Dulwich
At 0.6 square kilometres with 1,659 residents, Dulwich is one of the most densely settled premium addresses in inner Adelaide, recording a median house price of $2,100,000 as of Q1 2026. The household income sits at the 79.6th percentile nationally, and 63.2% of residents hold university qualifications, which is 33.1 percentage points above the national average. The IRSAD decile of 9 and IEO decile of 10 confirm this is an area of high advantage and education, placing it among the top tier in SA. What distinguishes Dulwich is the combination of established wealth and genuine owner occupancy: 40.5% of households own their home outright, well above typical inner-city levels.
Population
1,659
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,101/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Median House
$2.1M
Median 1Q 2026
The $2,100,000 median house price puts Dulwich firmly above most Adelaide markets, reflecting the suburb's compact land area and desirability close to the CBD. The stock leans toward separate houses at 69.7%, with semi-detached dwellings making up 28.3% and apartments just 2.1%, so buyers are mostly competing for freestanding homes. Three-bedroom dwellings account for 37.2% of housing, and 4-plus bedroom homes make up 29.2%, indicating predominantly family-sized stock. Monthly mortgage repayments average $2,600, and at the current household income level the mortgage-to-income ratio is 28.6%, below the 30% stress threshold. Outright ownership at 40.5% is notably higher than typical inner-city rates, meaning many current owners carry no debt and are not distressed sellers.
For Buyers
The $2,100,000 median house price puts Dulwich firmly above most Adelaide markets, reflecting the suburb's compact land area and desirability close to the CBD. The stock leans toward separate houses at 69.7%, with semi-detached dwellings making up 28.3% and apartments just 2.1%, so buyers are mostly competing for freestanding homes. Three-bedroom dwellings account for 37.2% of housing, and 4-plus bedroom homes make up 29.2%, indicating predominantly family-sized stock. Monthly mortgage repayments average $2,600, and at the current household income level the mortgage-to-income ratio is 28.6%, below the 30% stress threshold. Outright ownership at 40.5% is notably higher than typical inner-city rates, meaning many current owners carry no debt and are not distressed sellers.
For Investors
Dulwich presents a complex investment picture. Weekly rent of $320 against a $2,100,000 median produces a very low gross yield, so the investment case rests on capital appreciation rather than income. The 31.0% renter share provides a tenant pool, though the 8.5% vacancy rate is elevated and warrants attention. Overseas migration drives net annual inflow of 282 people to the broader area, compared to a net internal outflow of 196, so overseas demand is the primary population support. Development activity recorded 13 applications in the past 12 months, a modest number for the suburb's density, suggesting constrained new supply. Rent growth across the region has been 33.3% over the period, which supports re-letting at higher rates.
Development Activity
Total DAs
107
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
+7.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 43 is 3.0 years above the national figure, pointing to a mature, established resident base. University qualifications at 63.2% run 33.1 percentage points above the national average, among the highest rates found anywhere in Adelaide. Overseas-born residents make up 23.2% of the population, 1.6 percentage points above national. Ancestry is predominantly Anglo-Celtic, led by English (677 residents), Irish (182) and Scottish (180), with German (145) rounding out the top groups. Average household size is 2.4, marginally below the national figure by 0.1. Couples with children (615 families) form the dominant household structure, and 24.5% of families are couples without children, consistent with the older median age profile.
Age Distribution
Bedrooms
Dwelling Structure
69.7%
Houses
28.3%
Townhouse
2.1%
Apartment
Tenure
Tenure in Dulwich skews strongly toward ownership: 40.5% own outright, 28.5% have a mortgage, and 31.0% rent. Outright owners outnumbering renters reflects long-held, debt-free wealth typical of an established premium suburb. The stock is dominated by separate houses at 69.7%, with semi-detached dwellings at 28.3% and apartments a very minor 2.1%. By bedroom count, 3-bedroom homes lead at 37.2%, followed by 4-plus at 29.2% and 2-bedroom at 23.4%. The median house price was $2,100,000 in Q1 2026. Mortgage-to-income sits at 28.6% and rent-to-income at 15.2%, both below stress thresholds, indicating that current residents carry relatively manageable housing costs despite headline prices being well above state and national medians.
