Gilles Plains
At 44.1% overseas-born, Gilles Plains carries one of the highest migrant shares in Adelaide's north-east, sitting 22.5 percentage points above the national figure. That demographic fact connects directly to the suburb's economic texture: Healthcare employs 22.6% of local workers, the single largest sector, drawing a workforce comfortable with credential-intensive roles in a suburb where university qualifications reach 42.7%, some 12.6 points above the national rate. House prices hit $915,000 at the start of 2026, up 16% from $788,500 just twelve months earlier, a pace that outstrips the broader SA market and puts pressure on the 41.1% renter majority. SEIFA places Gilles Plains at decile 4 on both IRSD and IRSAD, below the national midpoint.
Population
4,101
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,446/wk
DAs (12 months)iDevelopment Applications lodged in the past year
36
Median House
$915K
Median 1Q 2026
The median house price reached $915,000 in the March quarter of 2026, rising 16% from $788,500 a year earlier. That growth rate is steep for a suburb ranked at the 43.8th income percentile nationally, and the mortgage-to-income ratio of 24.5% still falls short of the 30% stress threshold, suggesting households are managing repayments of $1,536 per month. Separate houses dominate at 77.6% of dwellings, with apartments at 13.3% and semi-detached at 9.1%. The three-bedroom configuration accounts for 64.1% of stock, making it the defining dwelling type. Buyers outright own 21.2% of homes, while 37.7% carry a mortgage and 41.1% rent, a tenure split that reflects a market still accessible enough to attract owner-occupiers but with significant rental demand pulling in the opposite direction.
For Buyers
The median house price reached $915,000 in the March quarter of 2026, rising 16% from $788,500 a year earlier. That growth rate is steep for a suburb ranked at the 43.8th income percentile nationally, and the mortgage-to-income ratio of 24.5% still falls short of the 30% stress threshold, suggesting households are managing repayments of $1,536 per month. Separate houses dominate at 77.6% of dwellings, with apartments at 13.3% and semi-detached at 9.1%. The three-bedroom configuration accounts for 64.1% of stock, making it the defining dwelling type. Buyers outright own 21.2% of homes, while 37.7% carry a mortgage and 41.1% rent, a tenure split that reflects a market still accessible enough to attract owner-occupiers but with significant rental demand pulling in the opposite direction.
For Investors
Gilles Plains sits in a position that warrants careful investor analysis. The 41.1% renter share is above the SA state average and supports demand for rental property, with weekly rent at $295. Against the $915,000 median, that rent implies a gross yield near 1.7%, modest but not unusual for the current Adelaide market. The vacancy rate of 4.7% is elevated compared to the sub-3% levels seen across much of metropolitan Adelaide, signalling some softness in rental demand. Overseas migration is the primary population growth driver, averaging 142 net arrivals annually versus a net internal outflow of 87, which underpins medium-term demand. Development activity recorded 30 applications in the past 12 months, including land divisions, indicating measured but real new supply entering the market.
Development Activity
Total DAs
191
Last 12 Months
36
YoY ChangeiYear-over-year change in DA lodgements
+63.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gilles Plains iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Paul's College
R-12 · 1191 students
Wandana Primary School
U, R-6 · 181 students
Demographics
The median age of 36 is 4 years below the national figure, pointing to a younger-than-average resident base. Overseas-born residents account for 44.1%, which is 22.5 percentage points above national, making Gilles Plains one of the more internationally diverse suburbs in Adelaide's north-east. Punjabi is the most common non-English language with 112 speakers, followed by Gujarati (77), Mandarin (60), Bengali and Hindi (46 each), reflecting a significant South Asian presence consistent with the Indian ancestry group at 370 residents. University qualifications reach 42.7%, higher than the national rate by 12.6 percentage points. Average household size is 2.6, marginally above national. The 1,475 couples-with-children families form the largest household type, reinforcing the family-oriented character of the suburb.
Age Distribution
Bedrooms
Dwelling Structure
77.6%
Houses
9.1%
Townhouse
13.3%
Apartment
Tenure
Price history spans from $788,500 in Q1 2025 to $915,000 in Q1 2026, a 16% gain over one year. That single-year CAGR of 16% is a sharp move for a suburb at the 43.8th household income percentile nationally. Separate houses make up 77.6% of the stock, which is typical for Adelaide's suburban ring and keeps the dwelling mix simple. Three-bedroom homes dominate at 64.1%, followed by four-plus bedrooms at 18.9% and two-bedroom at 13.4%. Tenure divides into 21.2% outright owners, 37.7% with a mortgage and 41.1% renting. The rent-to-income ratio of 20.4% and mortgage-to-income of 24.5% both sit below the 30% stress threshold, meaning housing costs remain manageable relative to local incomes despite the recent price surge. Vacancy at 4.7% is higher than the SA metropolitan norm.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,536
Rent / wk
$295
HH Size
2.6
Personal Income / wk
$678
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.7%
Unoccupied
74
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.1%
Couples, no children
3,169
Total families
Economy & Employment
Healthcare dominates local employment at 22.6% of workers (301 people), a concentration that is high compared to the national industry average and likely reflects proximity to health facilities in Adelaide's north-east corridor. Public Administration follows at 9.5% (126 workers) and Education at 8.6% (114), giving the suburb a public-sector-weighted employment base. Professional/Technical services employ 7.7% and Retail 7.6%. By occupation, Professionals (384) form the largest group, ahead of Community and Personal Services workers (303) and Clerical and Administrative staff (250). The unemployment rate is 6.8%, above the national average, and the participation rate of 57.1% is relatively low. SEIFA places Gilles Plains at decile 4 on IRSD and IRSAD, below the national midpoint, consistent with a moderate-disadvantage profile despite the relatively high education attainment.
