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Adelaide's housing market has transformed dramatically over the past few years, making it essential to understand current prices before you start your property search.
This guide breaks down exactly what houses cost across Adelaide in 2026, from entry-level homes in outer suburbs to premium properties in prestigious neighborhoods.
We constantly update this blog post to reflect the latest market data and trends in Adelaide real estate.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Adelaide.
How much do houses cost in Adelaide as of 2026?
What's the median and average house price in Adelaide as of 2026?
As of early 2026, the median house value in Adelaide sits at approximately A$970,000 (around US$630,000 or €580,000), while the average house price reaches about A$1.1 million (US$715,000 or €660,000).
Most house sales in Adelaide fall within a range of A$550,000 to A$1.35 million (US$360,000 to US$880,000 or €330,000 to €810,000), which covers roughly 80% of what buyers encounter on the market.
The gap between Adelaide's median and average house price exists because a relatively small number of expensive homes in prestige suburbs like Unley, Burnside, and Henley Beach pull the average upward, while the median better reflects what a typical buyer actually pays.
At the median price of A$970,000 in Adelaide, a buyer can realistically expect a well-maintained 3 to 4-bedroom house on a modest block in middle-ring suburbs like Mitcham, Prospect, or parts of West Torrens, typically with updated amenities but not necessarily brand new construction.
What's the cheapest livable house budget in Adelaide as of 2026?
As of early 2026, the minimum realistic budget for a livable house in Adelaide is around A$520,000 (approximately US$340,000 or €310,000), though some buyers manage to find options from A$450,000 with compromises.
At this entry-level price point in Adelaide, "livable" typically means an older home that may need cosmetic updates but has functional plumbing, electrical systems, and a weatherproof structure, often a smaller 2 to 3-bedroom dwelling built in the 1960s to 1980s.
These cheapest livable houses in Adelaide are usually found in the outer-north corridor, including suburbs like Elizabeth, Davoren Park, Munno Para, and Smithfield Plains, as well as far outer-south areas such as Hackham and parts of Christie Downs.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Adelaide here.
How much do 2 and 3-bedroom houses cost in Adelaide as of 2026?
As of early 2026, a typical 2-bedroom house in Adelaide costs around A$635,000 (US$415,000 or €380,000), while a 3-bedroom house typically sits at about A$800,000 (US$520,000 or €480,000).
For a 2-bedroom house in Adelaide, buyers should realistically budget between A$520,000 and A$750,000 (US$340,000 to US$490,000 or €310,000 to €450,000), with location and renovation level being the main price drivers.
A 3-bedroom house in Adelaide typically falls within the A$650,000 to A$950,000 range (US$420,000 to US$620,000 or €390,000 to €570,000), with homes closer to the inner ring or in popular school zones sitting at the higher end.
When moving from a 2-bedroom to a 3-bedroom house in Adelaide, buyers typically pay a premium of around A$130,000 to A$200,000 (US$85,000 to US$130,000 or €78,000 to €120,000), though this gap widens significantly in high-demand suburbs.
How much do 4-bedroom houses cost in Adelaide as of 2026?
As of early 2026, a typical 4-bedroom house in Adelaide costs approximately A$1.1 million (US$715,000 or €660,000), reflecting the strong demand for family-sized homes in the city.
For a 5-bedroom house in Adelaide, the realistic price range spans from A$1.25 million to A$2.2 million (US$815,000 to US$1.43 million or €750,000 to €1.32 million), with prices varying dramatically based on whether the home is in a prestige suburb or a fringe growth area.
A 6-bedroom house in Adelaide typically costs between A$1.5 million and A$3.5 million or more (US$975,000 to US$2.28 million or €900,000 to €2.1 million), as these larger homes are either luxury properties in premium locations or multigenerational layouts in established suburbs.
Please note that we give much more detailed data in our pack about the property market in Adelaide.
How much do new-build houses cost in Adelaide as of 2026?
As of early 2026, a typical new-build house in Adelaide (excluding custom luxury builds) costs between A$750,000 and A$1.25 million (US$490,000 to US$815,000 or €450,000 to €750,000), depending on location and inclusions.
New-build houses in Adelaide typically carry a premium of 5 to 20% compared to older resale houses in inner and middle suburbs, though in outer growth areas the new-build price can be similar to or sometimes lower than renovated older homes in better-located suburbs because the land cost offsets the construction premium.
