Glen Osmond
A median house price of $2,034,000 in a suburb of just 2,154 people tells most of the story about Glen Osmond. Household income sits in the 92.8th percentile nationally, all four SEIFA indexes land in decile 9 or 10, and 63.4% of residents hold university qualifications, which is 33.3 percentage points above the national figure. The suburb sits on 1.24 km2 of Adelaide's eastern foothills, where 83.8% of dwellings are separate houses and 48.5% have four or more bedrooms, a profile that signals established family wealth rather than investor-driven density.
Population
2,154
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,544/wk
DAs (12 months)iDevelopment Applications lodged in the past year
24
Median House
$2.0M
Median 1Q 2026
Glen Osmond's median house price reached $2,034,000 in the first quarter of 2026, up 13.6% from $1,790,300 in the first quarter of 2025, one of the sharper one-year moves in the Adelaide Hills fringe. Separate houses make up 83.8% of the stock, and 48.5% of dwellings have four or more bedrooms, so the market is geared toward large family homes rather than entry-level product. Monthly mortgage repayments average $2,817, producing a mortgage-to-income ratio of 25.6% against the 92.8th-percentile household income, which stays below the 30% stress threshold despite the premium price. Outright owners account for 44.5% of households compared to 42.2% on mortgages, a pattern typical of long-held, generational wealth rather than speculative turnover. The 19.8% annual turnover rate means roughly one in five properties changes hands each year, providing regular buying opportunities.
For Buyers
Glen Osmond's median house price reached $2,034,000 in the first quarter of 2026, up 13.6% from $1,790,300 in the first quarter of 2025, one of the sharper one-year moves in the Adelaide Hills fringe. Separate houses make up 83.8% of the stock, and 48.5% of dwellings have four or more bedrooms, so the market is geared toward large family homes rather than entry-level product. Monthly mortgage repayments average $2,817, producing a mortgage-to-income ratio of 25.6% against the 92.8th-percentile household income, which stays below the 30% stress threshold despite the premium price. Outright owners account for 44.5% of households compared to 42.2% on mortgages, a pattern typical of long-held, generational wealth rather than speculative turnover. The 19.8% annual turnover rate means roughly one in five properties changes hands each year, providing regular buying opportunities.
For Investors
Rental demand in Glen Osmond is limited, with only 13.3% of households renting and weekly rent at $430. Against a $2,034,000 median, that rent implies a gross yield well below 2%, making this a capital-growth rather than yield market. The vacancy rate of 6.2% is elevated compared to tighter Adelaide markets, which points to selective tenant demand at the premium price point. Overseas migration adds a net 184 residents per year to the broader SA2 area, providing a structural demand base, while net internal outflow of 112 per year partly offsets that gain. Development activity ran to 21 applications in the past 12 months, mostly maintenance and replacement works on existing dwellings, consistent with a stable, supply-constrained established suburb. Population is forecast to grow from 10,664 in 2025 to 11,160 by 2031 in the medium scenario, a modest but steady increase that underpins long-run demand.
Development Activity
Total DAs
176
Last 12 Months
24
YoY ChangeiYear-over-year change in DA lodgements
-22.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Glen Osmond iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Seymour College
R-12 · 715 students
Demographics
The median age of 42 is 2.0 years above the national figure, fitting the established-wealth profile of the suburb. Overseas-born residents reach 35.8%, which is 14.2 percentage points above the national average, driven partly by a significant Chinese-ancestry community (295 residents) alongside the English-heritage majority (717 residents). University qualifications stand at 63.4%, a figure 33.3 points above national, ranking Glen Osmond among Adelaide's most highly educated suburbs. Average household size is 2.8, which is 0.3 above the national figure, consistent with a concentration of couples with children: 820 of 1,705 families fall into that category. Volunteering runs at 22.6%, higher than most suburbs, suggesting a cohesive and civically active resident base.
Age Distribution
Bedrooms
Dwelling Structure
83.8%
Houses
15.2%
Townhouse
1.0%
Apartment
Tenure
The tenure split reflects entrenched wealth: 44.5% of households own outright and 42.2% carry a mortgage, leaving only 13.3% renting, well below state and national renter shares. The dwelling stock is overwhelmingly separate houses at 83.8%, with semi-detached homes at 15.2% and apartments at just 1.0%. Size skews large, with 48.5% of dwellings having four or more bedrooms and 39.7% having three bedrooms. The median price rose from $1,790,300 to $2,034,000 between the first quarter of 2025 and the first quarter of 2026, a 13.6% gain. Mortgage-to-income at 25.6% and rent-to-income at 16.9% both sit below typical stress thresholds, reflecting household incomes in the 92.8th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,817
Rent / wk
$430
HH Size
2.8
Personal Income / wk
$927
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.2%
Unoccupied
45
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.9%
Couples, no children
1,705
Total families
Economy & Employment
Healthcare is the dominant local industry at 23.0% of workers (175 residents), followed by Professional and Technical services at 16.7% (127) and Education at 13.0% (99). By occupation, Professionals number 434 and Managers 165, together accounting for the clear majority of employed residents. This occupational concentration aligns with the decile 10 IEO score for education and occupation advantage. Unemployment sits at 4.3%, near the national average, and the full-time employment rate is 58.3%. Real personal income grew 9.1% over the decade, and the IRSD and IRSAD both score decile 10, the top tier nationally for relative advantage, while the IER lands at decile 9, a slight moderation that reflects a modest renter base and some household debt.
