Cowandilla
At 0.53 square kilometres with 1,455 residents, Cowandilla packs a density of 2,769 people per km2 into a suburb where 76.3% of dwellings are separate houses, a high detached-house share for that density. The median house price reached $965,000 in early 2026, up 6.9% year-on-year from $902,500. University qualifications stand at 46.3% of residents, which is 16.2 percentage points above the national average. Overseas-born residents make up 37.4%, which is 15.8 points above national, reflecting a cosmopolitan profile well above the typical SA suburb.
Population
1,455
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,310/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$965K
Median 1Q 2026
The median house price hit $965,000 in 1Q 2026, rising 6.9% from $902,500 a year earlier. Three-bedroom homes dominate at 49.3% of stock and two-bedroom dwellings account for 31.0%, so competition concentrates in the mid-range. Separate houses represent 76.3% of all dwellings, limiting the apartment alternatives buyers might use to enter at lower prices. Monthly mortgage repayments average $1,733 against a mortgage-to-income ratio of 30.6%, which crosses the standard stress threshold. With 42.1% of residents renting and outright ownership at 28.5%, the suburb sits in a middle tenure band compared to more owner-dominated Adelaide inner suburbs.
For Buyers
The median house price hit $965,000 in 1Q 2026, rising 6.9% from $902,500 a year earlier. Three-bedroom homes dominate at 49.3% of stock and two-bedroom dwellings account for 31.0%, so competition concentrates in the mid-range. Separate houses represent 76.3% of all dwellings, limiting the apartment alternatives buyers might use to enter at lower prices. Monthly mortgage repayments average $1,733 against a mortgage-to-income ratio of 30.6%, which crosses the standard stress threshold. With 42.1% of residents renting and outright ownership at 28.5%, the suburb sits in a middle tenure band compared to more owner-dominated Adelaide inner suburbs.
For Investors
A 42.1% renter share is a strong demand signal, sitting well above the typical SA owner-occupier market. Weekly rent of $300, however, implies a gross yield of around 1.6% against the $965,000 median, which is tight by any measure. The 8.5% vacancy rate indicates some softness in the rental supply balance, higher than the 3-4% benchmark typically associated with landlord-favourable conditions. Seven development applications were lodged in the 12 months to early 2026, including a four-group-dwelling project, suggesting incremental supply growth. The 6.9% annual price gain shows buyers are willing to compete, which supports capital growth as the primary investment thesis over rental yield.
Development Activity
Total DAs
67
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
-50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cowandilla iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Cowandilla Primary School
U, R-6 · 341 students
Demographics
The median age of 41 matches the national median closely, registering just 1.0 year above national. Overseas-born residents reach 37.4%, which is 15.8 percentage points above the national figure, placing Cowandilla among the more internationally connected SA suburbs. English ancestry leads at 348 residents, followed by Greek at 170, giving the suburb a notable Mediterranean thread reflected in Greek being the most spoken non-English language with 67 speakers. University qualifications at 46.3% run 16.2 points above the national average, consistent with the suburb's proximity to Adelaide's professional corridor. Average household size of 2.3 sits 0.2 below national, aligned with the 25.6% couples-without-children share.
