Croydon Park
Nearly half the residents of Croydon Park were born overseas, 26.2 percentage points above the national figure, yet the suburb sits at SEIFA IEO decile 9, placing it among the top fifth nationally for education and occupation advantage. That combination, high migrant intake paired with strong credential levels, is the defining tension in a suburb of 4,230 people across just 1.73 square kilometres. The median house price reached $1,108,500 in Q1 2026, up 25.3% from $885,000 a year earlier, while household income sits at the 41.8th percentile nationally, a gap that pushes mortgage-to-income to 27.4%, below the standard stress threshold but only just.
Population
4,230
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,421/wk
DAs (12 months)iDevelopment Applications lodged in the past year
62
Median House
$1.1M
Median 1Q 2026
The median house price of $1,108,500 in Q1 2026 represents a 25.3% jump from $885,000 in Q1 2025, an unusually sharp one-year move for an established suburb. Stock is predominantly detached houses at 79.8% of dwellings, with 3-bedroom homes accounting for 54.1% of all properties, so most buyers compete for similar product. Monthly mortgage repayments average $1,684, and the mortgage-to-income ratio of 27.4% remains below the 30% stress threshold, though the income base is modest at the 41.8th household income percentile nationally. Semi-detached and terrace stock at 13.8% gives some alternative entry points at lower prices than the detached median. Outright owners (30.0%) and mortgage holders (30.8%) are roughly even, with renters at 39.2% forming the largest single tenure group.
For Buyers
The median house price of $1,108,500 in Q1 2026 represents a 25.3% jump from $885,000 in Q1 2025, an unusually sharp one-year move for an established suburb. Stock is predominantly detached houses at 79.8% of dwellings, with 3-bedroom homes accounting for 54.1% of all properties, so most buyers compete for similar product. Monthly mortgage repayments average $1,684, and the mortgage-to-income ratio of 27.4% remains below the 30% stress threshold, though the income base is modest at the 41.8th household income percentile nationally. Semi-detached and terrace stock at 13.8% gives some alternative entry points at lower prices than the detached median. Outright owners (30.0%) and mortgage holders (30.8%) are roughly even, with renters at 39.2% forming the largest single tenure group.
For Investors
Renters make up 39.2% of occupied dwellings, well above the national average, providing landlords a consistent tenant pool. Weekly median rent is $320, which against the $1,108,500 median house price implies a gross yield near 1.5%, low but consistent with other inner Adelaide suburbs that have seen rapid capital growth. The vacancy rate of 5.8% is elevated and suggests supply slightly outpacing demand. Overseas migration is the dominant population driver, adding a net 277 residents a year compared to a net internal outflow of 192, so demand hinges on continued international arrivals. Development activity recorded 60 applications in the past 12 months, including terrace and multi-dwelling proposals, indicating ongoing infill pressure that could affect values in the medium term.
Development Activity
Total DAs
285
Last 12 Months
62
YoY ChangeiYear-over-year change in DA lodgements
+106.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Croydon Park iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Margaret Mary's School
R-6 · 324 students
Demographics
The median age of 35 is 5 years below the national figure, and 47.8% of residents were born overseas, compared to the national rate of around 21.5%, a gap of 26.2 percentage points. University qualifications reach 43.2%, which is 13.1 points above the national figure. Ancestry is diverse, led by English (670), Vietnamese (640), Greek (343) and Italian (301) communities. The top non-English languages spoken at home are Greek (124 speakers), Punjabi (93), Arabic (53) and Urdu (41). Buddhism (429 residents) and Islam (355) follow Christianity (1,709) as the next largest religious affiliations. Average household size is 2.6, matching the national figure closely. The household composition leans toward couples with children (1,267 families) over couples without (738).
Age Distribution
Bedrooms
Dwelling Structure
79.8%
Houses
13.8%
Townhouse
5.8%
Apartment
Tenure
The price series shows $885,000 in Q1 2025 rising to $1,108,500 in Q1 2026, a one-year CAGR of 25.3%, above what most SA suburbs recorded in that period. Tenure is split almost equally between outright owners (30.0%), mortgage holders (30.8%) and renters (39.2%), with the renter share notably higher than the national owner-occupier norm. Separate houses dominate at 79.8% of the stock, with semi-detached and terrace at 13.8% and apartments at just 5.8%. Three-bedroom homes account for 54.1% of all dwellings, with 2-bedroom at 23.7% and 4-plus bedroom at 18.4%. Monthly mortgage repayments average $1,684, producing a mortgage-to-income ratio of 27.4% and a rent-to-income ratio of 22.5%, both below the stress thresholds, though these ratios assume median income which sits at the 41.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,684
Rent / wk
$320
HH Size
2.6
Personal Income / wk
$648
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
95
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.7%
Couples, no children
3,117
Total families
Economy & Employment
Healthcare is the dominant employer at 21.8% of local workers (289 people), well above the typical share for a suburban area, followed by Manufacturing (8.7%, 115 workers), Retail (8.0%, 106), Professional and Technical services (7.9%, 105) and Education (7.6%, 101). By occupation, Professionals are the largest group (421), ahead of Community and Personal service workers (291) and Labourers (269), an occupation mix that reflects both the skilled migrant intake and the healthcare concentration. The unemployment rate is 7.4%, above the national average, and the participation rate of 57.3% is low, with 1,225 people not in the labour force. SEIFA scores reflect this divide: IRSD decile 6 and IRSAD decile 8 indicate moderate disadvantage on some measures but higher advantage on education and opportunity, where IEO sits at decile 9.
