Ashford
With 43.3% of residents born overseas, Ashford runs 21.7 percentage points above the national average, making it one of inner Adelaide's most internationally diverse pockets. At 0.33 km2 and 3,521 people per km2, the suburb is compact and dense, yet the population of only 1,157 keeps the scale intimate. Renters account for 53.1% of households, higher than typical Adelaide inner suburbs, and a vacancy rate of 11.8% signals soft short-term demand in the rental market. The median age of 35 sits 5 years below the national figure, driven by a student and young professional cohort, 55.7% of residents hold university qualifications, which is 25.6 points above national.
Population
1,157
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,605/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
The most recent price data shows a median of $1,250,000 recorded in the first quarter of 2025. Only 25.7% of dwellings are separate houses, compared to the national average, making detached stock scarce. Apartments account for 39.9% and semi-detached for 34.4%, so the majority of purchase options are attached dwellings. Two-bedroom configurations dominate at 54.7%, with three-bedroom at 32.3%. Monthly mortgage repayments average $1,712, producing a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. Outright owners are 19.8% and mortgage holders 27.1%, both lower than state norms, because renters at 53.1% form the majority tenure class, limiting the pool of resale stock.
For Buyers
The most recent price data shows a median of $1,250,000 recorded in the first quarter of 2025. Only 25.7% of dwellings are separate houses, compared to the national average, making detached stock scarce. Apartments account for 39.9% and semi-detached for 34.4%, so the majority of purchase options are attached dwellings. Two-bedroom configurations dominate at 54.7%, with three-bedroom at 32.3%. Monthly mortgage repayments average $1,712, producing a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. Outright owners are 19.8% and mortgage holders 27.1%, both lower than state norms, because renters at 53.1% form the majority tenure class, limiting the pool of resale stock.
For Investors
Renters at 53.1% of households represent strong structural demand for rental property, higher than the Adelaide metropolitan average. Weekly rent averages $320 and the rent-to-income ratio sits at 19.9%, meaning renants are not under stress, which supports stable tenancy. The 11.8% vacancy rate is elevated, signalling that the current rental supply exceeds demand and investors should factor in leasing lead times. Development activity is low at only 7 applications in the past 12 months, so new supply pressure is minimal. The suburb's turnover rate of 31.5% suggests meaningful churn, which creates acquisition opportunities but also indicates tenants do not stay long-term compared to more settled suburbs.
Development Activity
Total DAs
36
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+125.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 35 is 5 years below the national figure, reflecting a young working-age and student population. Overseas-born residents reach 43.3%, which is 21.7 percentage points above national. The top ancestries are English (311 residents), Indian (132) and Chinese (120), alongside Irish (65). Non-English languages include Mandarin, Nepali, Punjabi, Malayalam and Hindi, consistent with the South Asian and East Asian migration flows into inner Adelaide. University qualifications at 55.7% are 25.6 points above the national rate, pointing to an educated professional and graduate cohort. Average household size is 2.2, below the national average, which aligns with smaller couple-and-single households rather than larger family units.
Age Distribution
Bedrooms
Dwelling Structure
25.7%
Houses
34.4%
Townhouse
39.9%
Apartment
Tenure
Ashford holds 53.1% renters, a renter-majority suburb relative to the broader Adelaide market, with outright owners at 19.8% and mortgage holders at 27.1%. The stock profile is dominated by smaller attached dwellings: 39.9% apartments, 34.4% semi-detached and only 25.7% separate houses. Two-bedroom dwellings account for 54.7% of all homes, and three-bedroom for 32.3%, with 4-plus bedroom stock at just 8.6%. The most recent price data shows $1,250,000 median in Q1 2025. Weekly rent of $320 and mortgage repayments of $1,712 per month both sit at manageable levels relative to local incomes, with rent-to-income at 19.9% and mortgage-to-income at 24.6%, both below stress thresholds.
