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Adelaide has become one of Australia's strongest property markets in recent years, with prices reaching record highs and demand consistently outpacing supply.
In this article, we cover the current housing prices in Adelaide in 2026, along with key market trends, days on market data, neighborhood insights, and what foreigners need to know before buying.
We constantly update this blog post to give you the freshest data available.
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's the real estate market going in Adelaide in 2026?
What's the average days-on-market in Adelaide in 2026?
As of early 2026, the estimated average days on market for residential properties in Adelaide sits around 28 to 32 days, which is faster than the national average of approximately 35 days.
This range can vary quite a bit depending on the property type and suburb, with well-priced homes in family-friendly areas like Prospect or Unley often selling in under 21 days, while overpriced properties or those with issues may sit for 45 days or longer.
Compared to one or two years ago, Adelaide's selling times have remained relatively stable, though they were slightly faster during the peak of 2024 when some suburbs saw homes selling in just 23 days on average.
Are properties selling above or below asking in Adelaide in 2026?
As of early 2026, the estimated average sale-to-asking price ratio in Adelaide hovers around 97% to 100%, meaning most properties sell at or just slightly below their listed price.
Roughly 30% to 40% of Adelaide properties sell above asking price, particularly those that are well-located, renovated, or in sought-after school zones, though we estimate this figure with moderate confidence given the variation across suburbs and property types. The remaining 60% to 70% typically sell at or below asking, especially when sellers price optimistically or properties have noticeable drawbacks.
Bidding wars and above-asking sales are most common in family-oriented suburbs like Norwood, Unley, and Prospect, as well as coastal areas like Glenelg and Henley Beach where lifestyle appeal drives strong competition.
By the way, you will find much more detailed data in our property pack covering the real estate market in Adelaide.
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 kinds of residential properties can I realistically buy in Adelaide?
What property types dominate in Adelaide right now?
The Adelaide property market in 2026 is dominated by detached houses, which make up roughly 70% to 75% of residential listings, followed by townhouses and semi-detached homes at around 15%, and apartments or units at approximately 10% to 15%.
Detached houses clearly represent the largest share of the Adelaide market, as they have been the traditional preference for local buyers who value space, backyards, and suburban living.
This dominance exists because Adelaide developed as a "house and land" city with ample space for suburban expansion, and the local culture has long favored standalone homes over high-density living, unlike Sydney or Melbourne where apartments are far more common.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Adelaide?
- How much should you pay for an apartment in Adelaide?
- How much should you pay for a townhouse in Adelaide?
Are new builds widely available in Adelaide right now?
New-build properties represent an estimated 15% to 20% of all residential listings currently available in Adelaide, with most concentrated in apartment developments and infill townhouse projects rather than detached homes in established inner suburbs.
As of early 2026, the highest concentration of new-build developments in Adelaide can be found in urban renewal areas like Bowden (which has a growing pipeline of apartment projects), Lightsview, Mawson Lakes, and expanding outer suburbs such as Mount Barker, Seaford, and the Playford corridor to the north.
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Which neighborhoods are improving fastest in Adelaide in 2026?
Which areas in Adelaide are gentrifying in 2026?
As of early 2026, the top neighborhoods in Adelaide showing the clearest signs of gentrification include Bowden, Croydon, West Croydon, Kilkenny, Woodville, and select pockets of Kilburn and Blair Athol.
In these areas, you can see visible changes such as specialty coffee shops and cafes replacing older retail, period homes being renovated with modern extensions, and a noticeable shift toward younger professionals and families moving in from pricier suburbs closer to the CBD.
Over the past two to three years, estimated price appreciation in these gentrifying Adelaide neighborhoods has ranged from 15% to 32%, with Kilkenny standing out at around 32% growth and areas like Croydon and Bowden seeing steady gains of 18% to 25%.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Adelaide.
Where are infrastructure projects boosting demand in Adelaide in 2026?
As of early 2026, the top areas in Adelaide where major infrastructure projects are boosting housing demand include the inner-west corridor (Bowden, Croydon, Woodville), suburbs along the Glenelg tram line benefiting from grade separation works, and outer northern areas like Gawler benefiting from road upgrades.
The specific infrastructure projects driving demand include the South Australian government's ongoing transport corridor upgrades managed by the Department for Infrastructure and Transport, the $690 million federal road funding package for South Australia, and the Glenelg tram line improvements including grade separation works that reduce travel times and improve reliability.
