Angle Vale
A population that more than doubled in 10 years tells the story of Angle Vale first. The suburb grew 108.3% over the decade, fuelled by internal migration averaging 1,551 net arrivals a year. The $853,500 median house price sits above the SA state median and the 84.8th percentile household income rank shows buyers here are above-average earners carrying significant mortgages, with 67.5% of dwellings mortgaged. The SEIFA scores are a counterpoint: IRSD and IRSAD both sit at decile 3, below average on the national disadvantage scale, a pattern common in new-release suburbs where infrastructure lags population growth.
Population
4,051
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,248/wk
DAs (12 months)iDevelopment Applications lodged in the past year
318
Median House
$854K
Median 1Q 2026
The median house price reached $853,500 in 1Q 2026, up 6.7% from $800,000 in 1Q 2025. Angle Vale is almost entirely detached houses at 98.2% of dwellings, and 68.2% have four or more bedrooms, making this a family-first market rather than an apartment corridor. The mortgage-to-income ratio is 18.8%, below the 30% stress threshold, because household income runs to the 84.8th percentile nationally. Monthly mortgage repayments average $1,827, and only 5.4% of residents rent, confirming most buyers are owner-occupiers. The 27.1% who own outright sit alongside the 67.5% still paying down mortgages, reflecting a mix of long-term holders and recent buyers.
For Buyers
The median house price reached $853,500 in 1Q 2026, up 6.7% from $800,000 in 1Q 2025. Angle Vale is almost entirely detached houses at 98.2% of dwellings, and 68.2% have four or more bedrooms, making this a family-first market rather than an apartment corridor. The mortgage-to-income ratio is 18.8%, below the 30% stress threshold, because household income runs to the 84.8th percentile nationally. Monthly mortgage repayments average $1,827, and only 5.4% of residents rent, confirming most buyers are owner-occupiers. The 27.1% who own outright sit alongside the 67.5% still paying down mortgages, reflecting a mix of long-term holders and recent buyers.
For Investors
Rental demand is thin: the renter share is only 5.4% against a national average closer to 30%. Weekly rent of $350 against the $853,500 median implies a gross yield around 2.1%, and the 3.7% vacancy rate sits above the 3% threshold that typically signals a landlord market. Development activity is high at 269 applications in 12 months, mostly detached dwellings adding competing supply. The long-term case rests on population growth: the SA2 expanded from 19,759 in 2023 to 24,343 in 2025, with forecasts projecting 28,059 by 2031. Internal migration of 1,551 net arrivals annually drives that growth, compared to just 80 from overseas.
Development Activity
Total DAs
2,236
Last 12 Months
318
YoY ChangeiYear-over-year change in DA lodgements
+21.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Angle Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Trinity College Gawler River
R-10 · 970 students
Angle Vale Primary School
R-6 · 383 students
Riverbanks College B-12
U, R-12 · 1393 students
Demographics
The median age is 35, which is 5 years below the national figure, confirming a young family profile. Overseas-born residents account for 14.6%, which is 7 points below the national average, while English ancestry leads at 1,836 residents, followed by Italian (462), Scottish (326) and German (293). The household size of 3.1 is 0.6 above national, consistent with the 68.2% share of four-plus bedroom homes. Couples with children (1,801) outnumber couples without children (820) because the suburb attracts young families from across Adelaide. University qualifications at 17.7% sit 12.4 points below the national figure, a pattern common in construction and healthcare-heavy outer suburbs, though low unemployment of 3.0% and a 65.5% full-time employment rate show a workforce that is active rather than credentialled.
Age Distribution
Bedrooms
Dwelling Structure
98.2%
Houses
1.8%
Townhouse
N/A
Apartment
Tenure
With 98.2% of dwellings being separate houses, Angle Vale is more detached-house-dominant than the national average. Four-plus bedroom homes account for 68.2% of stock and three-bedroom homes 25.1%, a profile built for families. Tenure splits heavily toward mortgages at 67.5%, outright owners at 27.1%, and renters at just 5.4%, which is far lower than the national renter share. The median price rose from $800,000 to $853,500 between 1Q 2025 and 1Q 2026, a 6.7% annual gain, and the current price equals the peak in the tracked series. Monthly mortgage repayments average $1,827, and the mortgage-to-income ratio of 18.8% stays below the 30% stress threshold because household incomes rank in the 84.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,827
Rent / wk
$350
HH Size
3.1
Personal Income / wk
$894
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.7%
Unoccupied
49
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.8%
Couples, no children
3,593
Total families
Economy & Employment
Healthcare leads at 17.1% of workers (222 residents), followed by Construction at 12.8% (166), which reflects the ongoing land release with 269 development applications in the past 12 months. Education accounts for 9.6% (124) and manufacturing 9.4% (122). By occupation, Clerical and Admin leads at 331 workers, ahead of Professionals (295) and Managers (271). The SEIFA picture is mixed: IRSD and IRSAD sit at decile 3, below average nationally, yet household income ranks in the 84.8th percentile. The gap exists because SEIFA weights infrastructure access and education alongside income, and Angle Vale's decile 3 score reflects the service gap in a rapidly expanding greenfield corridor rather than low earnings.