Mortgage / mo
$1,712
Rent / wk
$320
HH Size
2.2
Personal Income / wk
$873
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.8%
Unoccupied
66
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.2%
Couples, no children
807
Total families
Economy & Employment
Healthcare dominates the local employment base at 26.3% of workers (129 people), consistent with proximity to several Adelaide health precincts. Professional and Technical services follow at 12.2% and Education at 10.0%, while Public Administration (6.7%) and Hospitality (6.3%) round out the top five. By occupation, Professionals lead with 200 workers, followed by Community and Personal services (99) and Clerical and Admin (73). Full-time employment runs at 63.8% and unemployment at 5.6%, above the state average. The participation rate of 63.3% is moderate, with 300 residents not in the labour force. Household income sits at the 52.8th percentile nationally, roughly middle-income compared to the broader population.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.8%
Part-time
30.6%
Participation
63.3%
Employed
572
Occupations
Top Industries
University
55.7%
Postgraduate
18.9%
Born Overseas
43.3%
Dwellings
491
Transport to Work
Public transport use at 16.9% is above average for inner Adelaide suburbs, and 9.1% walk or cycle, reflecting the compact 0.33 km2 footprint and proximity to the CBD. The crime rate of 39.8 incidents per 1,000 residents is a metric to note; direct state or national comparisons are not available in this dataset, so buyers should review SA Police area statistics. No schools are recorded inside the Ashford boundary, so families depend on institutions in neighbouring suburbs. Volunteering stands at 19.4%, slightly below average, and 4.5% of residents need daily assistance. Housing stress is absent by both measures: rent-to-income at 19.9% and mortgage-to-income at 24.6% both fall below the 30% stress threshold, making Ashford accessible by affordability standards.
Drive
69.3%
Public Transport
16.9%
Walk / Cycle
9.1%
Work from Home
N/A
Safety & Crime
Total Offences
46
Year ending June 2024
Rate per 1,000 People
39.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Ashford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Ashford a good suburb to live in?
Ashford suits young professionals and students well. The median age is 35, 5 years below national, and 55.7% of residents hold university qualifications, 25.6 points above national. Rent-to-income at 19.9% is below the stress threshold, and public transport covers 16.9% of commuters. The main considerations are a 11.8% vacancy rate and no schools inside the suburb boundary.
What is the median house price in Ashford?
The median house price was $1,250,000 in Q1 2025. Only 25.7% of the suburb's dwellings are separate houses, making detached stock scarce. Weekly rent averages $320 and monthly mortgage repayments average $1,712, with a mortgage-to-income ratio of 24.6%.
What schools are in Ashford?
No schools are recorded inside the Ashford suburb boundary in this dataset, which is expected for a 0.33 km2 inner-Adelaide suburb. Families rely on schools in neighbouring suburbs. The local population is highly educated, with 55.7% holding university qualifications, 25.6 points above the national average.
Is Ashford safe?
The recorded crime rate is 39.8 incidents per 1,000 residents, covering 46 total incidents. A direct comparison with state or national benchmarks requires SA Police suburb-level data. Housing stress indicators are low: rent-to-income at 19.9% and mortgage-to-income at 24.6%, both below the 30% threshold.
Is Ashford good for property investment?
Ashford has a 53.1% renter base providing strong demand, but the 11.8% vacancy rate is elevated and indicates current oversupply. Weekly rent of $320 against a $1,250,000 median implies a very low gross yield. Only 7 development applications were lodged in 12 months, keeping new supply pressure minimal. Returns depend on capital growth rather than yield.
How is Ashford's population changing?
The current population is 1,157 across 0.33 km2. Long-run forecasts are not available for this suburb, but a turnover rate of 31.5% suggests a mobile resident base. The overseas-born share of 43.3% is 21.7 points above the national average, making migration inflows the primary growth driver.
What languages are spoken in Ashford?
About 43.3% of residents were born overseas, 21.7 points above the national average. The top non-English languages spoken are Mandarin, Nepali, Punjabi, Malayalam and Hindi, reflecting South Asian and East Asian communities from India, Nepal and China, who together account for over 250 residents by ancestry.
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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