Most of these Adelaide infrastructure projects have staggered completion timelines, with tram upgrades largely completed by early 2026, while major road projects are expected to continue through 2027 and 2028.
In Adelaide, the typical price impact on nearby properties is around 5% to 10% uplift when major infrastructure is first announced, with an additional 5% to 15% increase as projects near completion and the tangible benefits become clear to buyers.
We have made this infographic to give you a quick and clear snapshot of the property market in Australia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Adelaide?
Do people think homes are overpriced in Adelaide in 2026?
As of early 2026, the general sentiment among Adelaide locals is mixed, with long-time residents often feeling that prices have risen too fast and the city has become unaffordable, while interstate buyers from Sydney and Melbourne still view Adelaide as relatively good value compared to the eastern capitals.
Locals who argue Adelaide homes are overpriced typically point to the rapid price growth of nearly 80% over five years, the fact that median house prices have almost caught up with Canberra, and the stretch on household budgets where mortgage repayments now absorb over 50% of median income in many cases.
On the other hand, those who believe Adelaide prices are fair argue that the city still offers significantly more affordable entry points than Sydney or Melbourne, that supply remains genuinely constrained with listings 36% below the five-year average, and that lifestyle factors like beaches, wine regions, and lower congestion justify the cost.
Adelaide's price-to-income ratio has risen sharply and now sits above the historical average for the city, though it remains lower than Sydney or Melbourne, placing Adelaide somewhere in the middle of Australian capital cities for housing affordability.
What are common buyer mistakes people regret in Adelaide right now?
The most frequently cited buyer mistake in Adelaide is purchasing based on suburb reputation alone without properly assessing street-level quality, because Adelaide varies dramatically block by block and a "good suburb" can still have streets with traffic noise, public housing, or flood-prone areas that significantly impact value and livability.
The second most common regret is underestimating the importance of school zones and family-oriented amenities, as buyers who skip properties in sought-after school catchments often find their homes appreciate more slowly and are harder to resell compared to nearby streets within the right zone.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Adelaide.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Adelaide.
Get the full checklist for your due diligence in Adelaide
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How easy is it for foreigners to buy in Adelaide in 2026?
Do foreigners face extra challenges in Adelaide right now?
The estimated overall difficulty level for foreigners buying property in Adelaide is significantly higher than for local buyers, primarily because of legal restrictions that limit what foreign persons can actually purchase.
The most important legal restriction is that from 1 April 2025 to 31 March 2027, foreign persons (including temporary residents and foreign-owned companies) are banned from purchasing established dwellings in Australia, which means foreigners are generally limited to new builds, off-the-plan apartments, or vacant land unless a specific exception applies.
Beyond the legal hurdles, practical challenges foreigners commonly encounter in Adelaide include navigating the Foreign Investment Review Board (FIRB) approval process, paying substantial additional costs like the 7% foreign buyer stamp duty surcharge in South Australia, and finding that many local real estate agents are unfamiliar with the foreign buyer process since Adelaide has historically seen less international investment than Sydney or Melbourne.
We will tell you more in our blog article about foreigner property ownership in Adelaide.
Do banks lend to foreigners in Adelaide in 2026?
As of early 2026, mortgage financing is available for foreign buyers in Adelaide, but it is significantly harder to obtain than for Australian citizens or permanent residents, with fewer lenders willing to offer loans and stricter conditions attached.
Foreign buyers in Adelaide can typically expect loan-to-value ratios (LVR) of only 60% to 70%, meaning deposits of 30% to 40% are usually required, with interest rates ranging from around 6.5% to 8% per year depending on the lender and the borrower's profile.
Banks typically demand extensive documentation from foreign applicants, including translated and certified income statements, two years of tax returns, proof of deposit funds, FIRB approval, and evidence that income is earned in a stable currency like USD, GBP, or EUR, with some lenders applying a 50% to 80% discount to foreign income when assessing borrowing capacity.
You can also read our latest update about mortgage and interest rates in Australia.
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.
How risky is buying in Adelaide compared to other nearby markets?
Is Adelaide more volatile than nearby places in 2026?
As of early 2026, Adelaide's price volatility is notably lower than Sydney, Melbourne, or Perth, with the city historically showing smaller price swings and more stable, predictable growth patterns over time.
