Colonel Light Gardens
A $1,760,000 median house price sitting in a suburb where 91.2% of dwellings are separate houses tells the essential story of Colonel Light Gardens: premium detached housing on a 1.55 km2 footprint, held largely by owner-occupiers rather than investors. Household income ranks in the 92.2nd percentile nationally, well above the state average, and university qualifications reach 50.7%, which is 20.6 percentage points higher than the national figure. The crime rate of 19.9 per 1,000 residents is low, the median age of 42 is 2 years above national, and 87.5% of residents stayed at the same address over the prior year, reflecting the kind of stability that characterises long-established, high-advantage suburbs.
Population
3,311
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,491/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$1.8M
Median 1Q 2026
The $1,760,000 median house price rose 17.3% in one year from $1,500,000 in 1Q 2025 to $1,760,000 in 1Q 2026, a sharp appreciation that puts Colonel Light Gardens well above SA's broader median. The dwelling mix strongly favours detached houses at 91.2%, with semi-detached at 5.0% and apartments at 3.0%, so buyers face limited alternatives. Three-bedroom homes are most common at 48.8% of stock, and 4-plus bedroom homes represent 36.8%, indicating family-scale housing dominates. Monthly mortgage repayments average $2,173, giving a mortgage-to-income ratio of 20.1%, which is comfortably below the 30% stress threshold. Outright owners at 42.1% outnumber mortgage holders at 46.1%, a tenure mix consistent with long-held wealth rather than speculative churn.
For Buyers
The $1,760,000 median house price rose 17.3% in one year from $1,500,000 in 1Q 2025 to $1,760,000 in 1Q 2026, a sharp appreciation that puts Colonel Light Gardens well above SA's broader median. The dwelling mix strongly favours detached houses at 91.2%, with semi-detached at 5.0% and apartments at 3.0%, so buyers face limited alternatives. Three-bedroom homes are most common at 48.8% of stock, and 4-plus bedroom homes represent 36.8%, indicating family-scale housing dominates. Monthly mortgage repayments average $2,173, giving a mortgage-to-income ratio of 20.1%, which is comfortably below the 30% stress threshold. Outright owners at 42.1% outnumber mortgage holders at 46.1%, a tenure mix consistent with long-held wealth rather than speculative churn.
For Investors
The investor case for Colonel Light Gardens is built on capital growth rather than yield. Weekly rent of $400 against a $1,760,000 median implies a gross yield under 1.2%, low by any standard. The renter share of 11.8% is also thin, confirming this is an owner-dominated market where rental demand is limited. The 3.6% vacancy rate is modest, and development activity of 34 applications in 12 months is relatively low for the suburb's size, mostly additions and solar installations rather than new supply. Net internal migration averages 110 residents a year, which is the primary driver of population growth, and the 17.3% price gain in the past year suggests continued buyer demand. Investors should weigh the weak yield against the price trajectory.
Development Activity
Total DAs
216
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+11.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Colonel Light Gardens iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Colonel Light Gardens Primary School
R-6 · 688 students
St Therese School
R-6 · 172 students
Demographics
The median age of 42 is 2.0 years above the national figure, and the population profile is shifting older: the senior share rose 3.4 points over the decade while the working-age share fell 3.1 points. Only 14.5% of residents were born overseas, 7.1 percentage points below the national average, reflecting a predominantly Australian-born community. Ancestry is strongly Anglo-Celtic, led by English (1,493), Scottish (379) and Irish (369), with German ancestry also represented at 288. University qualifications at 50.7% run 20.6 points above the national average, consistent with the suburb's professional occupational base. Average household size of 2.8 is 0.3 above national, and the most common family type is couples with children (1,347 families), making this a family-oriented area.
Age Distribution
Bedrooms
Dwelling Structure
91.2%
Houses
5.0%
Townhouse
3.0%
Apartment
Tenure
Tenure is split between outright owners at 42.1% and mortgage holders at 46.1%, with only 11.8% renting. The high outright ownership share, above the national average, suggests many residents have held their properties for decades. Three-bedroom homes dominate at 48.8% with 4-plus bedroom homes at 36.8%, skewing larger than most SA suburbs. The median house price moved from $1,500,000 in 1Q 2025 to $1,760,000 in 1Q 2026, a 17.3% gain in one year. Monthly repayments of $2,173 represent 20.1% of household income, below stress levels. The 91.2% separate house share is high compared to the broader Adelaide market, and the 3.0% apartment proportion confirms this is not an infill or high-density precinct.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,173
Rent / wk
$400
HH Size
2.8
Personal Income / wk
$1,042
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.6%
Unoccupied
43
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.8%
Couples, no children
2,965
Total families
Economy & Employment
Healthcare leads local employment at 20.7% (277 workers), followed by Education at 15.1% (202) and Professional/Tech at 12.2% (164), a combination that typically anchors well-paid, stable incomes. Public Administration accounts for 9.9% and Construction 7.8%. By occupation, Professionals (622) are the largest group by far, followed by Managers (318) and Clerical/Admin (227). Full-time employment runs at 59.0% and the unemployment rate is low at 3.7%, below the SA state average. The suburb scores decile 8 on IRSAD, IEO and IRSD, placing it in the top 20-30% of advantage nationally. Real income growth of 10.8% over the decade is solid, and household income in the 92.2nd percentile reflects the professional, managerial workforce.
