Goolwa SA Property Investment
Alexandrina · 5214 · Score: 60/100 · Hold
Goolwa Short-Term Rental (Airbnb) Market
Goolwa SA Investment Brief
HOLD — 3.4% gross yield on a $756,396 median.
THE MARKET
Goolwa has compounded at 3.2%/yr over 5 years — a house that cost $646,176 in 2021 is worth $756,396 today. Properties are sitting on market for 23 days (sellers have the leverage). At the same growth rate, today's median reaches $885,417 by 2031.
- Median house: $756,396 | Units: $446,821
- Gross yield: 3.4% | Net yield: 1.9%
- 5yr price CAGR: 3.2%/yr | 3yr forecast: 13.5%/yr
- Population: 2,558 | Owner-occupier rate: 73% | Affluence: Below Average
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 1.2% (improving) | Rental demand: Very High
- Median weekly rent: $500/wk | Days on market: 23 (improving)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $509/night | Occupancy: 42%
- Estimated annual STR gross: ~$78,048/yr
- vs long-term rent: $26,000/yr (+200% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Goolwa station 1.0km away
BULL CASE
If Goolwa maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $869,855 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Goolwa pull back 10-15% from $756,396, with vacancy rising to 2.2% and rental yields softening as tenants gain leverage.
KEY RISKS
- Bushfire risk: HIGH (planning_overlay) — confirm BAL rating and any bushfire overlay obligations for the property
- - Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Elizabeth (SA): $817,500 median, 3.1% yield, 0.0% 1yr growth
- Gepps Cross (SA): $912,646 median, 1.9% yield, 2.1% 1yr growth
- Elizabeth Park (SA): $671,000 median, 3.9% yield, 16.7% 1yr growth
THE PLAY
Goolwa offers balanced fundamentals but does not present an urgent buying signal. The market is in a recovery phase with low vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.0%.
- Entry range: $680,756 – $832,036
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy staying below 2% and days on market holding under 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 3.2% + 10yr CAGR 4.7%
- +Strong population growth (2.6%/yr) driving demand
- +Very tight rental market (vacancy 1.2%) — upward price pressure
- +Active market (23 days avg)
- −High supply pipeline (1754 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
234
2020
351
2021
348
2022
346
2023
475
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 5214
Decile 3 of 10 — High disadvantage
Population
9,557
Education (IEO)
3/10
Econ. Resources (IER)
3/10
10-Year Investment Projection
Modelled on Goolwa SA data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $500/wk median rent for Goolwa. Capital growth and rent increase are editable assumptions.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.