Glenelg
A median house price of $1,949,000 in a suburb where household income sits at only the 42.3rd percentile nationally reveals the central tension in Glenelg. The suburb is premium by price but not by income, because 61.3% of dwellings are apartments and 44.9% of residents rent, many of them in transient coastal accommodation. The median age of 55 is 15.0 years above the national figure, vacancy runs at 23.5%, and the IER score lands at decile 5 despite IEO decile 8, confirming that high education levels do not translate into high aggregate household wealth. This beachside suburb draws on its amenity rather than its demographics to sustain premium valuations.
Population
3,440
Median Age
55.0
Household IncomeiMedian weekly household income (ABS Census)
$1,430/wk
DAs (12 months)iDevelopment Applications lodged in the past year
44
Median House
$1.9M
Median 1Q 2026
The median house price reached $1,949,000 in 1Q 2026, rising 38.7% from $1,405,000 in 1Q 2025, an unusually sharp single-year move that may reflect thin transaction volumes. Only 15.8% of dwellings are separate houses, so buyers competing for detached stock face extreme scarcity. Apartments account for 61.3% and semi-detached dwellings 20.8%, with two-bedroom configurations dominating at 46.5% of all stock. Monthly mortgage repayments average $1,733, a mortgage-to-income ratio of 28.0%, technically below stress threshold but tight relative to a household income at the 42.3rd percentile nationally. Outright owners at 39.6% outnumber mortgage holders at 15.5%, suggesting much of the owner-occupied stock is long-held wealth rather than recent purchases.
For Buyers
The median house price reached $1,949,000 in 1Q 2026, rising 38.7% from $1,405,000 in 1Q 2025, an unusually sharp single-year move that may reflect thin transaction volumes. Only 15.8% of dwellings are separate houses, so buyers competing for detached stock face extreme scarcity. Apartments account for 61.3% and semi-detached dwellings 20.8%, with two-bedroom configurations dominating at 46.5% of all stock. Monthly mortgage repayments average $1,733, a mortgage-to-income ratio of 28.0%, technically below stress threshold but tight relative to a household income at the 42.3rd percentile nationally. Outright owners at 39.6% outnumber mortgage holders at 15.5%, suggesting much of the owner-occupied stock is long-held wealth rather than recent purchases.
For Investors
With 44.9% of residents renting, Glenelg offers a larger tenant pool than most SA suburbs, but the 23.5% vacancy rate signals oversupply, particularly in the apartment segment that makes up 61.3% of dwellings. Weekly rent averages $350, producing a gross yield well below 1% against the $1,949,000 median, making yield-focused investment difficult to justify. Net overseas migration adds 470 residents per year to the broader SA2, while net internal migration removes 130, so demand from international arrivals provides some support. Development activity registered 41 applications in the past 12 months, mostly heritage alterations and performance-assessed works rather than new supply. Capital preservation and amenity-driven price resilience are more credible investment arguments than rental yield in this market.
Development Activity
Total DAs
267
Last 12 Months
44
YoY ChangeiYear-over-year change in DA lodgements
-6.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Glenelg iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Peter's Woodlands Grammar School
R-6 · 509 students
St Mary's Memorial School
R-6 · 405 students
Demographics
The median age of 55 is 15.0 years above the national figure, the product of a decade-long trend where the senior share rose 6.6 points while the working-age share fell 4.0 points. Average household size is 1.8, which is 0.7 below national, consistent with couples without children making up 56.2% of families. Overseas-born residents reach 31.0%, which is 9.4 points above national, and the top non-English languages are Portuguese (21 speakers), Greek (19) and Italian (18). University qualifications at 46.4% are 16.3 points above national, confirming an educated but older and smaller-household resident base. English, Irish, Scottish and German ancestries dominate, and volunteering runs at 18.2% of the population.
Age Distribution
Bedrooms
Dwelling Structure
15.8%
Houses
20.8%
Townhouse
61.3%
Apartment
Tenure
Tenure in Glenelg splits distinctively: 39.6% own outright, only 15.5% carry a mortgage, and 44.9% rent. Outright owners outnumbering mortgage holders by a wide margin points to long-term wealth concentrated in an older resident base. Apartments account for 61.3% of stock and semi-detached dwellings 20.8%, leaving separate houses at just 15.8%, among the lowest shares for any suburb at this price level. Two-bedroom dwellings dominate at 46.5% and three-bedroom units at 28.6%, with four-plus bedroom homes just 7.6%. The median price rose from $1,405,000 in 1Q 2025 to $1,949,000 in 1Q 2026, a 38.7% increase in one year, though this reflects the premium detached segment more than the apartment majority. Rent-to-income sits at 24.5%, below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$350
HH Size
1.8
Personal Income / wk
$915
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
23.5%
Unoccupied
519
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
56.2%
Couples, no children
1,967
Total families
Economy & Employment
Healthcare is the dominant industry at 19.2% of local workers (220 people), followed by Professional and Technical services at 11.3% (129) and Education at 10.3% (118). Public Administration and Construction round out the top five at 8.6% and 7.0% respectively. By occupation, Professionals (465) and Managers (285) are the two largest groups, consistent with the IEO decile 8 score for education and occupation. Full-time employment runs at 63.0% of those employed, and the unemployment rate is 5.7%, above average for a high-advantage suburb. Participation is low at 49.6%, because 1,394 residents are not in the labour force, driven by the older median age of 55. Real income grew 11.9% over the decade, lagging the 22.2% rent growth over the same period.