Age Distribution
Bedrooms
Dwelling Structure
76.3%
Houses
11.2%
Townhouse
12.5%
Apartment
Tenure
Tenure is split across three groups: 29.5% carry a mortgage, 28.5% own outright, and 42.1% rent, a renter-heavy balance compared to the broader SA average. The stock is 76.3% separate houses, with apartments at 12.5% and semi-detached at 11.2%. Three-bedroom homes account for 49.3% and two-bedroom homes for 31.0%, so the majority of supply falls in family-sized ranges. The median price moved from $902,500 in 1Q 2025 to $965,000 in 1Q 2026, a 6.9% gain, and is currently at its peak. Monthly mortgage repayments of $1,733 produce a mortgage-to-income ratio of 30.6%, crossing the stress line, while rent-to-income at 22.9% keeps tenants below the 30% affordability threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$300
HH Size
2.3
Personal Income / wk
$589
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.5%
Unoccupied
50
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.6%
Couples, no children
889
Total families
Economy & Employment
Healthcare dominates the local industry base at 25.6% of employed residents, nearly double the next sectors of Professional/Tech at 9.4% and Retail at 9.0%. Construction accounts for 8.1% and Education 7.9%, creating a balanced spread between service and trade employment. By occupation, Professionals lead at 178 workers, followed by Community/Personal service at 94 and Clerical/Admin at 75. The full-time employment rate is 55.9% and unemployment sits at 5.8%, above the SA benchmark. Weekly personal income of $589 and household income percentile at 31.3 nationally indicate a lower-middle income profile, which partly explains why mortgage stress at 30.6% becomes acute even at SA-level prices rather than Sydney or Melbourne extremes.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.9%
Part-time
38.3%
Participation
51.6%
Employed
621
Occupations
Top Industries
University
46.3%
Postgraduate
11.5%
Born Overseas
37.4%
Dwellings
527
Transport to Work
Car dependence is high at 76.7% of commuters driving, though 10.9% use public transport and 6.6% walk or cycle, the latter above many comparable SA suburbs. No schools are recorded within the suburb boundary, so families draw on neighbouring suburb institutions. Crime totals 82 reported incidents at a rate of 56.4 per 1,000 residents, a figure that warrants comparison with broader SA averages when making safety assessments. Volunteering at 13.1% indicates reasonable community participation. The need-for-assistance rate of 16.9% (233 residents) is notable for a suburb of 1,455 people and warrants attention for service planning. Rent-to-income at 22.9% keeps renters below the stress threshold, and the 0.53 km2 footprint means most daily amenities are within a short distance.
Drive
76.7%
Public Transport
10.9%
Walk / Cycle
6.6%
Work from Home
N/A
Safety & Crime
Total Offences
82
Year ending June 2024
Rate per 1,000 People
56.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cowandilla compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cowandilla a good suburb to live in?
Cowandilla offers a high detached-house rate of 76.3% and university qualification rates of 46.3%, which is 16.2 percentage points above the national average. The main trade-offs are a $965,000 median house price and a mortgage-to-income ratio of 30.6%, which crosses the standard stress threshold. Car dependence is high at 76.7% and no schools are recorded within the suburb boundary.
What is the median house price in Cowandilla?
The median house price in Cowandilla is $965,000 as of 1Q 2026, up 6.9% from $902,500 in 1Q 2025. Monthly mortgage repayments average $1,733. Weekly rent is $300, implying a gross yield of around 1.6% against the current median.
What schools are in Cowandilla?
No schools are recorded within the Cowandilla suburb boundary in this dataset. With a population of 1,455 and an area of just 0.53 km2, families in the area rely on schools in neighbouring suburbs. Local university qualification rates reach 46.3%, which is 16.2 percentage points above the national average.
Is Cowandilla safe?
Cowandilla recorded 82 crime incidents at a rate of 56.4 per 1,000 residents. Comparable SA suburban rates vary widely, so this figure is best assessed against the specific LGA benchmark. The volunteering rate of 13.1% and a need-for-assistance rate of 16.9% give additional context about community welfare across the suburb's 1,455 residents.
Is Cowandilla good for property investment?
The 42.1% renter share provides solid tenant demand, above many SA owner-occupier suburbs. However, weekly rent of $300 against a $965,000 median produces a gross yield of around 1.6%, which is low. The 8.5% vacancy rate is above the typical 3-4% landlord-favourable range. The 6.9% annual price gain makes the capital growth case stronger than the yield case.
How is Cowandilla's population changing?
Cowandilla has a population of 1,455 with a residential turnover rate of 23.5%, meaning roughly one in four households changed in the reference period. The overseas-born share of 37.4% is 15.8 points above national, suggesting migration continues to contribute to demand. No formal population growth forecast is available for this suburb.
What languages are spoken in Cowandilla?
With 37.4% of residents born overseas, which is 15.8 percentage points above the national figure, Cowandilla has an internationally diverse population. Greek is the most spoken non-English language at 67 speakers, followed by Punjabi at 27 and Arabic at 19, reflecting a mix of European and South Asian communities among its 1,455 residents.
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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