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Everything you need to know before buying real estate is included in our Australia Property Pack
Adelaide's property market has hit record highs in 2025, with the metro median house price now exceeding A$900,000 according to PropTrack data.
If you are a foreign buyer in January 2026, you face a federal ban on purchasing established dwellings until March 2027, which means you will mostly be looking at new apartments, off-the-plan units, or house-and-land packages that add to housing supply.
We constantly update this blog post to reflect the latest Adelaide property data and regulations, so you always have current information when making your investment decision.
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.
What's the Current Real Estate Market Situation by Area in Adelaide?
Which areas in Adelaide have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Adelaide are Medindie, Unley Park, and Malvern, where median house prices range from A$2.86 million to A$3.40 million.
In these premium Adelaide suburbs, typical prices translate to roughly A$11,000 to A$17,000 per square meter for houses, depending on the size of the property, while units in the same areas often sit between A$8,000 and A$14,000 per square meter.
Each of these Adelaide neighborhoods commands top prices for specific reasons:
- Medindie: tightest land supply in Adelaide with heritage overlays limiting new construction
- Unley Park: walking distance to Adelaide CBD with tree-lined streets and top schools
- Malvern: large established blocks with strong owner-occupier demand and limited turnover
- Toorak Gardens: Burnside council prestige with proximity to The Parade shopping strip
- St Peters: heritage character homes with parkland views near the eastern parklands
Which areas in Adelaide have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Adelaide for house purchases include Davoren Park, Elizabeth Grove, Smithfield, and Osborne, where median house prices sit between A$610,000 and A$635,000.
In these northern Adelaide suburbs, you can expect to pay roughly A$3,500 to A$4,500 per square meter, which is about one-third the cost of premium inner suburbs like Medindie or Unley Park.
However, buyers should be aware of the trade-offs in each area: Davoren Park and Elizabeth Grove require longer commutes to the Adelaide CBD (around 30 to 40 minutes by car), Smithfield has some pockets with higher crime rates that require street-by-street due diligence, and Osborne sits near industrial zones which can affect lifestyle appeal for some tenants.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Adelaide Offer the Best Rental Yields?
Which neighborhoods in Adelaide have the highest gross rental yields in 2026?
As of early 2026, the Adelaide neighborhoods with the highest gross rental yields for three-bedroom houses are Port Adelaide (around 4.8%), Birkenhead (around 4.6%), Smithfield (around 4.5%), and Osborne (around 4.4%).
Across Adelaide as a whole, typical gross rental yields for investment properties range from about 1.2% in ultra-premium suburbs like Collinswood to nearly 5% in the more affordable northern and port-adjacent areas.
Here is why these high-yield Adelaide neighborhoods deliver stronger returns than the rest of the market:
- Port Adelaide: lower entry prices (around A$700,000) combined with steady rental demand from port workers
- Birkenhead: affordable waterfront-adjacent location attracting tenants priced out of Semaphore
- Smithfield: large renter pool supported by nearby retail and logistics employment centers
- Salisbury North: affordable family rentals with train access to Adelaide CBD in about 35 minutes
Finally, please note that we cover the rental yields in Adelaide here.
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Which Areas in Adelaide Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Adelaide perform best on Airbnb in 2026?
As of early 2026, the Adelaide neighborhoods that perform best on Airbnb based on occupancy rates and nightly rates are Adelaide CBD (around A$180 to A$220 per night), Glenelg (around A$150 to A$200 per night), Henley Beach (around A$140 to A$180 per night), and Hahndorf in the Adelaide Hills (around A$170 to A$250 per night on weekends).
Top-performing Airbnb properties in these Adelaide neighborhoods typically generate monthly revenues between A$3,000 and A$5,500, depending on property size, seasonal demand, and how actively the listing is managed.
Each of these Adelaide short-term rental hotspots outperforms because of distinct advantages:
- Adelaide CBD: year-round business travel demand plus walkability to events and restaurants
- Glenelg: iconic beach location with direct tram connection to the city center
- Henley Beach: popular dining strip and family-friendly beach without Glenelg's tourist crowds
- Hahndorf: Adelaide Hills tourism draw with strong weekend and holiday peak bookings
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Adelaide.
Which tourist areas in Adelaide are becoming oversaturated with short-term rentals?
The three Adelaide tourist areas showing signs of short-term rental oversaturation are the Adelaide CBD (especially the western and southern grid edges), Glenelg around Jetty Road, and parts of North Adelaide near O'Connell Street.
