Coromandel Valley
A median house price of $1,226,500 in a suburb with just 4,380 residents says something unusual is going on. Coromandel Valley ranks in SEIFA decile 10 on both IRSD and IER, placing it in the top tier nationally for low disadvantage and economic resources. Household income sits at the 84.7th percentile nationally, and university qualifications reach 43.7%, which is 13.6 points above the national figure. The suburb is almost entirely detached houses at 98.9%, which explains why supply stays tight and prices hold firm. Crime runs at 8.9 incidents per 1,000 residents, well below the SA state average, and 84.5% of residents stayed in the same address over the measured period, signalling genuine long-term attachment rather than high turnover.
Population
4,380
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,241/wk
DAs (12 months)iDevelopment Applications lodged in the past year
40
Median House
$1.2M
Median 1Q 2026
The median house price reached $1,226,500 in 1Q 2026, up from $920,000 in 1Q 2025, a 33.3% rise in one year. That pace is exceptional and warrants caution around timing, though the fundamentals are solid: only 7.6% of dwellings are rented, outright owners sit at 34.6%, and 57.9% carry a mortgage, meaning the suburb is dominated by owner-occupiers with committed equity. Nearly half of all dwellings have 4 or more bedrooms at 49.3%, with 3-bedroom homes at 44.7%, so the stock skews toward family-sized properties rather than smaller units. The mortgage-to-income ratio is 18.8%, below the 30% stress threshold, which reflects household incomes well above the national median. Separate houses account for 98.9% of the stock, making Coromandel Valley one of the more uniformly detached suburbs in SA.
For Buyers
The median house price reached $1,226,500 in 1Q 2026, up from $920,000 in 1Q 2025, a 33.3% rise in one year. That pace is exceptional and warrants caution around timing, though the fundamentals are solid: only 7.6% of dwellings are rented, outright owners sit at 34.6%, and 57.9% carry a mortgage, meaning the suburb is dominated by owner-occupiers with committed equity. Nearly half of all dwellings have 4 or more bedrooms at 49.3%, with 3-bedroom homes at 44.7%, so the stock skews toward family-sized properties rather than smaller units. The mortgage-to-income ratio is 18.8%, below the 30% stress threshold, which reflects household incomes well above the national median. Separate houses account for 98.9% of the stock, making Coromandel Valley one of the more uniformly detached suburbs in SA.
For Investors
With only 7.6% of dwellings rented, Coromandel Valley is firmly an owner-occupier suburb, which constrains the rental investor opportunity relative to higher-density suburbs. Weekly rent of $420 against a $1,226,500 median implies a gross yield around 1.8%, low by yield-focused standards. The vacancy rate of 3.1% is moderate, not distressed, and 40 development applications in the past 12 months indicate that the area remains active for renovations and pool installations rather than major new supply. Net overseas migration of 41 residents per year outpaces net internal outflow of 34, providing a thin but positive demand signal. The 33.3% price gain over one year from $920,000 to $1,226,500 highlights the capital growth potential, though buyers entering near the peak carry the risk of mean reversion in a slow-growth suburb.
Development Activity
Total DAs
255
Last 12 Months
40
YoY ChangeiYear-over-year change in DA lodgements
+8.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Coromandel Valley iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Coromandel Valley Primary School
R-6 · 483 students
Demographics
The median age is 41, matching the national figure closely at 1.0 years above national. Overseas-born residents account for 19.2%, which is 2.4 points below the national average, pointing to a predominantly Australian-born population. Ancestry skews strongly Anglo-Celtic: English (2,210), Scottish (506), Irish (435) and German (405) are the top four groups, consistent with the longer-settled Adelaide Hills character. University qualifications reach 43.7%, which is 13.6 points above the national rate, reflecting the professional occupations profile where Professionals (769 workers) and Managers (327) lead the workforce. Volunteering is high at 24.9%, well above what you would expect in a suburb this size, and couples with children form the dominant household type at 1,826 out of 3,821 total families. Average household size of 2.8 is 0.3 above the national figure.
Age Distribution
Bedrooms
Dwelling Structure
98.9%
Houses
1.1%
Townhouse
N/A
Apartment
Tenure
The housing stock is unusually uniform: 98.9% separate houses and just 1.1% semi-detached, with no apartments recorded. This makes Coromandel Valley one of SA's most detached-dominant suburbs by composition. Bedroom split tilts toward larger homes, with 4-plus bedrooms at 49.3% and 3-bedroom at 44.7%, so compact stock is rare. Tenure splits between outright owners at 34.6%, mortgage holders at 57.9% and renters at only 7.6%, meaning the suburb is one of the least rental-dependent markets in the region. The median house price moved from $920,000 in 1Q 2025 to $1,226,500 in 1Q 2026, a 33.3% gain in one year. Monthly mortgage repayments average $1,828, and at 18.8% of household income, that ratio is well below the 30% stress threshold, reflecting incomes in the 84.7th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,828
Rent / wk
$420
HH Size
2.8
Personal Income / wk
$986
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.1%
Unoccupied
48
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.8%
Community Profile
Ancestry
Household Composition
24.7%
Couples, no children
3,821
Total families
Economy & Employment
Healthcare is the dominant industry at 22.7% of employed residents (401 workers), followed by Education at 16.6% (293), Public Administration at 10.8% (191), and Construction and Professional/Tech tied at 9.1% each. The workforce structure reflects a high-skill professional base: Professionals account for 769 workers, Managers 327, and Clerical/Admin 310. Unemployment is low at 3.4%, with a full-time employment rate of 58.6% and a participation rate of 66.5%. The suburb sits at SEIFA decile 9 on both IRSAD and IEO, and decile 10 on IRSD and IER, meaning it ranks in the top tier nationally for both economic resources and low disadvantage. Real income grew 6.4% over the decade, and household income of $2,241 weekly places residents at the 84.7th percentile nationally.