Unemployment
4.1%
Labour Force
5,620
Unemployed
229
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.0%
Part-time
32.2%
Participation
57.1%
Employed
1,769
Occupations
Top Industries
University
42.7%
Postgraduate
13.7%
Born Overseas
44.1%
Dwellings
1,511
Transport to Work
Transport in Gilles Plains is car-dependent: 81.4% of residents drive to work, with only 10.8% using public transport and 2.0% walking or cycling. That pattern is typical for Adelaide's suburban north-east and sits above the national car-use average. The crime rate of 98.0 incidents per 1,000 residents is elevated, placing the suburb in the high-crime-rate category and above the SA state average for residential areas. SEIFA scores place Gilles Plains at decile 4 on IRSAD (relative socioeconomic advantage and disadvantage) and decile 5 on IEO (education and occupation), both below the national midpoint. Housing stress is contained: rent-to-income at 20.4% and mortgage-to-income at 24.5% stay below the 30% threshold. The volunteering rate of 13.3% and the need-for-assistance figure of 8.4% (328 residents) are modest but within normal suburban ranges.
Drive
81.4%
Public Transport
10.8%
Walk / Cycle
2.0%
Work from Home
N/A
Population Forecast
+0.86%/yr
(+94 people/yr)
EstablishedThe SA2 containing Gilles Plains grew from 10,793 in 2023 to 10,965 in 2025, and the medium forecast projects continued growth to 11,503 by 2031. The annual growth rate of 0.86% adds roughly 94 persons per year. Overseas migration is the primary driver at 142 net arrivals annually, more than offsetting the internal migration outflow of 87 per year. The 10-year population change of 12.7% and gentrification score of 20 place Gilles Plains at the early signs stage, with signals including 14% population growth since 2011 and an acceleration in the university-educated share from 3% to 11%. Affordability has improved from 51.3% of income in 2011 to 46.4% in 2021 despite the recent price surge, and real income grew 15.2% over the decade. Rent growth over the measured period reached 28%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+142
Net Internal / yr
-87
Gentrification Signal
Early signs
Population +14% since 2011, Accelerating: 3% → 11%
Safety & Crime
Total Offences
402
Year ending June 2024
Rate per 1,000 People
98.0
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gilles Plains compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gilles Plains a good suburb to live in?
Gilles Plains offers a family-oriented environment with 77.6% separate houses and a median age of 36, four years below the national figure. Housing costs are manageable: mortgage repayments average $1,536 per month and the mortgage-to-income ratio sits at 24.5%, below the 30% stress threshold. The main trade-offs are an elevated crime rate of 98.0 per 1,000 residents and SEIFA decile 4 scores, below the national midpoint.
What is the median house price in Gilles Plains?
The median house price is $915,000 as of Q1 2026, up 16% from $788,500 in Q1 2025. Weekly rent averages $295 and monthly mortgage repayments run approximately $1,536, giving a mortgage-to-income ratio of 24.5%.
What schools are in Gilles Plains?
No schools are recorded inside the Gilles Plains boundary in this dataset, so families rely on schools in neighbouring suburbs. Despite this, educational attainment is above average: 42.7% of residents hold university qualifications, which is 12.6 percentage points higher than the national rate.
Is Gilles Plains safe?
The recorded crime rate is 98.0 incidents per 1,000 residents, with 402 total incidents in the most recent period. This is above the typical residential average for metropolitan Adelaide and places the suburb in the high-crime-rate category. SEIFA decile 4 on IRSD is below the national midpoint, which tends to correlate with higher crime exposure.
Is Gilles Plains good for property investment?
The 41.1% renter share supports rental demand and weekly rent is $295, implying a gross yield near 1.7% against the $915,000 median. Overseas migration adds 142 net residents annually, underpinning demand. However, the vacancy rate of 4.7% is elevated compared to the broader Adelaide metropolitan market, and the 16% price rise in one year may compress near-term capital growth.
How is Gilles Plains's population changing?
The SA2 population rose from 10,793 in 2023 to 10,965 in 2025, growing at 0.86% per year, adding around 94 persons annually. Overseas migration of 142 net arrivals per year is the primary driver, offsetting a net internal outflow of 87. Medium forecasts project growth to 11,503 by 2031, a 5% increase from the 2025 baseline.
What languages are spoken in Gilles Plains?
With 44.1% of residents born overseas, 22.5 percentage points above the national figure, Gilles Plains has a strongly multicultural profile. Punjabi is the most common non-English language at 112 speakers, followed by Gujarati (77), Mandarin (60), Bengali and Hindi (46 each), reflecting a significant South Asian community.
How much development is happening in Gilles Plains?
There were 30 development applications lodged in the past 12 months, including land divisions splitting single lots into two allotments. Activity is moderate for a suburb of 4,101 residents in a 1.76 km2 footprint. Recent applications include performance-assessed works such as swimming pools and commercial car wash facilities.
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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