Over the past decade, Adelaide has experienced only two years of negative growth in over 40 years of records, while Sydney and Melbourne have seen sharper booms followed by steeper corrections, and Perth has gone through dramatic cycles tied to mining activity with drops of 15% to 20% during downturns.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Adelaide.
Is Adelaide resilient during downturns historically?
Adelaide has historically been one of Australia's most resilient property markets during economic downturns, with prices typically falling less and recovering faster than in more speculative markets like Sydney, Melbourne, or Perth.
During the 2022-2023 interest rate hiking cycle, Adelaide property prices dropped by only around 1.5% from their peak, compared to Sydney which fell over 12%, and the market recovered within months rather than years.
The property types and neighborhoods that have historically held value best during Adelaide downturns are owner-occupied family homes in established inner suburbs like Norwood, Unley, and Burnside, as well as properties in sought-after school zones, which tend to have stable demand driven by lifestyle needs rather than investor speculation.
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How strong is rental demand behind the scenes in Adelaide in 2026?
Is long-term rental demand growing in Adelaide in 2026?
As of early 2026, long-term rental demand in Adelaide remains very strong, supported by record-low vacancy rates of around 0.8% to 0.9% and annual rent growth of approximately 3% to 4%, though this is slower than the double-digit growth seen in 2022-2023.
The tenant demographics driving Adelaide's long-term rental demand include young professionals working in the city's growing health, education, and defense sectors, families who have been priced out of buying, and interstate migrants relocating from Sydney and Melbourne seeking more affordable living costs.
The neighborhoods with the strongest long-term rental demand in Adelaide right now are inner-city areas like the CBD fringe and North Adelaide, family suburbs with good schools like Norwood and Unley, and northern suburbs like Salisbury and Elizabeth where affordable rents attract essential workers.
You might want to check our latest analysis about rental yields in Adelaide.
Is short-term rental demand growing in Adelaide in 2026?
South Australia has relatively moderate regulations on short-term rentals compared to some other Australian states, though local councils in Adelaide have the power to impose restrictions, and owners should check specific rules in their area before operating an Airbnb-style property.
As of early 2026, short-term rental demand in Adelaide is growing modestly, driven by tourism to wine regions, beaches, and major events, though it remains a smaller market than Sydney or Melbourne's short-term rental scene.
The current estimated average occupancy rate for short-term rentals in Adelaide is around 55% to 65%, varying significantly by location and season, with coastal areas and CBD apartments performing best during summer and event periods.
The guest demographics driving Adelaide's short-term rental demand include domestic tourists visiting the Barossa Valley and Adelaide Hills wine regions, business travelers attending conferences, and increasingly, digital nomads and remote workers seeking longer stays in a more affordable Australian city.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Adelaide.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What are the realistic short-term and long-term projections for Adelaide in 2026?
What's the 12-month outlook for demand in Adelaide in 2026?
As of early 2026, the 12-month demand outlook for residential property in Adelaide is stable to moderately positive, with buyer competition expected to remain firm particularly in affordable price brackets and family-friendly suburbs.
The key factors most likely to influence Adelaide demand over the next 12 months include Reserve Bank of Australia interest rate decisions (with potential cuts supporting buyer confidence), the expanded First Home Guarantee Scheme driving entry-level demand, and ongoing interstate migration from more expensive capitals.
Major forecasters predict Adelaide property prices will grow by approximately 3% to 5% over the next 12 months, with NAB forecasting 4.1%, Westpac at 3%, and ANZ at 2.5%, representing a slower but still positive trajectory compared to recent years.
By the way, we also have an update regarding price forecasts in Australia.
What's the 3 to 5 year outlook for housing in Adelaide in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Adelaide is positive, with expectations of continued moderate growth supported by infrastructure investment, ongoing supply constraints, and Adelaide's relative affordability compared to eastern capitals.
Major development projects expected to shape Adelaide over the next 3 to 5 years include continued urban infill in areas like Bowden and Lightsview, transport corridor upgrades improving connectivity to outer suburbs, and the city's growing role in defense and space industry employment which is attracting skilled workers.
The single biggest uncertainty that could alter Adelaide's 3 to 5 year outlook is interest rates remaining higher for longer than expected, which would constrain borrowing capacity, cool buyer demand, and potentially slow price growth more sharply than current forecasts suggest.