How much do houses with land cost in Adelaide as of 2026?
As of early 2026, a house with meaningful land in Adelaide (typically 600 square meters or more) costs approximately A$1.05 million to A$1.5 million (US$680,000 to US$975,000 or €630,000 to €900,000) in middle-ring suburbs, with inner-ring properties commanding significantly more.
In Adelaide, a "house with land" typically means a block of 600 square meters or larger in older suburbs, or a premium corner or oversized lot in newer developments, as standard new estates often feature blocks closer to 300 to 450 square meters.
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Where are houses cheapest and most expensive in Adelaide as of 2026?
Which neighborhoods have the lowest house prices in Adelaide as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Adelaide are concentrated in the outer-north corridor, including Elizabeth, Davoren Park, Munno Para, Smithfield Plains, and Andrews Farm, along with far outer-south suburbs like Hackham and Christie Downs.
In these cheapest Adelaide neighborhoods, typical house prices range from A$520,000 to A$700,000 (US$340,000 to US$455,000 or €310,000 to €420,000), with some compromised properties available below this range.
The main reason these neighborhoods have the lowest house prices in Adelaide is their distance from employment hubs and the CBD (often 25 to 35 kilometers), combined with historically higher concentrations of public housing that shaped the suburbs' socioeconomic profile over decades.
Which neighborhoods have the highest house prices in Adelaide as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Adelaide are the inner-south prestige belt (Unley, Parkside, Hyde Park), the inner-east leafy corridor (Toorak Gardens, Burnside, St Georges), and the prime coastal strip (Henley Beach, Glenelg).
In these most expensive Adelaide neighborhoods, typical house prices range from A$1.5 million to A$3 million or more (US$975,000 to US$1.95 million or €900,000 to €1.8 million), with trophy homes on large blocks exceeding these figures.
The main reason these neighborhoods command Adelaide's highest house prices is their combination of heritage streetscapes, mature tree canopy, proximity to elite schools like Scotch College and St Peter's, and the scarcity of available land, which creates intense competition for any listing.
The typical buyer in these premium Adelaide neighborhoods is either an established professional family trading up after selling in a middle-ring suburb, a business owner seeking proximity to the CBD, or increasingly an interstate buyer from Sydney or Melbourne attracted by Adelaide's relative value compared to eastern capitals.
How much do houses cost near the city center in Adelaide as of 2026?
As of early 2026, a typical house near Adelaide's city center (within 5 kilometers, including North Adelaide, Norwood, Parkside, and Kent Town) costs between A$1 million and A$2.2 million (US$650,000 to US$1.43 million or €600,000 to €1.32 million), with premium streets and large blocks exceeding A$2.5 million.
Houses near major transit hubs in Adelaide, such as those along the tram corridor from the CBD to Glenelg or near train stations in Goodwood and Unley Park, typically cost A$1.1 million to A$1.8 million (US$715,000 to US$1.17 million or €660,000 to €1.08 million), reflecting a modest premium for commute convenience.
Houses near top-rated schools in Adelaide, such as Glenunga International High School, Adelaide Botanic High School, or private schools like St Peter's College and Pembroke School, typically cost 5 to 20% more than comparable homes just outside the catchment, often landing at A$1.2 million to A$2 million (US$780,000 to US$1.3 million or €720,000 to €1.2 million).
Houses in expat-popular areas of Adelaide, including Norwood, Unley, Goodwood, Glenelg, and the Adelaide Hills villages like Stirling and Aldgate, typically cost A$1 million to A$1.8 million (US$650,000 to US$1.17 million or €600,000 to €1.08 million) because these areas offer the amenity-rich lifestyle that relocating professionals seek.
We actually have an updated expat guide for Adelaide here.
How much do houses cost in the suburbs in Adelaide as of 2026?
As of early 2026, a typical house in Adelaide's suburbs costs between A$650,000 and A$1.2 million (US$420,000 to US$780,000 or €390,000 to €720,000), with outer suburbs at the lower end and leafy middle-ring suburbs at the higher end.
