Edwardstown
At a median house price of $1,125,000 in a suburb where household income sits at the 35th percentile nationally, Edwardstown presents a striking affordability gap that shapes nearly every aspect of the local market. A crime rate of 134.9 per 1,000 residents flags a high-crime identity signal, yet university qualifications reach 43.3%, which is 13.2 points above the national average. The population of 4,514 grew 15.9% over the decade, driven by net overseas migration of 269 per year that more than offsets an internal outflow of 172, placing Edwardstown among SA suburbs with above-average demographic churn.
Population
4,514
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,360/wk
DAs (12 months)iDevelopment Applications lodged in the past year
33
Median House
$1.1M
Median 1Q 2026
The median house price reached $1,125,000 in Q1 2026, up 11.1% from $1,012,500 a year earlier, a rapid single-year gain that outpaces typical SA market movement. Separate houses account for 60.2% of dwellings and three-bedroom homes dominate at 49.7%, so the classic family home is the dominant purchase type. The mortgage-to-income ratio is 28.7%, just below the 30% stress threshold, meaning buyers are stretched but not technically in stress territory compared to many comparable inner-ring suburbs. Only 23.2% own outright versus 31.8% with a mortgage, which is lower outright ownership than more established nearby areas. Monthly mortgage repayments average $1,690, a figure that understates pressure when household incomes sit at the 35th percentile nationally.
For Buyers
The median house price reached $1,125,000 in Q1 2026, up 11.1% from $1,012,500 a year earlier, a rapid single-year gain that outpaces typical SA market movement. Separate houses account for 60.2% of dwellings and three-bedroom homes dominate at 49.7%, so the classic family home is the dominant purchase type. The mortgage-to-income ratio is 28.7%, just below the 30% stress threshold, meaning buyers are stretched but not technically in stress territory compared to many comparable inner-ring suburbs. Only 23.2% own outright versus 31.8% with a mortgage, which is lower outright ownership than more established nearby areas. Monthly mortgage repayments average $1,690, a figure that understates pressure when household incomes sit at the 35th percentile nationally.
For Investors
Renters make up 44.9% of households, well above average, providing a large and stable tenant base. Weekly rent of $275 is relatively modest against the $1,125,000 median house price, implying a gross yield below 1.3%, which is low even compared to other inner Adelaide suburbs. The 8.5% vacancy rate is elevated and warrants caution, suggesting some oversupply in the rental segment. Net overseas migration averaging 269 per year is the key demand driver, sustaining population growth of about 1.05% annually. With 31 development applications lodged in the past 12 months, including commercial-to-research conversions and residential alterations, activity levels are moderate rather than speculative.
Development Activity
Total DAs
257
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
+10.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Edwardstown iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Anthony's School
R-6 · 116 students
Demographics
The median age of 37 is 3.0 years below the national figure, making this a younger-skewing suburb than the national average. Overseas-born residents account for 32.0% of the population, 10.4 points above the national rate, which is consistent with the top non-English languages: Nepali (99 speakers), Mandarin (97), Punjabi (38), Greek (35) and Hindi (32). English ancestry leads at 1,486 residents, followed by Irish and Scottish heritage. University qualifications at 43.3% sit 13.2 points above the national rate, linking to the Professionals occupation group (601 workers) being the largest employment category. Average household size is 2.2, which is 0.3 below the national figure, and 29.1% of families are couples without children.
Age Distribution
Bedrooms
Dwelling Structure
60.2%
Houses
20.6%
Townhouse
19.2%
Apartment
Tenure
Tenure splits three ways: 44.9% rent, 31.8% carry a mortgage and 23.2% own outright. The renter share is notably high compared to the SA average, reflecting a younger, more transient demographic. Separate houses represent 60.2% of dwellings while semi-detached homes account for 20.6% and apartments 19.2%. The three-bedroom dwelling is the modal type at 49.7%, followed by two-bedroom at 32.0% and four-plus at 11.9%. House prices rose from $1,012,500 to $1,125,000 between Q1 2025 and Q1 2026, an 11.1% annual gain. Rent-to-income sits at 20.2%, below the 30% stress threshold, while mortgage-to-income at 28.7% is manageable but significant given incomes at the 35th national percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,690
Rent / wk
$275
HH Size
2.2
Personal Income / wk
$744
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.5%
Unoccupied
182
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.1%
Couples, no children
3,075
Total families
Economy & Employment
Healthcare is the dominant employment sector at 26.5% of workers (431 employed), well above typical suburban rates, reflecting proximity to Adelaide's health precinct corridor. Education follows at 9.5% and Professional/Technical services at 9.0%, contributing to a workforce that skews toward knowledge-based roles despite incomes at the 35th national percentile. By occupation, Professionals lead with 601 workers, followed by Community/Personal services (337) and Clerical/Admin (285). The unemployment rate is 7.1%, above the national average, and participation sits at 60.9%. The SEIFA IRSD decile of 4 indicates below-median relative advantage nationally, while the IEO decile of 7 reflects higher education and occupation outcomes than the income data alone suggests, an anomaly driven by a qualified but lower-paid workforce.