Unemployment
1.8%
Labour Force
5,802
Unemployed
102
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.3%
Part-time
37.4%
Participation
57.2%
Employed
949
Occupations
Top Industries
University
63.4%
Postgraduate
23.9%
Born Overseas
35.8%
Dwellings
671
Transport to Work
Glen Osmond is car-dependent, with 83.4% of residents driving to work, above the national average, and only 5.7% using public transport. Walking and cycling account for 5.0% of commutes, reflecting the hilly terrain rather than a flat, cyclable layout. The suburb scores decile 10 on IRSAD and IRSD, the highest advantage tier nationally, meaning very low levels of disadvantage across education, income and occupation. Crime recorded 136 incidents over the measured period, giving a rate of 63.1 per 1,000 residents. No schools are recorded inside the 1.24 km2 boundary in the dataset, so families rely on institutions in surrounding suburbs. The need-for-assistance rate of 6.5% (135 residents) is modest for a suburb with a median age of 42, and housing stress is low on both rent and mortgage measures.
Drive
83.4%
Public Transport
5.7%
Walk / Cycle
5.0%
Work from Home
N/A
Population Forecast
+0.74%/yr
(+79 people/yr)
EstablishedGlen Osmond's broader SA2 population rose 15.4% over the decade to 2021 and is forecast to grow at 0.74% per year, adding about 79 residents annually. The medium scenario puts the SA2 population at 11,160 by 2031, up from 10,664 in 2025. Overseas migration is the primary driver at a net 184 per year, while net internal outflow of 112 annually partially offsets those gains. The gentrification analysis rates the suburb as not gentrifying, consistent with a market already at the top of the advantage spectrum with limited room for social uplift. Rent grew 23.5% over the measured period, well above income growth of 9.1%, signalling that rental demand has outpaced supply. The population trajectory is classified as growing across all age groups, with both the young share rising 2.7 points and the senior share rising 1.5 points over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+184
Net Internal / yr
-112
Gentrification Signal
Not gentrifying
Population +13% since 2011, Net internal outflow -112/yr
Safety & Crime
Total Offences
136
Year ending June 2024
Rate per 1,000 People
63.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glen Osmond compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glen Osmond a good suburb to live in?
Glen Osmond scores decile 10 on IRSAD and IRSD, the top advantage tier nationally, and household income sits in the 92.8th percentile. University qualifications reach 63.4%, which is 33.3 points above the national figure. The main trade-off is a $2,034,000 median house price and limited public transport, with 83.4% of residents relying on cars.
What is the median house price in Glen Osmond?
The median house price is $2,034,000, recorded in the first quarter of 2026. That represents a 13.6% rise from $1,790,300 in the first quarter of 2025. Monthly mortgage repayments average $2,817, and the mortgage-to-income ratio sits at 25.6%, below the 30% stress threshold.
What schools are in Glen Osmond?
No schools are recorded inside the 1.24 km2 Glen Osmond boundary in this dataset, so families rely on schools in neighbouring suburbs. This is common for a suburb of only 2,154 residents. The local population is highly educated, with 63.4% holding university qualifications, which is 33.3 points above the national average.
Is Glen Osmond safe?
Glen Osmond recorded 136 incidents over the measured period, giving a crime rate of 63.1 per 1,000 residents. As a broader indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier nationally, and only 6.5% of its 2,154 residents require daily assistance.
Is Glen Osmond good for property investment?
The capital growth case is strong, with the median rising 13.6% in one year to $2,034,000. However, rental yield is modest: weekly rent of $430 against a $2,034,000 median implies a gross yield well below 2%. Only 13.3% of households rent, and the vacancy rate is 6.2%, meaning investors compete for a thin tenant pool.
How is Glen Osmond's population changing?
The broader SA2 population grew 15.4% over the decade and is forecast to reach 11,160 by 2031, growing at 0.74% per year. Overseas migration drives gains at a net 184 per year, partly offset by internal outflow of 112 annually. Both the young and senior age shares increased over the decade, indicating growth across all age groups.
What languages are spoken in Glen Osmond?
About 35.8% of residents were born overseas, which is 14.2 percentage points above the national figure. Mandarin is the most common non-English language with 82 speakers, followed by Malayalam (14), Greek (13), Punjabi (13) and Urdu (13). Ancestry is led by English (717 residents) and Chinese (295 residents).
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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