In the Adelaide CBD alone, there are now over 1,500 active short-term rental listings, while Glenelg has one of the highest listings-per-dwelling ratios in the greater Adelaide metropolitan area.
The clearest warning sign in these Adelaide areas is that occupancy rates have flattened or dipped even as the number of active listings keeps climbing, meaning hosts are competing harder on price and eating into their profit margins.
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.
Which Areas in Adelaide Are Best for Long-Term Rentals?
Which neighborhoods in Adelaide have the strongest demand for long-term tenants?
The Adelaide neighborhoods with the strongest long-term tenant demand are Adelaide CBD, North Adelaide, Mile End, and Salisbury, all of which benefit from proximity to major employment centers, universities, or hospitals.
In these high-demand Adelaide rental areas, vacancy rates typically sit below 1%, and well-priced properties often find tenants within one to two weeks of listing.
Each of these Adelaide neighborhoods attracts a distinct tenant profile:
- Adelaide CBD: young professionals and international students near universities and offices
- North Adelaide: medical professionals working at the Royal Adelaide Hospital precinct
- Mile End: young couples and small families seeking affordable inner-west rentals
- Salisbury: families and blue-collar workers near northern industrial and retail employers
The key factor that makes these Adelaide neighborhoods attractive to long-term tenants is reliable public transport: Adelaide CBD and North Adelaide are walkable, Mile End has excellent bus and train links, and Salisbury sits on the Gawler train line for easy CBD commutes.
Finally, please note that we provide a very granular rental analysis in our property pack about Adelaide.
What are the average long-term monthly rents by neighborhood in Adelaide in 2026?
As of early 2026, average long-term monthly rents in Adelaide vary significantly by neighborhood, ranging from around A$1,960 per month for a two-bedroom unit in Salisbury North to over A$3,500 per month for a three-bedroom house in Unley Park.
In Adelaide's most affordable rental neighborhoods like Smithfield and Salisbury North, entry-level two-bedroom apartments typically rent for A$1,900 to A$2,100 per month.
In mid-range Adelaide neighborhoods such as St Peters, Brompton, and Glenelg East, two-bedroom units rent for around A$2,200 to A$2,600 per month, while three-bedroom houses sit between A$2,700 and A$3,000 per month.
In premium Adelaide neighborhoods like North Adelaide and Unley Park, high-end three-bedroom houses command A$3,400 to A$3,520 per month, and two-bedroom units in Adelaide CBD can reach A$2,730 per month.
You may want to check our latest analysis about the rents in Adelaide here.
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Which Are the Up-and-Coming Areas to Invest in Adelaide?
Which neighborhoods in Adelaide are gentrifying and attracting new investors in 2026?
As of early 2026, the Adelaide neighborhoods showing the strongest signs of gentrification and investor interest are Nailsworth, Marden, St Clair, Devon Park, and Largs Bay, all of which recorded strong median price jumps in official data over the past year.
These gentrifying Adelaide suburbs have seen annual price appreciation rates of roughly 10% to 20% between September 2024 and September 2025, significantly outpacing the broader Adelaide market average of around 8% to 10%.
Which areas in Adelaide have major infrastructure projects planned that will boost prices?
The Adelaide areas most likely to benefit from major infrastructure projects are suburbs along transport corridors in the inner west (Bowden, Brompton, Thebarton), the northern employment belt (Salisbury, Mawson Lakes), and coastal renewal zones (West Lakes, Grange).
Key projects driving investor interest include the ongoing Bowden urban renewal precinct, continued expansion of health and education facilities around the new Women's and Children's Hospital, and northern corridor improvements linked to defence industry growth.
Historically in Adelaide, suburbs near completed infrastructure upgrades have seen price increases of 5% to 15% above the city average in the two to three years following project completion.
You'll find our latest property market analysis about Adelaide here.
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.
Which Areas in Adelaide Should I Avoid as a Property Investor?
Which neighborhoods in Adelaide with lots of problems I should avoid and why?
The Adelaide neighborhoods that investors should approach with extra caution include parts of Davoren Park, Elizabeth Downs, and certain pockets of Salisbury North and Smithfield, where elevated crime rates and tenant turnover can create management challenges.