Mortgage / mo
$2,600
Rent / wk
$320
HH Size
2.4
Personal Income / wk
$1,036
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.5%
Unoccupied
62
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.5%
Couples, no children
1,324
Total families
Economy & Employment
Healthcare dominates local employment at 24.3% of workers (158 people), followed by Professional and Technical services at 18.6% (121) and Education at 12.0% (78). Finance accounts for 6.2% (40 workers). By occupation, Professionals (341) and Managers (165) together represent the clear majority of the workforce, consistent with the IEO decile 10 score for education and occupational status. The full-time employment rate is 59.0% and unemployment sits at 5.3%, somewhat above what the high-income profile might suggest, partly because 446 residents are not in the labour force given the older median age. The IRSAD decile of 9 and IRSD decile of 8 confirm strong relative advantage compared to state and national benchmarks. Real incomes grew 26.1% over the decade.
Unemployment
5.0%
Labour Force
12,393
Unemployed
615
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
35.7%
Participation
63.7%
Employed
814
Occupations
Top Industries
University
63.2%
Postgraduate
18.7%
Born Overseas
23.2%
Dwellings
669
Transport to Work
The suburb's transport profile is unusually active: 15.8% of residents walk or cycle to work, well above typical Adelaide suburbs, reflecting the compact 0.6 km2 footprint and proximity to the CBD. Car use at 74.5% remains the dominant mode, while public transport use is low at 3.9%. The crime rate of 28.3 incidents per 1,000 residents, with 47 total offences, is low in absolute terms for an inner-city location. The IRSAD decile of 9 places the suburb in the top advantage bracket nationally. Volunteering is high at 25.6% of residents, above average compared to most suburbs. Only 3.4% of residents (56 people) need daily assistance, consistent with a well-resourced community. No schools are recorded within the 0.6 km2 boundary, so families draw on institutions in neighbouring suburbs.
Drive
74.5%
Public Transport
3.9%
Walk / Cycle
15.8%
Work from Home
N/A
Population Forecast
+0.73%/yr
(+137 people/yr)
EstablishedAnnual population growth is running at 0.73%, adding roughly 137 people per year to the broader area. Over 10 years the population grew 12.8%, classifying the suburb as established but still expanding. Overseas migration is the primary driver, adding a net 282 residents annually, while internal migration runs at minus 196 per year. Medium-scenario forecasts project the surrounding population to reach approximately 19,623 by 2031, from 18,826 in 2025. The gentrification score of 24 with a stage of Early signs reflects that while the suburb is already premium-priced, it continues to attract higher-income newcomers via overseas channels. Affordability improved from 46.6% in 2011 to 40.1% in 2021, a trend that favours existing owners.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+282
Net Internal / yr
-196
Gentrification Signal
Early signs
Population +12% since 2011, Net internal outflow -196/yr, Strong overseas inflow +282/yr, COVID recovered (-2% dip → full recovery)
Safety & Crime
Total Offences
47
Year ending June 2024
Rate per 1,000 People
28.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Dulwich compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dulwich a good suburb to live in?
Dulwich ranks in the IRSAD decile 9 and IEO decile 10, placing it among the top advantage suburbs nationally. Household income sits at the 79.6th percentile nationally, 63.2% of residents hold university qualifications, and the crime rate is 28.3 per 1,000 residents, low for an inner-city location.
What is the median house price in Dulwich?
The median house price in Dulwich is $2,100,000 as of Q1 2026, well above both the Adelaide median and national average. Monthly mortgage repayments average $2,600, and the mortgage-to-income ratio of 28.6% sits below the 30% stress threshold despite the premium price point.
What schools are in Dulwich?
No schools are recorded within Dulwich's 0.6 km2 boundary in this dataset. Families typically draw on schools in neighbouring suburbs. The local population is highly educated, with 63.2% of residents holding university qualifications, which is 33.1 percentage points above the national average.
Is Dulwich safe?
Dulwich recorded 47 total offences, giving a crime rate of 28.3 incidents per 1,000 residents, which is low for an inner-city suburb. The IRSD decile of 8 and IRSAD decile of 9 both indicate high advantage and low relative disadvantage, indirect signals of a low-crime environment.
Is Dulwich good for property investment?
Weekly rent of $320 against a $2,100,000 median implies a very low gross yield, so returns depend on capital growth. The 8.5% vacancy rate is elevated and worth monitoring. Rent in the broader area rose 33.3% over the period. Overseas migration adds a net 282 residents annually, supporting long-term demand.
How is Dulwich's population changing?
The broader area is growing at 0.73% annually, adding about 137 people per year. The 10-year population gain is 12.8%. Overseas migration is the primary driver at plus 282 net per year, offsetting internal outflow of minus 196. Medium forecasts project the surrounding population to reach 19,623 by 2031.
What is the typical household income in Dulwich?
The median household weekly income is $2,101, which sits at the 79.6th percentile nationally. Family weekly income averages $3,230 and personal weekly income is $1,036. Real income grew 26.1% over the past decade, tracking above typical suburban growth rates.
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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