Flagstaff Hill
A crime rate of just 9.3 per 1,000 residents makes Flagstaff Hill one of the safest suburbs in this dataset, consistent with its IRSD decile 9 and IER decile 9 readings that place it among Australia's least disadvantaged areas. Detached houses account for 96.5% of dwelling stock, the highest concentration in this batch, and 50.5% of households carry a mortgage, with another 39.0% owning outright. The median house price jumped 20.0% in one year from $905,000 to $1,086,250, an unusually large gain for a stable, slow-growth suburb. The mortgage-to-income ratio of just 19.2% is the lowest in this dataset, reflecting strong household incomes at the 78.3 percentile nationally against historically lower Adelaide pricing.
Population
10,184
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,080/wk
DAs (12 months)iDevelopment Applications lodged in the past year
91
Median House
$1.1M
Median 1Q 2026
The $1,086,250 median represents a 20.0% year-on-year surge from $905,000 in Q1 2025 to $1,086,250 in Q1 2026, one of the sharpest single-period gains in the Adelaide market. Detached houses dominate at 96.5%, with apartments at 0.3% and semi-detached at just 1.6%. Four-plus bedroom homes account for 50.3% and three-bedroom for 45.5%, giving family buyers extensive large-format choice. Monthly mortgage repayments of $1,733 produce a mortgage-to-income ratio of 19.2%, the lowest in this dataset and well below the 30% stress threshold. This comfortable ratio exists because Adelaide prices have historically lagged Melbourne and Sydney, but the 20.0% jump signals that advantage is eroding rapidly. The 3.4% vacancy rate is near the balanced-market floor.
For Buyers
The $1,086,250 median represents a 20.0% year-on-year surge from $905,000 in Q1 2025 to $1,086,250 in Q1 2026, one of the sharpest single-period gains in the Adelaide market. Detached houses dominate at 96.5%, with apartments at 0.3% and semi-detached at just 1.6%. Four-plus bedroom homes account for 50.3% and three-bedroom for 45.5%, giving family buyers extensive large-format choice. Monthly mortgage repayments of $1,733 produce a mortgage-to-income ratio of 19.2%, the lowest in this dataset and well below the 30% stress threshold. This comfortable ratio exists because Adelaide prices have historically lagged Melbourne and Sydney, but the 20.0% jump signals that advantage is eroding rapidly. The 3.4% vacancy rate is near the balanced-market floor.
For Investors
With only 10.5% renting, the tenant pool is among the shallowest in any Australian suburb. Median weekly rent of $385 against a $1,086,250 median produces gross yield around 1.8%, well below typical investor thresholds. The 3.4% vacancy rate is tight, but the small rental base means limited transaction depth. Rent growth of 17.2% over the decade is modest compared to the 20.0% house price jump in a single year, creating a yield compression dynamic. With 79 DAs lodged in 12 months, development activity is moderate, including some Torrens title land divisions that could add supply. Population growth of 0.46% per year (52 persons) is slow, providing minimal tenant demand expansion.
Development Activity
Total DAs
542
Last 12 Months
91
YoY ChangeiYear-over-year change in DA lodgements
+3.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Flagstaff Hill iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Craigburn Primary School
R-6 · 426 students
Flagstaff Hill Primary School
R-6 · 432 students
Demographics
English ancestry leads at 4,625, followed by Scottish (993), Irish (879) and German (820), giving Flagstaff Hill a British-German profile typical of Adelaide's southern hills. With 28.4% born overseas, the suburb sits 6.8 percentage points above the national average. Mandarin (106), Greek (47), Persian (35) and Punjabi (31) are the main non-English languages in small numbers. The university qualification rate of 38.6% is 8.5 points above national, and the median age of 43 is 3 years above national. Christianity dominates at 4,206 with Islam (119) a distant second. The average household size of 2.7 is above the national 2.5, and 28.2% of families are couples without children. The volunteering rate of 19.0% is above the national average.
Age Distribution
Bedrooms
Dwelling Structure
96.5%
Houses
1.6%
Townhouse
0.3%
Apartment
Tenure
The tenure split is heavily ownership-weighted: 39.0% own outright, 50.5% carry a mortgage, and just 10.5% rent, reflecting a stable family suburb where residents stay long-term. Detached houses at 96.5% leave negligible room for other formats. Three and four-plus bedroom homes together account for 95.8% of stock, the highest large-format concentration in this dataset. Prices surged 20.0% from $905,000 to $1,086,250 in one year, though this short 2-quarter history should be interpreted with caution. The mortgage-to-income ratio of 19.2% is very comfortable, and the price-to-income ratio is approximately 10.1 times annual household income, lower than comparable Melbourne suburbs. Affordability has improved slightly from 47.4% in 2011 to 44.8% in 2021.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$385
HH Size
2.7
Personal Income / wk
$844
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.4%
Unoccupied
127
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.2%
Couples, no children
8,918
Total families
Economy & Employment
Healthcare dominates at 22.9% (862 workers), the highest sectoral concentration in this batch, followed by Education at 14.3%, Construction at 8.5%, Public Administration at 8.5% and Professional/Technical at 8.1%. The healthcare and education sectors together employ 37.2% of workers, reflecting proximity to Flinders Medical Centre and southern Adelaide schools. Professionals lead occupations at 1,408, with Managers (770), Clerical/Admin (746) and Community/Personal (709) following. Unemployment at 4.5% is near the national average, and the participation rate of 63.0% is slightly above average. SEIFA readings are consistently strong: IER decile 9, IRSD decile 9, IEO decile 7, IRSAD decile 7. The IEO lagging IER by 2 deciles indicates that wealth has outpaced formal credentials.