Here are the main issues affecting each of these Adelaide problem areas:
- Davoren Park: persistently higher property crime rates requiring intensive tenant screening
- Elizabeth Downs: concentration of social housing which limits capital growth potential
- Salisbury North pockets: specific streets near commercial nodes show elevated offence rates
- Smithfield west side: industrial adjacency and some anti-social behavior clusters
For any of these Adelaide suburbs to become viable investments, you would need to see sustained reductions in crime data (visible in SAPOL statistics), improved tenant quality through economic development, and ideally new owner-occupier housing that lifts the neighborhood profile.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Adelaide.
Which areas in Adelaide have stagnant or declining property prices as of 2026?
As of early 2026, a few Adelaide suburbs showed flat or slightly declining median prices in the most recent official data, including North Adelaide (a quarter-on-quarter dip) and some outer suburbs where sales volumes are thin.
These Adelaide areas have experienced price movements of roughly minus 2% to plus 1% over the past year, which qualifies as stagnation compared to the broader Adelaide market growth of 10% or more.
Here are the underlying causes of price weakness in these Adelaide areas:
- North Adelaide: low sales volumes mean a few off-market or distressed sales skew the median
- Some outer Playford suburbs: oversupply of similar housing stock limits price competition
- Industrial-adjacent pockets: lifestyle trade-offs cap buyer willingness to pay premium prices
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Which Areas in Adelaide Have the Best Long-Term Appreciation Potential?
Which areas in Adelaide have historically appreciated the most recently?
The Adelaide areas that have appreciated most strongly over the past five to ten years are the premium inner-ring suburbs of Medindie, Unley Park, Walkerville, and select beachside locations like Somerton Park and Glenelg East.
Here are the approximate appreciation figures for these top-performing Adelaide suburbs:
- Medindie: roughly doubled in median value over the past decade, around 8% to 10% annually
- Unley Park: consistent annual growth of 7% to 9%, outpacing Adelaide metro averages
- Walkerville: approximately 80% total appreciation over ten years
- Somerton Park: strong coastal demand pushed annual growth to 6% to 8%
The main driver behind above-average appreciation in these Adelaide areas is tight land supply combined with strong owner-occupier demand, as heritage overlays and established character prevent significant new construction.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Adelaide.
Which neighborhoods in Adelaide are expected to see price growth in coming years?
The Adelaide neighborhoods expected to see the strongest price growth in coming years are Nailsworth, Marden, Kidman Park, and St Clair in the inner-to-middle ring, along with yield-focused areas like Port Adelaide and Birkenhead where infrastructure and gentrification are converging.
Here are the projected growth trajectories for these high-potential Adelaide suburbs:
- Nailsworth: projected 6% to 8% annual growth as inner-north demand spills over from Prospect
- Marden: estimated 5% to 7% growth driven by family buyer competition near good schools
- Kidman Park: around 5% to 6% annual growth with improved connectivity to the CBD
- Port Adelaide: potential 4% to 6% growth as waterfront renewal attracts new buyers
The single most important catalyst driving future price growth in these Adelaide neighborhoods is the combination of relative affordability compared to premium suburbs and improving infrastructure, which makes them the natural next step for buyers priced out of the inner ring.
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 Do Locals and Expats Really Think About Different Areas in Adelaide?
Which areas in Adelaide do local residents consider the most desirable to live?
The Adelaide areas that local residents consistently rate as most desirable to live are Medindie, Unley Park, Walkerville, Toorak Gardens, North Adelaide, and the beachside suburbs of Somerton Park and Glenelg East.
Each of these Adelaide neighborhoods is prized by locals for specific reasons:
- Medindie: quiet, leafy streets with heritage homes and access to top private schools
- Unley Park: village feel with cafes on King William Road and nearby parkland
- Walkerville: tight-knit community with excellent local council amenities
- Toorak Gardens: prestigious Burnside address with easy access to The Parade shopping
- North Adelaide: historic character with walkable access to Adelaide Oval and parklands
These locally preferred Adelaide areas typically attract established families, medical professionals, and senior executives who prioritize lifestyle and school catchments over rental yield.
Local preferences in Adelaide often differ from foreign investor targets, because locals value owner-occupier lifestyle factors like school zones and community feel, while foreign investors typically focus on yield and new-build eligibility in suburbs where locals may not choose to live themselves.
Which neighborhoods in Adelaide have the best reputation among expat communities?
The Adelaide neighborhoods with the best reputation among expat communities are Adelaide CBD, North Adelaide, Glenelg, Henley Beach, and Norwood (especially around The Parade).
