Adelaide
The 18,202 residents have a median age of 31, which is 9 years below national, while 55.8% were born overseas, 34.2 percentage points above national. Apartments account for 67.8% of dwellings and vacancy is 19.6%, supporting a mobile population. For buyers comparing Adelaide with nearby North Adelaide, the decision is more about rental depth, walkable access and city employment than detached-family stock.
Population
18,202
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$1,365/wk
DAs (12 months)iDevelopment Applications lodged in the past year
436
Median House
$1.6M
First quarter 2026
Adelaide suits buyers prioritising central apartment living over a detached family block. Two-bedroom layouts dominate at 52.7%, followed by 0-1 bedroom dwellings at 26.5%, so space planning matters. The listed mortgage payment is $1,733 monthly and mortgage costs equal 29.3% of household income, the same as the rent-to-income ratio. Compared with North Adelaide, inspect body corporate fees, parking and noise as closely as the headline price because apartment concentration shapes ongoing costs.
For Buyers
Adelaide suits buyers prioritising central apartment living over a detached family block. Two-bedroom layouts dominate at 52.7%, followed by 0-1 bedroom dwellings at 26.5%, so space planning matters. The listed mortgage payment is $1,733 monthly and mortgage costs equal 29.3% of household income, the same as the rent-to-income ratio. Compared with North Adelaide, inspect body corporate fees, parking and noise as closely as the headline price because apartment concentration shapes ongoing costs.
For Investors
Adelaide has a deep tenant base but a vacancy profile that calls for careful underwriting. Renting accounts for 64.8% of occupied tenure, higher than the 17.8% owned outright and 15.2% mortgaged shares. Median rent is $400 weekly and vacancy is 19.6%, so investors should stress-test longer letting periods rather than assume automatic rental growth. Development activity recorded 428 matters in 12 months, indicating substantial planning activity, while the wider forecast points to 2.75% annual growth driven by overseas migration. Compared with an owner-led market, Adelaide is better suited to investors who can manage apartment concentration, leasing variability and building costs.
Development Activity
Total DAs
2,815
Last 12 Months
436
YoY ChangeiYear-over-year change in DA lodgements
+3.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Adelaide
Open-register school locations for education access. This is not a school-quality ranking.
Gilles Street Primary School
Sturt Street Community School
Adelaide Botanic High School
Adelaide High School
Demographics
Adelaide's population profile is younger and more internationally connected than the national pattern. Median age is 31, 9 years below national, and 59.3% hold a university qualification, 29.2 percentage points above national. Overseas-born residents make up 55.8%, 34.2 points above national, with Chinese ancestry the largest listed group at 4,636 people and Mandarin spoken by 1,514 residents. No religion is recorded for 9,622 people, above Christianity at 4,276. Average household size is 1.8, 0.7 below national, because 66.3% of couples have no children and apartments support smaller households. Compared with nearby North Adelaide, Adelaide is a more internationally connected, compact setting.
Age Distribution
Bedrooms
Dwelling Structure
4.4%
Houses
27.0%
Townhouse
67.8%
Apartment
Tenure
Adelaide's housing profile is defined by apartments, renters and a sharp premium at the top line. Apartments represent 67.8% of dwellings, while separate houses are only 4.4% and semi-detached homes 27.0%. Renting is 64.8%, compared with 17.8% owned outright and 15.2% mortgaged, so tenure is much more rental-led than ownership-led. The $400 weekly rent and 29.3% rent-to-income ratio suggest a meaningful payment burden even though rent stress is not flagged. Compared with North Adelaide, buyers should treat dwelling type, tenure and apartment costs as central to value, not just the suburb-wide median.
Mortgage / mo
$1,733
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
HH Size
1.8
Personal Income / wk
$726
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.6%
Unoccupied
2,006
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.3%
Couples with children
66.3%
Couples, no children
11.8%
Single parent
3,328
Total families
Economy & Employment
Adelaide combines knowledge-sector employment with a weaker labour-market position than its education profile might suggest. Professional/Tech leads at 16.7% with 1,191 workers, followed by Healthcare at 16.1% and 1,149, Hospitality at 13.0% and 925, Education at 10.4% and 741, and Public Admin at 7.4% and 524. Professionals are the largest occupation group at 3,338, ahead of Community/Personal at 1,240 and Managers at 1,183. Unemployment is 10.5%, participation is 59.1% and full-time work is 57.0%. The IEO decile is 10 and IRSAD 7, but IER is 1 and IRSD 4, an uneven result consistent with strong education alongside lower economic resources. University attainment is 29.2 points above national.