Unemployment
4.4%
Labour Force
6,171
Unemployed
270
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.7%
Part-time
33.9%
Participation
57.3%
Employed
1,888
Occupations
Top Industries
University
43.2%
Postgraduate
12.6%
Born Overseas
47.8%
Dwellings
1,533
Transport to Work
Transport reliance is heavily car-dependent, with 84.2% of residents driving to work and only 6.5% using public transport, compared to higher public transport rates in most inner-Adelaide suburbs. Walking and cycling account for 2.6%. The crime rate of 62.4 incidents per 1,000 residents (264 total recorded incidents) is the main livability concern, as this rate sits above what lower-density suburban areas typically record. On the SEIFA IRSAD scale, Croydon Park ranks at decile 8, placing it in the top 30% for relative advantage nationally, which reflects the high university qualification rate of 43.2% and the concentration in healthcare and professional occupations. Only 7.8% of residents require assistance with daily activities, and housing stress is below threshold at mortgage-to-income 27.4% and rent-to-income 22.5%. No schools are recorded within the suburb boundary in this dataset.
Drive
84.2%
Public Transport
6.5%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+0.13%/yr
(+15 people/yr)
EstablishedPopulation growth is slow but positive, with the 10-year change at 2.4% and an annual rate of 0.13%, adding roughly 15 persons per year, well below the national average for urban suburbs. The medium forecast holds the population at around 11,460 by 2031 from an estimated 11,360 in 2025. The suburb experienced a 5.0% population dip during COVID from 11,594 to 11,011, and recovery to 11,318 by 2024 means the pre-COVID level is not yet restored. Overseas migration is the sole net growth driver at 277 arrivals per year, offsetting net internal outflow of 192. The gentrification score of 10 confirms the suburb is not gentrifying, consistent with the affordability trend: the affordability ratio improved from 69.2% in 2011 to 58.6% in 2021. Rent grew 21.1% and real incomes grew 16.2% over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+277
Net Internal / yr
-192
Gentrification Signal
Not gentrifying
Net internal outflow -192/yr, Strong overseas inflow +277/yr
Safety & Crime
Total Offences
264
Year ending June 2024
Rate per 1,000 People
62.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Croydon Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Croydon Park a good suburb to live in?
Croydon Park ranks at SEIFA IRSAD decile 8, placing it in the top 30% for relative advantage nationally, with university qualifications at 43.2%, which is 13.1 percentage points above the national figure. The main trade-offs are a 7.4% unemployment rate, a crime rate of 62.4 per 1,000 residents and a 5.8% housing vacancy rate that suggests some softness in rental demand.
What is the median house price in Croydon Park?
The median house price was $1,108,500 in Q1 2026, up 25.3% from $885,000 in Q1 2025. Weekly rent averages $320 and monthly mortgage repayments average $1,684, giving a mortgage-to-income ratio of 27.4%, below the 30% stress threshold.
What schools are in Croydon Park?
No schools are recorded within the Croydon Park suburb boundary in this dataset, so families with school-aged children rely on institutions in neighbouring suburbs. The local population has high educational attainment, with 43.2% holding university qualifications, compared to the national figure of around 30%.
Is Croydon Park safe?
Croydon Park recorded 264 incidents at a rate of 62.4 per 1,000 residents in the most recent period. Specific crime category breakdowns are not available in this dataset. The SEIFA IRSD decile of 6 indicates moderate relative disadvantage, which is typically associated with slightly elevated crime rates compared to decile 9 or 10 suburbs.
Is Croydon Park good for property investment?
The 39.2% renter share provides a deep tenant pool, but the 5.8% vacancy rate is elevated. Weekly rent of $320 against a $1,108,500 median implies a gross yield near 1.5%, which is low. However, the 25.3% price growth in one year and net overseas migration of 277 per year support medium-term capital growth, with returns depending more on appreciation than yield.
How is Croydon Park's population changing?
Population grew 2.4% over 10 years and is increasing at roughly 15 persons per year (0.13% annually). Overseas migration is the primary driver at a net 277 arrivals per year, offsetting a net internal outflow of 192. The suburb population of around 11,360 has not yet fully recovered to the pre-COVID level of 11,594.
What languages are spoken in Croydon Park?
About 47.8% of residents were born overseas, which is 26.2 percentage points above the national figure. The most common non-English languages spoken at home are Greek (124 speakers), Punjabi (93), Arabic (53), Urdu (41) and Italian (41), reflecting the significant Vietnamese and South Asian communities visible in the ancestry data.
How much development is happening in Croydon Park?
There were 60 development applications lodged in the past 12 months, including a 5-dwelling terrace proposal. Most applications are for carports, verandahs and residential extensions rather than large-scale infill, consistent with a 1.73 square kilometre suburb with 0.13% annual population growth that is gradually infilling its remaining lots.
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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