Eden Hills
Among Adelaide's southern foothills suburbs, Eden Hills stands out for a $1,298,750 median house price that jumped 33.7% in a single year from $971,500, paired with a crime rate of 29.1 per 1,000 residents and one of the lowest renter shares in the metro area at 11.9%. University qualifications reach 49.0%, which is 18.9 percentage points above the national average. Household incomes sit at the 77.2nd percentile nationally, yet 41.9% of dwellings are owned outright, pointing to established, debt-free owner households rather than a stretch-buyer market. The population of 3,020 is growing slowly at 0.32% annually, and the trajectory is aging, with the senior share rising 10.2 points over the decade.
Population
3,020
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,062/wk
DAs (12 months)iDevelopment Applications lodged in the past year
58
Median House
$1.3M
Median 1Q 2026
The median house price reached $1,298,750 in Q1 2026, up 33.7% from $971,500 in Q1 2025, a sharper one-year move than most SA suburbs in the same price range. Separate houses make up 95.0% of all dwellings, making this one of the most detached-dominant markets in Adelaide's hills corridor. Bedrooms lean large: 40.8% of homes have four or more bedrooms and 47.7% have three, so buyers compete for spacious family stock. The monthly mortgage repayment averages $1,842, producing a mortgage-to-income ratio of 20.6%, below the 30% stress threshold despite the elevated purchase price, because household incomes sit at the 77.2nd percentile nationally. Outright owners at 41.9% outnumber mortgage holders at 46.2%, a sign that long-term residents dominate the ownership base.
For Buyers
The median house price reached $1,298,750 in Q1 2026, up 33.7% from $971,500 in Q1 2025, a sharper one-year move than most SA suburbs in the same price range. Separate houses make up 95.0% of all dwellings, making this one of the most detached-dominant markets in Adelaide's hills corridor. Bedrooms lean large: 40.8% of homes have four or more bedrooms and 47.7% have three, so buyers compete for spacious family stock. The monthly mortgage repayment averages $1,842, producing a mortgage-to-income ratio of 20.6%, below the 30% stress threshold despite the elevated purchase price, because household incomes sit at the 77.2nd percentile nationally. Outright owners at 41.9% outnumber mortgage holders at 46.2%, a sign that long-term residents dominate the ownership base.
For Investors
The rental market in Eden Hills is thin: only 11.9% of dwellings are rented, far below the national average, and the vacancy rate sits at 5.2%, which is elevated given the small rental stock. Weekly rent averages $388, and against the $1,298,750 median, that implies a gross yield under 1.6%, low even compared with inner Adelaide. Net migration is balanced, with 24 internal arrivals and 6 overseas arrivals annually on average, providing modest but steady demand. Development activity shows 53 applications in the past 12 months, led by extensions, pool installations and sheds rather than new supply, consistent with an infill-only, owner-dominated suburb. The case for investment rests on capital growth, given the 33.7% price move in 2025-26, rather than rental yield.
Development Activity
Total DAs
311
Last 12 Months
58
YoY ChangeiYear-over-year change in DA lodgements
-4.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eden Hills iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Eden Hills Primary School
R-6 · 229 students
Blackwood Primary School
R-6 · 363 students
Blackwood High School
7-12 · 1211 students
Demographics
The median age of 43 is 3.0 years above the national figure, and the suburb is on an aging trajectory: the senior share rose 10.2 points and the working-age share fell 5.7 points over the decade. Overseas-born residents at 24.7% are 3.1 percentage points above national. Ancestry is Anglo-Celtic dominated, led by English (1,357), Scottish (361) and German (295), reflecting the South Australian settlement history of the hills corridor. University qualifications at 49.0% are 18.9 points above the national average, among the higher rates in SA. Average household size is 2.7, marginally above the national average. Couples with children make up the largest family type at 1,044, and couples without children add 639, consistent with the older and family-established profile.
Age Distribution
Bedrooms
Dwelling Structure
95.0%
Houses
5.0%
Townhouse
N/A
Apartment
Tenure
The tenure split is strongly owner-focused: 41.9% own outright, 46.2% carry a mortgage and only 11.9% rent, compared to a national renter share around 30%. This high outright-ownership rate reflects the long-standing, older resident base. Stock is almost entirely separate houses at 95.0%, with semi-detached making up just 5.0% and no recorded apartments. Four-plus bedroom homes account for 40.8% and three-bedroom homes 47.7%, giving the suburb a family-scale housing base. Prices climbed from $971,500 in Q1 2025 to $1,298,750 in Q1 2026, a 33.7% move in one year. The monthly mortgage of $1,842 keeps the mortgage-to-income ratio at 20.6%, and rent-to-income at 18.8%, both below stress thresholds despite the high purchase price.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,842
Rent / wk
$388
HH Size
2.7
Personal Income / wk
$866
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
60
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.4%
Couples, no children
2,514
Total families
Economy & Employment
The top two industries employ 41.7% of the local workforce: Healthcare leads at 24.1% (288 workers) and Education follows at 17.6% (211 workers), a combination that signals demand for public-sector professionals rather than private-sector employment. Professional and technical services add another 9.9%. By occupation, Professionals are the largest group at 513, followed by Managers at 228, well above the national share of knowledge-workers. The full-time employment rate is 57.1% and the unemployment rate is 4.6%, close to the national figure. SEIFA deciles present an interesting split: the IRSAD and IEO scores both fall in decile 1, suggesting some pockets of educational and economic disadvantage relative to SA norms, even though household income is at the 77.2nd percentile nationally. Real incomes grew 12.5% over the decade.