Unemployment
1.6%
Labour Force
9,753
Unemployed
156
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.0%
Part-time
37.3%
Participation
69.5%
Employed
1,763
Occupations
Top Industries
University
50.7%
Postgraduate
12.7%
Born Overseas
14.5%
Dwellings
1,158
Transport to Work
Colonel Light Gardens has a crime rate of 19.9 incidents per 1,000 residents, low in absolute terms and consistent with its SEIFA decile 8 low-disadvantage classification. Transport mode splits heavily towards private cars at 82.7%, which is above the national average, reflecting the suburb's residential scale and limited high-frequency public transit. Just 5.9% use public transport and 5.4% walk or cycle. Volunteering participation reaches 24.8% of residents, significantly above the national average, pointing to a high level of community engagement. Only 4.0% of residents need daily assistance, consistent with the relatively young-to-middle-aged demographic profile. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring suburbs.
Drive
82.7%
Public Transport
5.9%
Walk / Cycle
5.4%
Work from Home
N/A
Population Forecast
+1.51%/yr
(+160 people/yr)
EstablishedAnnual population growth is tracking at 1.51%, adding approximately 160 people a year. The suburb grew 20.7% over the past 10 years and 29% since 2011, both above the pace of most established SA suburbs. Medium forecasts project the broader SA2 area reaching 11,603 by 2031, up from 10,631 in 2025. Internal migration is the primary driver at 110 net residents per year, supplemented by 18 from overseas migration. The gentrification score of 24 (early signs stage) indicates the suburb is not yet seeing the rapid churn of a gentrifying area, but the population growth signals and rising prices suggest sustained demand. The affordability trend is stable, with mortgage-to-income at 20.1%, down slightly from 2011.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+18
Net Internal / yr
+110
Gentrification Signal
Early signs
Population +29% since 2011, Net internal migration +110/yr
Safety & Crime
Total Offences
66
Year ending June 2024
Rate per 1,000 People
19.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Colonel Light Gardens compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Colonel Light Gardens a good suburb to live in?
Colonel Light Gardens ranks in SEIFA decile 8 for both advantage and relative disadvantage, placing it in the top 20-30% nationally. Household income sits in the 92.2nd percentile, university qualifications reach 50.7% (20.6 points above national), and the crime rate is low at 19.9 per 1,000 residents. The main trade-off is a $1,760,000 median house price.
What is the median house price in Colonel Light Gardens?
The median house price is $1,760,000 as of 1Q 2026, up 17.3% from $1,500,000 in 1Q 2025. Weekly rent averages $400 and monthly mortgage repayments run $2,173, giving a mortgage-to-income ratio of 20.1%, below stress levels despite the high purchase price.
What schools are in Colonel Light Gardens?
No schools are recorded inside the Colonel Light Gardens boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population is highly educated with university qualifications at 50.7%, which is 20.6 percentage points above the national average.
Is Colonel Light Gardens safe?
The crime rate is 19.9 incidents per 1,000 residents, low compared to broader Adelaide figures. The suburb scores decile 8 on IRSD, placing it among the lower-disadvantage areas nationally. Only 4.0% of residents need daily assistance, and 87.5% have lived at the same address for at least one year.
Is Colonel Light Gardens good for property investment?
The median house price rose 17.3% in one year to $1,760,000, which is strong capital growth. However, weekly rent of $400 implies a gross yield under 1.2%, and the renter share of 11.8% is thin. Net internal migration of 110 residents per year supports demand, but the investment case depends primarily on continued price appreciation rather than rental income.
How is Colonel Light Gardens's population changing?
Population is growing at 1.51% annually, adding around 160 people a year. The suburb grew 20.7% over 10 years. Internal migration is the primary driver at 110 net arrivals per year. Medium forecasts project the broader SA2 reaching 11,603 by 2031, up from 10,631 in 2025.
How much development is happening in Colonel Light Gardens?
There were 34 development applications in the past 12 months, mostly dwelling additions, solar installations and air conditioning works on existing homes rather than new dwellings. This is low activity for a suburb of 3,311 people and reflects its established, infill-constrained character where 91.2% of homes are already separate houses.
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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