Unemployment
10.5%
Labour Force
10,197
Unemployed
1,069
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
38.2%
Participation
59.1%
Employed
9,128
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
59.3%
Postgraduate
20.0%
Born Overseas
55.8%
Dwellings
8,141
Transport to Work
Daily life is strongly walkable and transit-friendly, although crime is a material consideration. Walking or cycling accounts for 36.7% of travel, higher than public transport at 13.9% and car driving at 30.8%, which fits a dense area of 1,736.4 people per square kilometre. Four nearby government schools provide a practical mix of 2 primary and 2 secondary options, with exact catchments needing address-level checks. The crime rate is 465.6 incidents per 1,000 residents, so evening routes, building security and property-level checks matter. IRSAD is in decile 7, above the IRSD decile 4, indicating stronger overall advantage than some hardship measures capture. Compared with a car-oriented suburb, Adelaide is easier to navigate without driving, but safety due diligence is more important.
Drive
30.8%
Public Transport
13.9%
Walk / Cycle
36.7%
Work from Home
14.9%
Population Forecast
+2.75%/yr
(+622 people/yr)
EstablishedGrowth remains strong but is not purely a young-household story. The forecast trend is 2.75% annually, with overseas migration identified as the primary driver, while population change across the wider area is 40.4% over 10 years. At the same time, the trajectory is labelled Aging, with the senior share up 3.8 points and the young share up only 0.7 points. Gentrification is at the Early signs stage, scored 25, and rent growth has reached 23.1%. The affordability measure moved from 67.0 in 2011 to 55.1 in 2021. Compared with the aging signal, the 40.4% wider-area change indicates stronger growth momentum, supported by migration and central access.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,240
Net Internal / yr
-255
Gentrification Signal
Early signs
Net internal outflow -255/yr, Strong overseas inflow +1240/yr, Accelerating: 17% → 39%
Safety & Crime
Total Offences
8,475
Year ending June 2024
Rate per 1,000 People
465.6
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Adelaide compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Adelaide a good suburb to live in?
Adelaide can suit residents who value walkability, city access and apartment living. Walking or cycling accounts for 36.7% of travel, and 59.3% of residents hold a university qualification. The trade-offs are a 465.6 per 1,000 crime rate, 19.6% vacancy and a 64.8% renter share, so building quality and street-level conditions deserve attention.
What schools are in Adelaide?
Adelaide has 4 nearby government schools: 2 primary schools and 2 secondary schools. The local mix includes Adelaide Botanic High School, Adelaide High School, Gilles Street Primary School and Sturt Street Community School. Check the exact enrolment zone and year-level availability at the address, because catchments can change.
Is Adelaide safe?
Safety needs a balanced reading. Adelaide records 8,475 crimes and a rate of 465.6 incidents per 1,000 residents, which is high enough to justify checking the immediate street, building entry and night-time activity. Walkability is strong at 36.7%, but that does not replace normal property and route checks.
Is Adelaide good for property investment?
Adelaide can suit investors seeking a renter-heavy market, but vacancy risk matters. Renting is 64.8%, median rent is $400 a week and vacancy is 19.6%, while 428 development matters were recorded in 12 months. Forecast growth is 2.75% annually, driven by overseas migration, but apartment supply and leasing periods should be stress-tested.
How is Adelaide's population changing?
Adelaide is growing while its age profile shifts. The wider area has recorded forecast population change of 40.4% over 10 years, with annual growth of 2.75% driven primarily by overseas migration. The trajectory is labelled Aging: the senior share is up 3.8 points, while the young share is up 0.7 points. Gentrification is at Early signs, scored 25.
What languages are spoken in Adelaide?
Adelaide is highly multicultural: 55.8% of residents were born overseas, 34.2 percentage points above national. Mandarin is the most common listed language at 1,514 speakers, followed by Cantonese at 412, Hindi at 156, Korean at 137 and Arabic at 105. Chinese ancestry is also prominent, with 4,636 people recorded.
What development is occurring in Adelaide?
Development activity is substantial, with 428 matters recorded in the past 12 months. Recent examples include an office alteration, a temporary event use and a masonry front fence, so the count includes more than new housing. Buyers and investors should check whether nearby proposals affect traffic, noise, outlook or construction timing.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), SA Department for Housing and Urban Development (house prices), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Adelaide on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map