Broadview
At 4,450 residents across just 1.54 km2, Broadview packs a notable concentration of educational attainment into a compact inner-northern suburb of Adelaide: 49.3% of residents hold university qualifications, which is 19.2 percentage points above the national average. The median house price reached $1,173,000 in Q1 2026, placing it among Adelaide's higher-end suburbs despite households sitting in the 59.7th income percentile nationally. SEIFA scores confirm a decile 8 position on IRSAD and IRSD, and rent growth of 25.5% over the decade signals sustained demand pressure in a suburb where 38.8% of residents are renters.
Population
4,450
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,703/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$1.2M
Median 1Q 2026
The median house price was $1,173,000 as of Q1 2026, down 11.5% from the Q1 2025 peak of $1,325,000. That correction gives buyers a real entry window compared to where prices sat a year ago. Separate houses account for 65.5% of the stock, with semi-detached dwellings at 25.6% and apartments at only 8.9%, so the market skews toward freestanding homes. Three-bedroom homes are the most common type at 43.9% of dwellings, followed by two-bedroom at 36.0%. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio sits at 23.5%, below the 30% stress threshold. That relative affordability is supported by a household income in the 59.7th percentile nationally.
For Buyers
The median house price was $1,173,000 as of Q1 2026, down 11.5% from the Q1 2025 peak of $1,325,000. That correction gives buyers a real entry window compared to where prices sat a year ago. Separate houses account for 65.5% of the stock, with semi-detached dwellings at 25.6% and apartments at only 8.9%, so the market skews toward freestanding homes. Three-bedroom homes are the most common type at 43.9% of dwellings, followed by two-bedroom at 36.0%. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio sits at 23.5%, below the 30% stress threshold. That relative affordability is supported by a household income in the 59.7th percentile nationally.
For Investors
Broadview's rental market carries a 38.8% renter share, well above average, with weekly rent at $320. Against the $1,173,000 median house price, that yields a gross return near 1.4%, which is low but consistent with inner-Adelaide capital-growth suburbs. The vacancy rate is elevated at 8.8%, suggesting some supply pressure in the rental pool, so landlords should price competitively. Overseas migration is the primary population driver, adding a net 112 residents annually, while internal migration runs at a net outflow of 141 per year. Development activity over the past 12 months reached 30 applications, mostly minor residential works on existing dwellings rather than new supply. Rent growth of 25.5% over the decade outpaced income growth of 13.4%, pointing to sustained demand relative to stock.
Development Activity
Total DAs
232
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
-20.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Broadview's median age is 36, which is 4.0 years below the national figure, making it one of the younger inner-Adelaide suburbs. University qualifications reach 49.3%, a striking 19.2 percentage points higher than the national average, which explains the suburb's professional occupational profile. Overseas-born residents account for 33.0% of the population, compared to 21.6% nationally. English (1,319) leads ancestry, with Italian (418), Indian (379) and Scottish (322) the next most common. South Asian influence is clear in the language data: Gujarati (99 speakers), Punjabi (86) and Mandarin (63) are the top non-English languages. Average household size of 2.4 is slightly below the national figure, consistent with the mix of couples-without-children families, who make up 27.1% of all families.
Age Distribution
Bedrooms
Dwelling Structure
65.5%
Houses
25.6%
Townhouse
8.9%
Apartment
Tenure
Tenure splits into three rough groups: 38.8% rent, 34.3% carry a mortgage and 26.9% own outright. Mortgage holders outnumber outright owners, which points to a relatively active buying market compared to long-held inner suburbs where debt-free ownership dominates. The stock favours separate houses at 65.5%, with semi-detached at 25.6% giving buyers alternatives below the full-house price point. Three-bedroom dwellings at 43.9% are the dominant bedroom type, followed by two-bedroom at 36.0%, and 4-plus bedroom at 18.0%. The Q1 2026 median of $1,173,000 represents an 11.5% fall from the Q1 2025 peak of $1,325,000 in a single year, an unusually sharp correction that likely reflects broader SA market cooling rather than suburb-specific weakness. Mortgage-to-income at 23.5% and rent-to-income at 18.8% are both below stress thresholds.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$320
HH Size
2.4
Personal Income / wk
$897
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.8%
Unoccupied
179
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.1%
Couples, no children
3,249
Total families
Economy & Employment
Healthcare dominates local employment at 20.1% (359 workers), followed by Education at 12.0% (214) and Professional/Technical services at 9.7% (174), a distribution that reflects the suburb's high university qualification rate of 49.3%. Public Administration accounts for 8.4% and Construction 7.3%. By occupation, Professionals are the largest group at 687 workers, well ahead of Clerical/Admin at 327 and Community/Personal at 284. The unemployment rate is 5.2% with a participation rate of 66.2%, and 62.0% of employed residents work full-time. SEIFA deciles of 8 on both IRSAD and IEO confirm above-average advantage and education/occupation standing nationally. Real income growth reached 13.4% over the decade, below the 25.5% rise in rents, which explains the gradual affordability pressure building in the suburb.