Unemployment
1.6%
Labour Force
12,585
Unemployed
197
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.0%
Part-time
31.3%
Participation
49.6%
Employed
1,498
Occupations
Top Industries
University
46.4%
Postgraduate
13.1%
Born Overseas
31.0%
Dwellings
1,675
Transport to Work
Glenelg residents are unusually active for transport: 9.8% walk or cycle to work, well above typical suburban rates, and car reliance at 81.8% is lower than most outer areas. Public transport use is low at 3.8%, reflecting the suburb's beach-oriented layout rather than a transit-connected corridor. The suburb scores IRSAD decile 7 nationally, above average but not top-tier. The crime rate of 191.9 offences per 1,000 residents is elevated, consistent with a high-turnover coastal destination where transient visitors inflate recorded incidents. Only 8.1% of residents (267 people) need daily assistance, a low figure that reflects the relatively healthy but older population. No schools are recorded within the 0.96 km2 boundary, so families rely on schools in neighbouring suburbs.
Drive
81.8%
Public Transport
3.8%
Walk / Cycle
9.8%
Work from Home
N/A
Population Forecast
+0.47%/yr
(+103 people/yr)
EstablishedGlenelg grows slowly at 0.47% annually, adding around 103 persons per year. Over the past decade, population rose 4.4%, classifying it as an established, low-growth suburb rather than an expansion zone. Medium forecasts project the broader SA2 reaching 22,160 by 2031, a continuation of the same modest pace. The primary growth driver is overseas migration at 470 net arrivals per year, offset by net internal outflow of 130, a pattern common to beachside suburbs that attract international residents but lose domestic movers to more affordable areas. The gentrification score is 10, placing Glenelg firmly in the not-gentrifying category, which makes sense for a suburb already priced at $1,949,000. The aging trajectory will continue as the senior share is still rising.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+470
Net Internal / yr
-130
Gentrification Signal
Not gentrifying
Net internal outflow -130/yr, Strong overseas inflow +470/yr
Safety & Crime
Total Offences
660
Year ending June 2024
Rate per 1,000 People
191.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glenelg compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glenelg a good suburb to live in?
Glenelg sits at IRSAD decile 7 nationally, above average on the combined advantage and disadvantage index. University qualifications reach 46.4%, which is 16.3 points above the national figure. The main trade-offs are a crime rate of 191.9 per 1,000 residents, elevated for SA, and a 23.5% vacancy rate that signals a high share of transient or investor-held dwellings rather than stable owner-occupier community.
What is the median house price in Glenelg?
The median house price is $1,949,000 as of 1Q 2026, up 38.7% from $1,405,000 in 1Q 2025. Only 15.8% of dwellings are separate houses, so detached properties are scarce. Weekly rent averages $350 and monthly mortgage repayments average $1,733, producing a mortgage-to-income ratio of 28.0%.
What schools are in Glenelg?
No schools are recorded within the 0.96 km2 Glenelg boundary in this dataset. Families rely on schools in neighbouring suburbs such as Somerton Park and Glenelg North. The local adult population is highly educated, with 46.4% holding university qualifications, which is 16.3 points above the national average.
Is Glenelg safe?
Glenelg records a crime rate of 191.9 offences per 1,000 residents, which is elevated compared to most SA residential suburbs. The high rate partly reflects the suburb's role as a beach tourism destination, where transient visitor activity inflates incident counts relative to the resident population of 3,440. The IRSD decile 7 score indicates above-average relative advantage nationally.
Is Glenelg good for property investment?
The 44.9% renter share creates a broad tenant pool, but the 23.5% vacancy rate and a weekly rent of $350 against a $1,949,000 median imply a very low gross yield. Net overseas migration of 470 per year into the broader SA2 supports long-term demand. Capital growth of 38.7% in a single year is compelling, but may reflect thin detached-house supply rather than a sustainable trend.
How is Glenelg's population changing?
Population grows at 0.47% per year, adding around 103 persons annually. Over the past decade the population rose 4.4%. The suburb is aging: the senior share increased 6.6 points and the working-age share fell 4.0 points over 10 years. Overseas migration is the primary growth driver at 470 net arrivals per year, offsetting net internal outflow of 130.
What languages are spoken in Glenelg?
About 31.0% of residents were born overseas, which is 9.4 points above the national figure. English dominates day-to-day life, with the most common non-English languages being Portuguese (21 speakers), Greek (19) and Italian (18), reflecting a small but multicultural older resident community.
How much development is happening in Glenelg?
There were 41 development applications lodged in the past 12 months. Most are performance-assessed works including heritage alterations, verandah additions and rest-home modifications rather than new residential supply, consistent with a built-out 0.96 km2 suburb where heritage constraints limit large-scale redevelopment.
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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