Unemployment
3.6%
Labour Force
9,330
Unemployed
336
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.0%
Part-time
32.9%
Participation
60.9%
Employed
2,169
Occupations
Top Industries
University
43.3%
Postgraduate
12.5%
Born Overseas
32.0%
Dwellings
1,947
Transport to Work
Car dependency is high: 80.2% of residents drive to work, compared to the national average, while only 10.4% use public transport and 4.1% walk or cycle. The IRSAD decile of 5 places Edwardstown at the national median for socioeconomic advantage and disadvantage, a mid-tier position. The crime rate of 134.9 per 1,000 residents is a notable figure and represents the suburb's primary livability challenge. No schools are recorded within the suburb boundary in this dataset, so families draw on schools in neighbouring suburbs. The volunteering rate of 16.3% is solid, and only 6.7% of residents (292 people) need daily assistance. Rent-to-income at 20.2% keeps housing costs manageable for tenants relative to many comparable inner-ring South Australian suburbs.
Drive
80.2%
Public Transport
10.4%
Walk / Cycle
4.1%
Work from Home
N/A
Population Forecast
+1.05%/yr
(+162 people/yr)
EstablishedThe suburb population grew 15.9% over the decade, reaching 4,514, and the annual growth rate of approximately 1.05% adds around 162 residents per year. This is above the national average for established inner-ring suburbs of comparable density. Medium forecasts put the SA2 population at 16,372 by 2031, up from 15,449 in 2025. Overseas migration averaging 269 arrivals per year is the primary driver, while net internal outflow of 172 per year partially offsets that gain. The gentrification score of 16 places Edwardstown at a not-gentrifying stage, though the 10-year signals include a 19% population increase and a strong overseas inflow. Affordability improved from 43.2% in 2011 to 39.6% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+269
Net Internal / yr
-172
Gentrification Signal
Not gentrifying
Population +19% since 2011, Net internal outflow -172/yr, Strong overseas inflow +269/yr
Safety & Crime
Total Offences
609
Year ending June 2024
Rate per 1,000 People
134.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Edwardstown compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Edwardstown a good suburb to live in?
Edwardstown scores IRSAD decile 5, the national median, so it sits in mid-range for advantage nationally. University qualifications reach 43.3%, which is 13.2 points above the national figure, and the median age of 37 is 3 years below average. The main concern is a crime rate of 134.9 per 1,000 residents, which is elevated. Households sit at the 35th income percentile nationally, so affordability is a genuine consideration given the $1,125,000 median house price.
What is the median house price in Edwardstown?
The median house price in Edwardstown is $1,125,000 as of Q1 2026, up 11.1% from $1,012,500 in Q1 2025. Weekly rent averages $275 and monthly mortgage repayments are approximately $1,690. The mortgage-to-income ratio sits at 28.7%, which is significant given that household income is at the 35th national percentile.
What schools are in Edwardstown?
No schools are recorded inside the Edwardstown suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population is well educated, with university qualifications at 43.3%, which is 13.2 points above the national average, suggesting access to quality schooling in the broader area.
Is Edwardstown safe?
Edwardstown recorded 609 total crimes, giving a crime rate of 134.9 per 1,000 residents. This is a high-crime-rate signal relative to typical South Australian suburbs. The IRSD decile of 4 indicates below-median relative advantage nationally, which correlates with higher crime exposure. Prospective buyers should weigh this against the suburb's other attributes.
Is Edwardstown good for property investment?
The renter share of 44.9% provides a large tenant base, but the 8.5% vacancy rate is elevated, suggesting some rental oversupply. At $275 weekly rent against a $1,125,000 median, gross yield is below 1.3%, which is low. Net overseas migration of 269 per year supports ongoing demand, and the 11.1% house price growth over the past year is strong compared to the broader SA market.
How is Edwardstown's population changing?
The population grew 15.9% over the decade, reaching 4,514 residents. Annual growth of approximately 1.05% adds around 162 people per year. Overseas migration averaging 269 arrivals annually is the key driver, while net internal outflow of 172 per year partially offsets this. Forecasts project continued modest growth through 2031.
What languages are spoken in Edwardstown?
About 32.0% of residents were born overseas, which is 10.4 points above the national rate. The most spoken non-English languages are Nepali (99 speakers), Mandarin (97), Punjabi (38), Greek (35) and Hindi (32), reflecting a diverse and internationally-connected community in the suburb's 4,514-person population.
How much development is happening in Edwardstown?
There were 31 development applications lodged in the past 12 months, including commercial conversions such as an office-to-research facility change of use, carport additions and fire damage repairs to shops. Activity is moderate, consistent with an established inner-ring suburb at 1.05% annual population growth rather than a high-growth development hotspot.
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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