Unemployment
2.9%
Labour Force
4,161
Unemployed
121
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.0%
Part-time
32.8%
Participation
66.2%
Employed
2,327
Occupations
Top Industries
University
49.3%
Postgraduate
13.4%
Born Overseas
33.0%
Dwellings
1,841
Transport to Work
Transport is car-dominated, with 83.3% of residents driving to work, above average for an inner suburb at this density of 2,893 residents per km2. Public transport use stands at 8.3% and walking or cycling at 2.4%. No schools are recorded within the Broadview boundary in this dataset, so families rely on institutions in neighbouring suburbs. Safety data shows 209 reported crimes in the period, a rate of 47.0 per 1,000 residents. As context, the suburb ranks at decile 8 on IRSD, meaning it falls in the top 20% of least-disadvantaged areas nationally, which generally correlates with lower property and personal crime rates. Only 5.5% of residents (242 people) need daily assistance, and volunteering participation runs at 14.9%, indicating a reasonably engaged community. Rent-to-income at 18.8% keeps housing costs comfortable for tenants.
Drive
83.3%
Public Transport
8.3%
Walk / Cycle
2.4%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+35 people/yr)
EstablishedPopulation growth is modest at 0.53% annually, adding around 35 residents per year, and over the past decade the suburb grew 8.7%. Medium forecasts project the population reaching approximately 6,822 by 2031, up from 6,561 in 2025. The primary growth driver is overseas migration at a net 112 per year, offset by net internal outflow of 141 annually: residents are leaving Adelaide for other parts of the country faster than Australians are arriving, but overseas arrivals compensate. The gentrification signals are mixed: the raw gentrification score from the shift analysis registers 31 with early signs, yet the separate gentrification module scores 0 and labels the suburb as not gentrifying, because internal outflow of 141 per year acts as a counterweight. Affordability has been improving, moving from 36.8% of income in 2011 to 33.1% in 2021, even as house prices climbed.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+112
Net Internal / yr
-141
Gentrification Signal
Not gentrifying
Net internal outflow -141/yr
Safety & Crime
Total Offences
209
Year ending June 2024
Rate per 1,000 People
47.0
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Broadview compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Broadview a good suburb to live in?
Broadview ranks at decile 8 on IRSAD and IRSD nationally, placing it in the top 20% of least-disadvantaged suburbs. University qualifications reach 49.3%, which is 19.2 points above the national average, and the mortgage-to-income ratio of 23.5% is below the standard stress threshold. The main trade-offs are a high $1,173,000 median house price and an 8.8% rental vacancy rate.
What is the median house price in Broadview?
The median house price was $1,173,000 in Q1 2026, down 11.5% from the Q1 2025 peak of $1,325,000. Weekly rent averages $320 and monthly mortgage repayments run about $1,733, producing a mortgage-to-income ratio of 23.5%, which is below the 30% stress threshold.
What schools are in Broadview?
No schools are recorded inside the Broadview boundary in this dataset, so families rely on institutions in neighbouring suburbs. Locally, 49.3% of residents hold university qualifications, which is 19.2 percentage points above the national figure, suggesting the wider area has strong educational infrastructure nearby.
Is Broadview safe?
The suburb recorded 209 crimes over the period, a rate of 47.0 per 1,000 residents. As broader context, Broadview sits at decile 8 on the IRSD index of relative disadvantage nationally, placing it among the more advantaged suburbs in Australia, which generally correlates with lower crime exposure. Only 5.5% of its 4,450 residents require daily assistance.
Is Broadview good for property investment?
Broadview's 38.8% renter share and net overseas migration of 112 per year support tenant demand, but the $1,173,000 median against $320 weekly rent implies a gross yield near 1.4%, which is low. The 8.8% vacancy rate signals some oversupply in the rental pool currently, so yield-focused investors face headwinds. Rent growth of 25.5% over the decade points to longer-term capital appreciation potential.
How is Broadview's population changing?
The population grows at 0.53% annually, adding around 35 residents per year, with a 10-year rise of 8.7%. Medium forecasts project about 6,822 residents by 2031. Overseas migration adds a net 112 per year, but internal outflow of 141 per year offsets this partially. The profile is slightly aging, with the senior share up 2.6 points over the decade.
What languages are spoken in Broadview?
About 33.0% of residents were born overseas, which is 11.4 percentage points above the national figure. English dominates, but Gujarati (99 speakers), Punjabi (86) and Mandarin (63) are the most common non-English languages, reflecting a growing South Asian and East Asian community within the suburb's 4,450 residents.
How much development is happening in Broadview?
There were 30 development applications lodged in the past 12 months, with recent examples including rear verandahs and carport additions under Deemed to Satisfy approvals. Most activity is minor works on existing dwellings rather than new supply, consistent with an established suburb growing at 0.53% per year with a largely built-out 1.54 km2 footprint.
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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