Are demographics or other trends pushing prices up in Adelaide in 2026?
As of early 2026, demographic trends are having a significant upward impact on Adelaide housing prices, with population growth, interstate migration, and household formation all contributing to sustained demand against limited supply.
The specific demographic shifts most affecting Adelaide prices include strong net interstate migration from Sydney and Melbourne as buyers seek affordability, an aging population driving demand for downsizer-friendly townhouses and apartments, and continued international migration adding to rental and purchase demand in inner suburbs.
Beyond demographics, non-demographic trends pushing Adelaide prices include the rise of remote work allowing people to relocate from expensive capitals while keeping their higher salaries, growing investor interest as Adelaide's yields remain attractive compared to eastern cities, and the city's emergence as a hub for defense and technology jobs.
These demographic and trend-driven price pressures are expected to continue for at least the next 3 to 5 years in Adelaide, as long as supply remains constrained, interstate migration continues, and affordability advantages persist relative to Sydney and Melbourne.
What scenario would cause a downturn in Adelaide in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Adelaide would be a combination of sustained high interest rates, a significant rise in unemployment particularly in key local industries like defense and healthcare, and a sudden increase in housing supply that outpaces demand.
Early warning signs that such a downturn is beginning in Adelaide would include days on market stretching beyond 45 to 50 days consistently, vendor discounts widening to 5% or more below asking price, a noticeable increase in distressed or mortgagee sales, and listing volumes rising sharply without corresponding buyer demand.
Based on Adelaide's historical patterns, a potential downturn would likely be relatively mild compared to other capitals, with price declines of perhaps 5% to 10% over 12 to 18 months being a realistic worst-case scenario, given the city has only recorded negative annual growth twice in over four decades.
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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 (formerly CoreLogic) | Cotality is one of Australia's most widely used housing value datasets, built from large-scale sales and valuation data across all markets. | We used it to anchor the direction of prices and market momentum in Adelaide. We treated it as the baseline truth for price growth figures and cross-checked other indexes against it. |
| PropTrack Home Price Index | PropTrack is produced by REA Group's research team using a transparent repeat-sales style index methodology trusted by major media outlets. | We used it to triangulate price momentum and avoid relying on only one index. We also used it to compare Adelaide's performance against other capital cities. |
| Australian Taxation Office (ATO) | The ATO is an official Australian government source that explains current rules affecting foreign property buyers. | We used it to clearly define what foreigners can and cannot buy in Adelaide right now. We relied on it to explain why foreign buyers are limited to new builds and off-the-plan purchases. |
| SA Dept for Infrastructure and Transport | This is the South Australian government's official infrastructure hub with verified project information and timelines. | We used it to identify demand boosters linked to major transport and city-shaping works. We also used it to support neighborhood recommendations tied to infrastructure accessibility. |
| SQM Research | SQM Research is an independent property data provider known for its vacancy rate and rental market statistics used by investors and analysts. | We used it to verify Adelaide's vacancy rate data and rental market tightness. We relied on their monthly updates to confirm the supply-demand imbalance in the rental market. |
| Domain | Domain is one of Australia's largest property platforms and publishes respected annual forecast reports used by banks and investors. | We used their 2026 forecast report to understand price growth projections. We also referenced their analysis of how government schemes impact different market segments. |
| National Property Buyers Adelaide | This is a local buyer's agency that publishes detailed quarterly reports with on-the-ground Adelaide market insights. | We used their reports to verify days-on-market figures and understand local buying conditions. We also drew on their investor yield data to cross-check rental return estimates. |
| Australian Bureau of Statistics | The ABS is Australia's official government statistics agency providing authoritative data on population, migration, and building approvals. | We used their migration data to understand demographic pressures on Adelaide housing. We also referenced building approval figures to assess new supply pipelines. |
| Adelaide Now | Adelaide Now is the city's major local newspaper, providing current reporting on real estate trends, listings, and development projects. | We used it to verify on-the-ground market conditions like listing volumes and specific development projects. We treated it as a secondary source to confirm trends identified in data. |
| Foreign Investment Review Board (FIRB) | FIRB is the official Australian government body that administers foreign investment rules and approvals. | We used their guidance to explain the foreign buyer approval process. We relied on their published rules to accurately describe what foreign investors can legally purchase. |
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