The price difference between suburban houses and city-center houses in Adelaide ranges from A$300,000 to A$800,000 (US$195,000 to US$520,000 or €180,000 to €480,000), or roughly 25 to 50% less, depending on how far out and how desirable the specific suburb is.
The most popular suburbs for house buyers in Adelaide include Prospect and Nailsworth in the inner-north for their village feel, Mitcham and Colonel Light Gardens in the south for their family appeal, and Tea Tree Gully and Golden Grove in the northeast for their balance of space and affordability.
What areas in Adelaide are improving and still affordable as of 2026?
As of early 2026, the top improving yet still relatively affordable areas for house buyers in Adelaide include Bowden and Brompton in the inner-west, Port Adelaide and Semaphore near the coast, and Klemzig and Clearview in the northeast.
In these improving Adelaide areas, typical house prices currently range from A$700,000 to A$1 million (US$455,000 to US$650,000 or €420,000 to €600,000), which sits below inner-east prestige suburbs but above the outer-north affordability corridor.
The main sign of improvement driving buyer interest in these areas is the arrival of new cafes, small bars, and boutique retail alongside visible streetscape upgrades, such as Bowden's transformation from industrial land into a walkable mixed-use precinct with parks and public art.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Adelaide.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What extra costs should I budget for a house in Adelaide right now?
What are typical buyer closing costs for houses in Adelaide right now?
The estimated typical total closing cost for house buyers in Adelaide is approximately 4 to 6% of the purchase price, which on the median-priced home of A$970,000 works out to roughly A$40,000 to A$60,000 (US$26,000 to US$39,000 or €24,000 to €36,000).
The main closing cost categories in Adelaide include stamp duty (transfer duty), conveyancer or solicitor fees of A$1,500 to A$3,500, building and pest inspections of A$500 to A$900, loan establishment costs and potential lenders mortgage insurance, and registration or lodgement fees of several hundred dollars.
The single largest closing cost for house buyers in Adelaide is stamp duty, which is calculated on a sliding scale by RevenueSA and can easily exceed A$40,000 on a A$970,000 purchase, making it essential to budget for this expense upfront.
We cover all these costs and what are the strategies to minimize them in our property pack about Adelaide.
How much are property taxes on houses in Adelaide right now?
The estimated typical annual property tax for a house in Adelaide ranges from A$1,800 to A$3,800 (US$1,170 to US$2,470 or €1,080 to €2,280), which covers council rates and the SA Emergency Services Levy, though this can be higher for premium properties or in certain council areas.
Property tax in Adelaide is calculated primarily through council rates, which are based on your property's capital value multiplied by a rate set annually by your local council, plus a fixed SA Emergency Services Levy that appears on the same rates notice.
If you want to go into more details, we also have a page with all the property taxes and fees in Adelaide.
How much is home insurance for a house in Adelaide right now?
The estimated typical annual home insurance cost (building insurance only) for a house in Adelaide ranges from A$1,800 to A$3,500 (US$1,170 to US$2,275 or €1,080 to €2,100), with higher premiums in areas exposed to bushfire, flood, or storm risk.
The main factors affecting home insurance premiums for houses in Adelaide include the property's rebuild cost, its location relative to known hazards like bushfire-prone Hills suburbs or flood-mapped areas, the age and construction type of the home, and your claims history.
What are typical utility costs for a house in Adelaide right now?
The estimated typical total monthly utility cost for a house in Adelaide is approximately A$350 to A$550 (US$230 to US$360 or €210 to €330), covering water, electricity, gas, and internet services.
The breakdown of main utilities for Adelaide houses includes water at roughly A$27 per month for the fixed supply charge plus usage (tiered pricing applies for high consumption), electricity and gas combined at A$200 to A$375 per month depending on household size and heating or cooling needs, and internet at A$70 to A$100 per month for standard plans.
What are common hidden costs when buying a house in Adelaide right now?
The estimated total of common hidden costs that house buyers in Adelaide often overlook is A$5,000 to A$20,000 (US$3,250 to US$13,000 or €3,000 to €12,000) in the first year, covering immediate repairs, upgrades, and administrative expenses beyond the purchase settlement.
Typical inspection fees buyers should expect when purchasing a house in Adelaide include A$500 to A$900 (US$325 to US$585 or €300 to €540) for combined building and pest inspection, with optional extras like sewer camera inspection, electrical safety check, or pool compliance report adding several hundred dollars each.