Unemployment
4.9%
Labour Force
12,045
Unemployed
589
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.5%
Part-time
31.5%
Participation
67.0%
Employed
2,040
Occupations
Top Industries
University
17.7%
Postgraduate
2.8%
Born Overseas
14.6%
Dwellings
1,273
Transport to Work
Car dependency is near-total at 93% of residents commuting by private vehicle, with public transport use at just 0.8%, which is far below the national average. This reflects the suburb's outer northern Adelaide location, where bus coverage is limited. The crime rate of 109.1 per 1,000 residents is elevated compared to typical suburban benchmarks. SEIFA IRSAD at decile 3 places Angle Vale below the state median, reflecting the infrastructure gap common in fast-growing greenfield areas. No schools are recorded within the suburb boundary. The volunteering rate of 12.6% and rent-to-income ratio of 15.6% point to a community that is financially stable, with the mortgage-to-income ratio of 18.8% well below the 30% stress threshold despite the above-$800k price base.
Drive
93.0%
Public Transport
0.8%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+4.16%/yr
(+1,013 people/yr)
High GrowthPopulation in the Angle Vale SA2 rose from 19,759 in 2023 to 24,343 in 2025, a gain of over 4,500 in two years, and medium forecasts project growth to 28,059 by 2031 at 4.16% annually. The 10-year growth rate of 108.3% classifies this as a high-growth area by national standards. Internal migration drives 95% of demand at 1,551 net arrivals annually, compared to just 80 from overseas, reflecting domestic buyers choosing outer Adelaide. The gentrification score is 0 and the stage is new development, meaning price growth comes from land release rather than reinvestment in existing stock. Affordability improved from 44.2% in 2011 to 37.5% in 2021, showing incomes outpaced housing cost growth over that period.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+80
Net Internal / yr
+1,551
Gentrification Signal
New development
Safety & Crime
Total Offences
442
Year ending June 2024
Rate per 1,000 People
109.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Angle Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Angle Vale a good suburb to live in?
Angle Vale suits families who prioritise space, with 98.2% detached houses and 68.2% having four-plus bedrooms. Household income ranks in the 84.8th percentile nationally and the mortgage-to-income ratio of 18.8% is below the 30% stress threshold. The trade-offs are car dependency at 93% and a crime rate of 109.1 per 1,000 that is elevated. SEIFA IRSAD ranks at decile 3, indicating infrastructure still catching up to 108.3% population growth over the decade.
What is the median house price in Angle Vale?
The median house price is $853,500 as of 1Q 2026, up 6.7% from $800,000 in 1Q 2025. Monthly mortgage repayments average $1,827 and the mortgage-to-income ratio is 18.8%, below the 30% stress threshold. Weekly rent averages $350, giving a gross yield of around 2.1% against the current median.
What schools are in Angle Vale?
No schools are recorded within the Angle Vale boundary in this dataset. Families typically rely on schools in neighbouring suburbs across the northern Adelaide corridor. The local university qualification rate is 17.7%, which is 12.4 points below the national average, consistent with a young, working-household profile rather than a high-education precinct.
Is Angle Vale safe?
The recorded crime rate is 109.1 incidents per 1,000 residents, which is elevated compared to lower-density suburban benchmarks and contributes to the high-crime-rate identity signal for this suburb. The 442 total crime incidents come from a population of 4,051. As a partial offset, the unemployment rate is low at 3.0% and only 5.2% of residents (205 people) need daily assistance, both indicators associated with lower social disadvantage.
Is Angle Vale good for property investment?
The investment case is mixed. The SA2 population grew from 19,759 in 2023 to 24,343 in 2025 and forecasts project continued growth to 28,059 by 2031, supporting long-term land demand. However, the renter share is only 5.4%, weekly rent of $350 implies a gross yield around 2.1% against the $853,500 median, and the 3.7% vacancy rate sits above the 3% landlord-market threshold. High development activity with 269 applications in 12 months adds competing supply.
How is Angle Vale's population changing?
Population in the Angle Vale SA2 grew 108.3% over the decade, from roughly 11,600 to 24,343 by 2025, with annual growth tracking at 4.16% or about 1,013 people per year. The primary driver is internal migration averaging 1,551 net arrivals annually, compared to only 80 from overseas. Medium forecasts project the area reaching 28,059 by 2031, classifying this as one of SA's high-growth corridors.
How much development is happening in Angle Vale?
There were 269 development applications lodged in the past 12 months, almost all for single-storey detached dwellings, consistent with ongoing land-release activity in the outer northern Adelaide corridor. This high rate of new construction explains why 67.5% of residents carry a mortgage and why the housing stock is dominated by four-plus bedroom homes at 68.2% of all dwellings.
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), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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