North Adelaide SA Property Investment
Adelaide · 5006 · Score: 64/100 · Hold
North Adelaide Short-Term Rental (Airbnb) Market
North Adelaide SA Investment Brief
HOLD — 1.5% gross yield on a $1,525,000–$1,701,238 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
North Adelaide has compounded at 2.8%/yr over 5 years. Median sits in the $1,525,000–$1,701,238 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 24 days (sellers have the leverage).
- Median house: $1,525,000–$1,701,238 (sources disagree, range shown — do NOT quote a single number) | Units: $904,969
- Gross yield: 1.5% | Net yield: -0.0%
- 5yr price CAGR: 2.8%/yr | 3yr forecast: 13.5%/yr
- Population: 6,823 | Owner-occupier rate: 51% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 0.8% (improving) | Rental demand: Very High
- Median weekly rent: $710/wk | Days on market: 24 (improving)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $517/night | Occupancy: 42%
- Estimated annual STR gross: ~$79,324/yr
- vs long-term rent: $36,920/yr (+115% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Adelaide Metro Train Services Franchise (Under Delivery)
- North South Corridor (South Australia) (Under Construction)
- Transport: Festival Plaza station 1.1km away
BULL CASE
If North Adelaide maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $2,852,000 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in North Adelaide pull back 10-15% from $2,480,000, with vacancy rising to 1.4% 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
- - Premium price point limits buyer pool and increases interest rate sensitivity
COMPARABLE MARKETS
- College Park (SA): $3,000,000 median, 1.2% yield, 28.5% 1yr growth
- Glen Osmond (SA): $2,034,000 median, 2.6% yield, -6.0% 1yr growth
- Collinswood (SA): $1,850,000 median, 2.0% yield, 15.8% 1yr growth
THE PLAY
North Adelaide offers balanced fundamentals but does not present an urgent buying signal. The market is in a cooling 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: $2,232,000 – $2,728,000
- 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
low confidenceBasis: 5yr CAGR 2.8% + 10yr CAGR 3.9%
- +Very tight rental market (vacancy 0.8%) — upward price pressure
- +Active market (24 days avg)
- +Premium transport infrastructure — supports long-term capital growth
- −Population decline (-0.4%/yr) — demand headwind
- −High supply pipeline (1697 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
298
2020
184
2021
695
2022
409
2023
111
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 5006
Decile 9 of 10 — Low disadvantage
Population
6,823
Education (IEO)
10/10
Econ. Resources (IER)
3/10
10-Year Investment Projection
Modelled on North Adelaide SA data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $710/wk median rent for North Adelaide. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in North Adelaide
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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.