Other common hidden costs beyond inspections when buying a house in Adelaide include immediate repairs such as hot water system replacement or roof leak fixes, older-home upgrades like rewiring or damp treatment, connection or transfer fees for utilities, and moving costs.
The hidden cost that tends to surprise first-time house buyers the most in Adelaide is the urgent repair bill within the first few months, particularly hot water systems and air conditioning units that were functional at inspection but fail shortly after settlement because previous owners deferred maintenance.
You will find here the list of classic mistakes people make when buying a property in Adelaide.
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What do locals and expats say about the market in Adelaide as of 2026?
Do people think houses are overpriced in Adelaide as of 2026?
As of early 2026, the general sentiment among locals and expats is that Adelaide houses feel expensive relative to local wages, though many interstate buyers from Sydney and Melbourne still consider Adelaide reasonably priced compared to eastern capital cities.
Houses in Adelaide typically stay on the market for around 3 to 6 weeks before selling when priced correctly, with well-presented homes in popular suburbs often receiving multiple offers within the first few weekends, while overpriced properties can sit for months.
The main reason locals give for feeling house prices are too high in Adelaide is that wage growth has not kept pace with property price increases, meaning first-home buyers now need dual incomes and parental help to afford suburbs their parents bought into on a single salary a generation ago.
Compared to one or two years ago, sentiment on Adelaide house prices has shifted from "we're catching up to other cities" to "we've caught up and affordability is now stretched," with fewer buyers expressing confidence that prices will keep rising at the same pace.
You'll find our latest property market analysis about Adelaide here.
Are prices still rising or cooling in Adelaide as of 2026?
As of early 2026, house prices in Adelaide are still rising but at a slower pace than in 2024 and early 2025, with monthly growth remaining positive but the risk of cooling increasing as affordability constraints bite harder.
The estimated year-over-year house price change in Adelaide is approximately 10 to 12%, which remains strong by national standards but represents a deceleration from the 13 to 15% annual gains seen earlier in the current cycle.
Experts and locals expect Adelaide house prices over the next 6 to 12 months to grow more modestly at perhaps 3 to 6% annually, with Cotality explicitly flagging that 2026 will likely be softer than 2025 due to affordability limits and interest-rate uncertainty, even though supply remains tight.
Finally, please note that we have covered property price trends and forecasts for Adelaide here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Adelaide, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Cotality Home Value Index | Australia's most widely cited housing value index with rigorous methodology. | We used it as our anchor for Adelaide house values at end of December 2025. We then projected slightly forward to speak as of February 2026. |
| PropTrack Home Price Index | Major property index produced by REA Group with frequent updates. | We used it to cross-check Adelaide's price direction and growth magnitude. We also validated our February 2026 estimate range against their data. |
| Domain House Price Report | Long-running Australian reference with clear methodology. | We used it for additional triangulation on Adelaide price levels. We also drew on their market narrative about Adelaide's affordability shift. |
| RevenueSA | Official state revenue authority and primary legal source for stamp duty. | We used it to estimate stamp duty on typical Adelaide house budgets. We also explained the step-rate structure in plain terms. |
| SA Water | Official utility provider publishing statutory tariffs and charges. | We used it to estimate water fixed charges and realistic consumption costs. We also explained the tiered pricing structure for households. |
| Local Government Association of SA | Peak body for councils explaining how rates relate to property values. | We used it to explain what property taxes look like in Adelaide. We also framed a realistic annual budget range for council rates. |
| Insurance Council of Australia | Peak body for general insurers providing documented industry context. | We used it to explain why home insurance premiums have been rising. We supported our insurance budget ranges rather than quoting a single average. |
| REISA | South Australia's peak real estate body publishing regular market updates. | We used it to triangulate state and metro medians. We also cross-checked that late-2025 pricing was at record highs. |
| Cotality Cordell Construction Cost Index | Recognized construction cost index used across the building industry. | We used it to justify why new-build pricing stayed elevated into early 2026. We explained why build cost inflation matters for house-and-land budgets. |
| Australian Bureau of Statistics | Australia's official statistics agency for building and construction data. | We used it to support why new housing supply is constrained. We supported the "why the market feels tight" narrative with approvals context. |
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