Unemployment
1.6%
Labour Force
6,650
Unemployed
104
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
34.1%
Participation
63.0%
Employed
5,066
Occupations
Top Industries
University
38.6%
Postgraduate
9.4%
Born Overseas
28.4%
Dwellings
3,619
Transport to Work
Car dependence is extreme at 90.4% driver share, with public transport at just 4.0% and walking/cycling at 1.0%, reflecting the suburb's hilly, cul-de-sac layout without rail access. The crime rate of 9.3 per 1,000 is the lowest in this dataset, consistent with the IRSD decile 9 reading. Schools sit above the national ICSEA benchmark: Craigburn Primary (1,074, 426 students) and Flagstaff Hill Primary (1,067, 432 students) both exceed 1,000. No secondary school sits within the suburb. The 19.0% volunteering rate, above the national average, reflects the established community networks typical of Adelaide's southern hills suburbs. Mortgage stress at 19.2% is very comfortable.
Drive
90.4%
Public Transport
4.0%
Walk / Cycle
1.0%
Work from Home
N/A
Population Forecast
+0.46%/yr
(+52 people/yr)
EstablishedPopulation growth of 0.46% per year adds 52 people annually, placing Flagstaff Hill in the slow-growth category. The 10-year change of 3.3% is well below the national average. Net overseas migration averages 110 per year, slightly offset by internal outflow of 20 per year. The aging trajectory is clear: the senior share expanded by 8.0 percentage points over the decade, the second largest shift in this dataset, while the working-age share contracted by 5.1 points. Gentrification score is 0, classified as not gentrifying, because the suburb is already established and stable. Real income growth of 0.8% over the decade is near-zero, meaning purchasing power has been flat despite rising property values.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+110
Net Internal / yr
-20
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
95
Year ending June 2024
Rate per 1,000 People
9.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Flagstaff Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Flagstaff Hill a good suburb to live in?
Flagstaff Hill is one of Adelaide's most family-oriented suburbs. The crime rate of 9.3 per 1,000 is very low, both primary schools exceed ICSEA 1,067, and 96.5% of stock is detached housing. Mortgage stress at 19.2% is the lowest in this dataset. IRSD decile 9 confirms very low disadvantage. Trade-off: near-zero public transport at 4.0% and aging demographics.
What is the median house price in Flagstaff Hill?
The median house price is $1,086,250 as of Q1 2026, up 20.0% from $905,000 in Q1 2025. Median weekly rent is $385 and monthly mortgage repayments are $1,733, producing a mortgage-to-income ratio of 19.2%, well below the 30% stress line. Household income sits at the 78.3 percentile nationally.
What schools are in Flagstaff Hill?
Flagstaff Hill has 2 government primary schools, both above the national ICSEA benchmark of 1,000. Craigburn Primary (1,074, 426 students) and Flagstaff Hill Primary (1,067, 432 students). No secondary school is located within the suburb. The IEO decile 7 confirms above-average education access.
Is Flagstaff Hill safe?
Flagstaff Hill recorded 95 total offences at a rate of 9.3 per 1,000 residents, one of the lowest in this dataset and well below the metropolitan median. The IRSD decile 9 rating (very low disadvantage) correlates with the low crime profile. Detailed crime category breakdown is not available.
Is Flagstaff Hill good for property investment?
Capital growth was strong at 20.0% over the latest year. However, gross yield is roughly 1.8% ($385/week on $1,086,250). Only 10.5% of households rent, making the tenant pool very shallow. The 3.4% vacancy rate is tight. Population growth at 0.46% per year (52 persons) provides minimal demand expansion. This is primarily an owner-occupier market.
How is Flagstaff Hill's population changing?
Growth is slow at 0.46% per year (52 persons), with the 10-year change at 3.3%, well below the national average. The senior share expanded by 8.0 percentage points over the decade while the working-age share contracted by 5.1 points. Net overseas migration of 110 per year is the main growth source. Real income growth was near-zero at 0.8%.
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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