Unemployment
3.0%
Labour Force
4,418
Unemployed
131
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.6%
Part-time
38.0%
Participation
66.5%
Employed
2,225
Occupations
Top Industries
University
43.7%
Postgraduate
11.2%
Born Overseas
19.2%
Dwellings
1,507
Transport to Work
Car dependence is high: 89.1% of residents drive to work, versus 4.1% using public transport and only 1.9% walking or cycling, which is expected for a semi-rural hill suburb without a train line. The crime rate of 8.9 incidents per 1,000 residents is low, reflecting the SEIFA decile 10 status on IRSD, which places the suburb in the least-disadvantaged tier nationally. Housing stress is absent: rent-to-income at 18.7% and mortgage-to-income at 18.8% both sit comfortably below the 30% stress threshold. Only 3.0% of residents need daily assistance, and volunteering runs at 24.9%. No schools are recorded within the suburb boundary in this dataset, so families rely on neighbouring suburbs in the Adelaide Hills. The vacancy rate of 3.1% and the low rental share of 7.6% point to a stable, owner-occupied neighbourhood with little speculative churn.
Drive
89.1%
Public Transport
4.1%
Walk / Cycle
1.9%
Work from Home
N/A
Population Forecast
+0.37%/yr
(+17 people/yr)
EstablishedAnnual population growth is slow at 0.37%, adding roughly 17 persons per year. Over the past decade, the population grew 4.4%, from around 4,195 to the current 4,380. Medium forecasts project 4,717 residents by 2031, modest expansion that reflects the suburb's established, land-constrained character rather than greenfield development. The dominant migration driver is overseas at a net 41 per year, while internal migration runs negative at minus 34, suggesting established residents stay but fewer Australians are moving in. The aging trajectory is clear: the senior share grew 5.5 points and the working-age share fell 4.1 points over the decade. The gentrification score is low at 15, classified as not gentrifying, because the suburb already sits near the top of the socioeconomic distribution with limited room to climb further.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+41
Net Internal / yr
-34
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
39
Year ending June 2024
Rate per 1,000 People
8.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Coromandel Valley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Coromandel Valley a good suburb to live in?
Coromandel Valley ranks in SEIFA decile 10 on IRSD and IER, the top national tier for low disadvantage and economic resources. Household income sits at the 84.7th percentile nationally, crime is just 8.9 per 1,000 residents, and 84.5% of residents stayed at the same address, pointing to high long-term satisfaction. The main trade-off is heavy car dependence, with 89.1% driving to work and limited public transport.
What is the median house price in Coromandel Valley?
The median house price is $1,226,500 as of 1Q 2026, up from $920,000 in 1Q 2025, a 33.3% rise in one year. Weekly rent averages $420 and monthly mortgage repayments run about $1,828, giving a mortgage-to-income ratio of 18.8%, well below the 30% stress threshold.
What schools are in Coromandel Valley?
No schools are recorded inside the Coromandel Valley suburb boundary in this dataset, so families rely on schools in nearby Adelaide Hills suburbs. Despite this, the suburb has a highly educated resident base, with 43.7% holding university qualifications, which is 13.6 points above the national figure.
Is Coromandel Valley safe?
Coromandel Valley records 39 total incidents per year, giving a crime rate of just 8.9 per 1,000 residents, which is low relative to the SA state average. The suburb also sits at SEIFA decile 10 on IRSD, placing it in the least-disadvantaged tier nationally, and only 3.0% of residents need daily assistance.
Is Coromandel Valley good for property investment?
Only 7.6% of dwellings are rented, and weekly rent of $420 against a $1,226,500 median implies a gross yield around 1.8%, low for yield-focused investors. The capital growth story is stronger: prices rose 33.3% in one year from $920,000. Forty development applications in 12 months show active owner-occupier demand, though the low renter share limits rental investor opportunity.
How is Coromandel Valley's population changing?
Population is growing slowly at 0.37% per year, adding about 17 residents annually. The 10-year change was 4.4%, from roughly 4,195 to 4,380. Medium forecasts project 4,717 residents by 2031. Overseas migration adds a net 41 per year, while internal migration is negative at minus 34, and the suburb is on an aging trajectory with the senior share up 5.5 points over the decade.
How much development is happening in Coromandel Valley?
There were 40 development applications lodged in the past 12 months. Recent applications include pool installations and a carport, typical for an established owner-occupier suburb where renovation and amenity upgrades dominate rather than new dwelling construction. This level of activity is consistent with a population growing at 0.37% per year.
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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