Unemployment
6.4%
Labour Force
1,415
Unemployed
90
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.1%
Part-time
38.3%
Participation
62.5%
Employed
1,485
Occupations
Top Industries
University
49.0%
Postgraduate
15.2%
Born Overseas
24.7%
Dwellings
1,105
Transport to Work
Car dependency is high, with 81.6% driving to work, while only 8.7% use public transport, which is lower than the Adelaide metro average and reflects the hills location. Walking and cycling account for 4.4%. Safety data shows 88 total recorded offences and a crime rate of 29.1 per 1,000 residents, which is low relative to most Adelaide suburban benchmarks. No schools are recorded within the Eden Hills boundary, so families depend on surrounding suburbs for schooling. The volunteering rate of 27.6% is well above the national average, indicating strong community participation. Housing stress indicators are contained: mortgage-to-income at 20.6% and rent-to-income at 18.8% both sit below stress thresholds, and only 3.8% of residents (112 people) need daily assistance.
Drive
81.6%
Public Transport
8.7%
Walk / Cycle
4.4%
Work from Home
N/A
Population Forecast
+0.32%/yr
(+11 people/yr)
EstablishedEden Hills is growing slowly at 0.32% annually, adding roughly 11 residents per year from a current base of around 3,020. The 10-year population change was 6.7%, below the national pace. Medium-scenario forecasts see the population reaching 3,506 by 2031, a compound growth of about 1.5% over five years. Migration is balanced: 24 net internal arrivals and 6 net overseas arrivals annually, with no single driver dominating. The gentrification score of 38 and stage of early signs is notable: rent grew 42.1% over the period, and real incomes rose 12.5%, but the suburb's SEIFA IEO and IRSAD both score at decile 1, flagging that economic mobility lags the price run-up. The population skews older with the senior share up 10.2 points, so organic household formation will be limited.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+6
Net Internal / yr
+24
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
88
Year ending June 2024
Rate per 1,000 People
29.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Eden Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eden Hills a good suburb to live in?
Eden Hills scores well on affordability stress indicators, with mortgage-to-income at 20.6% and rent-to-income at 18.8%, both below stress thresholds. University qualifications reach 49.0%, which is 18.9 percentage points above the national average. The main trade-off is limited public transport (8.7%) and no recorded schools within the suburb boundary.
What is the median house price in Eden Hills?
The median house price is $1,298,750 as of Q1 2026, up 33.7% from $971,500 in Q1 2025. Monthly mortgage repayments average $1,842, giving a mortgage-to-income ratio of 20.6% against the 77.2nd-percentile household income nationally. Weekly rent averages $388.
What schools are in Eden Hills?
No schools are recorded within the Eden Hills suburb boundary in this dataset. Families rely on schools in adjacent hills suburbs. Despite this, the local population is highly educated, with 49.0% holding university qualifications, which is 18.9 percentage points above the national average.
Is Eden Hills safe?
Recorded crime totals 88 offences, giving a rate of 29.1 per 1,000 residents, which is low compared to most metropolitan Adelaide suburbs. Only 3.8% of residents (112 people) require daily assistance, and the volunteering rate of 27.6% signals an engaged community with strong local social cohesion.
Is Eden Hills good for property investment?
The 33.7% price growth in one year (from $971,500 to $1,298,750) is strong, but the rental market is shallow. Only 11.9% of dwellings are rented and the vacancy rate is 5.2%, suggesting limited tenant demand. Weekly rent of $388 against the $1,298,750 median implies a gross yield under 1.6%, so the investment case is built on capital growth rather than income.
How is Eden Hills's population changing?
The population is growing slowly at 0.32% per year (about 11 people annually), with medium forecasts reaching 3,506 by 2031. The 10-year change was 6.7%, below the national pace. The trajectory is aging, with the senior share up 10.2 points and the working-age share down 5.7 points over the decade.
How much development is happening in Eden Hills?
There were 53 development applications lodged in the past 12 months, covering sheds, pool installations, internal alterations and dwelling additions. This is largely infill and upgrade activity on existing homes rather than new supply, consistent with a near-fully developed suburb at 95.0% separate houses with no apartment stock.
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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