam is spoken at home
- #11 in Adelaide suburbs with the largest Sikh community
- #12 in Adelaide suburbs where the most Urdu is spoken at home
- #13 in Where the Italian community lives in Adelaide
- #13 in Adelaide suburbs where the most Italian is spoken at home
- #14 in Where the Pakistani community lives in Adelaide
Checking the whole city?
Suburbs to avoid in Adelaide There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Adelaide suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Seaton SA 5023
Flinders Park SA 5025
Kidman Park SA 5025
Woodville West SA 5011
Woodville South SA 5011
Beverley SA 5009
Compare Findon to another suburb
Side-by-side stats for any other SA suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Findon
Is Findon a safe place to live?
Recorded crime in Findon is high (81/100, ranked against other SA suburbs on offences per resident). Offences against shops, venues and visitors are divided by the people who live here, so suburbs with large daytime or visitor populations rank higher than living there may feel.
What natural hazards affect Findon?
Findon has no recorded bushfire history. Flood overlays cover a high share of it (78/100). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Findon a good place to live?
Findon has a SuburbScan Liveability grade of C (41/100), ranked against other SA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Findon?
Findon, SA had a population of 6,997 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Findon, SA?
The postcode for Findon, SA is 5023.
How far is Findon from Adelaide?
Findon is 9 km from Adelaide CBD by road, about 16 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Findon?
At the 2021 ABS Census, median household income in Findon was $74,048 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Findon?
The median advertised rent in Findon is $700 a week for houses (51 listings) and $585 a week for units (20 listings), from rental listings over the last six months.
What is the median age in Findon?
The median age of residents in Findon was 37 at the 2021 ABS Census.
How are the schools in Findon?
There are 3 schools inside the Findon boundary: 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Findon walkable?
Findon scores 87/100 on the SuburbScan Walkability Score, making it very walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the air quality in Findon?
The nearest government air-quality monitoring station to Findon (Adelaide CBD) recorded a 2025 annual mean PM2.5 of 6.0 µg/m³ and PM10 of 17.8 µg/m³. That puts Findon below the Australian NEPM annual standard of 8 µg/m³ but above the stricter WHO guideline of 5 µg/m³.
What is the weather like in Findon?
At the nearest Bureau of Meteorology station to Findon, Adelaide (West Terrace / Ngayirdapira) (5.5 km away), summer days average 29.1°C, winter nights 8.5°C, 457 mm of rain a year over 77 rainy days, and 21 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Findon?
First-home buyers in SA may be eligible for $15,000 towards new homes. The grant is administered by RevenueSA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Findon belong to?
Findon sits within the Charles Sturt local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Findon?
The average residential rates bill through Charles Sturt is $1,726 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Findon?
Across Charles Sturt, 1,636 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 109.1% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Findon in?
Findon sits within the federal Division of Hindmarsh, currently held by Mark Butler (Australian Labor Party).
Search another suburb or address
Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2026
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2026
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.