Expats prefer these Adelaide areas for practical reasons:
- Adelaide CBD: walkable lifestyle, modern apartments, and easy access to everything
- North Adelaide: close to hospitals and parklands with a village atmosphere
- Glenelg: beach lifestyle plus tram connection to the city for work commutes
- Henley Beach: family-friendly beach suburb with cafes and less tourist crowds
- Norwood: cosmopolitan dining scene on The Parade with inner-city convenience
The expat profile in these popular Adelaide neighborhoods tends to be young professionals, international academics, healthcare workers at major hospitals, and families on corporate relocations who value convenience and lifestyle over investment returns.
Which areas in Adelaide do locals say are overhyped by foreign buyers?
The Adelaide areas that locals commonly say are overhyped by foreign buyers are the ultra-premium inner suburbs like Unley Park, Medindie, and Malvern, as well as beach tourist hotspots like Glenelg when purchased purely for investment.
Locals believe these Adelaide areas are overvalued for investors because:
- Unley Park: gross yields of around 1.3% make it a poor cash-flow investment
- Medindie: heritage restrictions limit renovation upside and rental modernization
- Malvern: prices assume capital growth that requires very long hold periods to justify
- Glenelg: short-term rental oversupply means Airbnb income often disappoints expectations
Foreign buyers are often attracted to these Adelaide areas by the prestige factor and lifestyle appeal they see online, while locals understand that the extremely low rental yields mean you are betting entirely on capital growth to make the numbers work.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Adelaide.
Which areas in Adelaide are considered boring or undesirable by residents?
The Adelaide areas that residents commonly describe as boring or undesirable are outer suburban developments with limited amenities, such as parts of the far northern suburbs (Angle Vale, Virginia), some car-dependent outer southern areas (Seaford Meadows, Moana), and industrial-adjacent zones in the Port Adelaide Enfield corridor.
Residents find these Adelaide areas unappealing for specific reasons:
- Angle Vale: very long commutes to Adelaide CBD with few local dining or entertainment options
- Virginia: semi-rural isolation means limited services and social infrastructure
- Seaford Meadows: newer subdivision but lacks established trees, character, or walkable shops
- Port Adelaide Enfield industrial pockets: truck traffic and industrial noise reduce liveability
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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 |
|---|---|---|
| SA Office of the Valuer-General (DATA SA) | Official government sale-price series from settled transactions. | We used it to rank suburbs by median house prices and calculate 12-month changes. We filtered for minimum sales counts to avoid distortions from single unusual sales. |
| SA Private Rent Report (Bond Lodgements) | Based on rental bond lodgements, one of the cleanest official rent datasets. | We used it to estimate median weekly rents by suburb and dwelling type. We paired these rents with sale medians to compute gross yield estimates. |
| REISA Panorama Market Report | State peak real-estate institute with long-running statistics. | We used it to anchor metro-wide median house levels in late 2025. We also used it as a triangulation point against other private indices. |
| Domain House Price Report | Widely cited reports using consistent published methodology. | We used it to cross-check Adelaide price and rent direction. We aligned our "early 2026" timing with the latest available quarter from Domain. |
| AirDNA Adelaide Market Overview | Widely used dataset for Airbnb performance with consistent metrics. | We used it to benchmark Adelaide's short-term rental occupancy and revenues. We compared STR economics against long-term renting by suburb. |
| SQM Research Vacancy Rates | Long-running Australian housing supply and demand data publisher. | We used it to support statements about rental tightness and tenant demand. We used it as context while keeping suburb-level numbers grounded in SA bond data. |
| ATO Foreign Purchase Ban Policy | Official Australian Taxation Office policy page for current restrictions. | We used it to explain the rules for foreign buyers in January 2026. We clarified which property types foreigners can realistically target. |
| RevenueSA Foreign Ownership Surcharge | State revenue authority responsible for stamp duty and surcharges. | We used it to quantify the extra acquisition cost for foreign persons in SA. We incorporated it into yield reality checks affecting all-in purchase basis. |
| SAPOL Crime Statistics Map | Official police source with downloadable suburb-based datasets. | We used it to verify problem areas using actual offence data. We flagged where investors should do deeper due diligence street-by-street. |
| CoreLogic (Cotality) Home Value Index | One of the most-used national dwelling value indices. | We used it to triangulate national and city-cycle context for early 2026. We used it to explain why premium suburbs can have low yields even in rising markets. |
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