Glenelg South
At a median house price of $2,681,200, Glenelg South ranks among the most expensive markets in South Australia, yet household income sits only at the 49.7th percentile nationally, a rare disconnect that points to long-held, debt-free wealth rather than high current earnings. The population of 2,184 has a median age of 52, which is 12 years above the national figure, and 77% of residents have not moved in the past five years, reflecting deep residential stability. University qualifications at 45.8% run 15.7 percentage points above the national average, while a 15.4% vacancy rate and 38.4% renter share signal a segment of the housing stock that turns over more freely than the ownership base would suggest.
Population
2,184
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,561/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$2.7M
Median 1Q 2026
The median house price reached $2,681,200 in 1Q 2026, up 21.9% from $2,200,000 just one year earlier in 1Q 2025, one of the sharpest annual moves in the SA coastal market. The stock is weighted toward semi-detached dwellings at 39.1%, with separate houses at 38.5% and apartments at 21.8%, meaning a freestanding house purchase competes for a relatively scarce share of supply. Two-bedroom dwellings dominate at 44.0%, with three-bedroom at 30.4% and four-plus at 17.3%. Monthly mortgage repayments average $2,000, and the mortgage-to-income ratio sits at 29.6%, just below the conventional 30% stress threshold despite purchase prices that are well above state norms.
For Buyers
The median house price reached $2,681,200 in 1Q 2026, up 21.9% from $2,200,000 just one year earlier in 1Q 2025, one of the sharpest annual moves in the SA coastal market. The stock is weighted toward semi-detached dwellings at 39.1%, with separate houses at 38.5% and apartments at 21.8%, meaning a freestanding house purchase competes for a relatively scarce share of supply. Two-bedroom dwellings dominate at 44.0%, with three-bedroom at 30.4% and four-plus at 17.3%. Monthly mortgage repayments average $2,000, and the mortgage-to-income ratio sits at 29.6%, just below the conventional 30% stress threshold despite purchase prices that are well above state norms.
For Investors
A 38.4% renter share provides landlords with a broad tenant base, but the numbers require scrutiny. Weekly rent of $340 against a $2,681,200 median implies a gross yield well under 1%, exceptionally low even for premium coastal stock. The 15.4% vacancy rate is elevated and points to oversupply in the apartment and semi-detached segment. Development activity has been moderate at 29 applications in the past 12 months, most being alterations to existing dwellings rather than new supply. The 21.9% price growth in a single year supports the capital-gains case, though that rate is unlikely to repeat. Investors betting on rental income rather than appreciation face a structural yield problem at current prices.
Development Activity
Total DAs
172
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
-5.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 52 is 12 years above the national figure, making Glenelg South one of Adelaide's most distinctly older-resident suburbs. Average household size is 2.0, which is 0.5 below national, consistent with a dominant couple-without-children pattern: 41.9% of families are couples with no dependent children. Overseas-born residents account for 24.4%, which is 2.8 percentage points above the national average. Ancestry is predominantly Anglo-Celtic, with English (988), Irish (282) and Scottish (239) the three largest groups. University qualifications reach 45.8%, running 15.7 percentage points above national, and the volunteering rate of 18.7% reflects a well-resourced, community-engaged population.
Age Distribution
Bedrooms
Dwelling Structure
38.5%
Houses
39.1%
Townhouse
21.8%
Apartment
Tenure
Tenure is split between outright owners at 37.4%, renters at 38.4% and mortgage holders at 24.2%. Outright owners matching renters in share is notable: in most premium markets owners outnumber renters significantly, so the 38.4% renter proportion reflects a mix of investment properties and lifestyle tenants rather than affordability-driven renting. Prices moved from $2,200,000 in 1Q 2025 to $2,681,200 in 1Q 2026, a 21.9% gain in 12 months. Semi-detached properties are the largest stock category at 39.1%, ahead of separate houses at 38.5%, with apartments making up the remaining 21.8%. Two-bedroom dwellings account for 44.0% of all homes, reflecting the older, smaller-household demographic. Rent-to-income sits at 21.8%, below the 30% stress line.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$340
HH Size
2.0
Personal Income / wk
$889
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.4%
Unoccupied
177
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
41.9%
Couples, no children
1,416
Total families
Economy & Employment
Healthcare is the dominant employer, accounting for 19.7% of resident workers, followed by Education at 14.2% and Professional/Technical services at 9.8%. Construction (7.9%) and Public Administration (7.7%) round out the top five. By occupation, Professionals are the largest group at 313 workers, followed by Managers (195) and Clerical/Administrative staff (140). The unemployment rate of 5.0% is modest, and the full-time employment rate of 59.7% is consistent with a workforce that includes a significant part-time cohort. Participation at 55.2% is below national norms, primarily because 779 residents are not in the labour force, a figure that aligns with the older median age of 52 and the high outright-ownership rate.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.7%
Part-time
35.3%
Participation
55.2%
Employed
1,034
Occupations
Top Industries
University
45.8%
Postgraduate
10.9%
Born Overseas
24.4%
Dwellings
967
Transport to Work
Car reliance is high at 84.6% of commuters, while public transport accounts for just 2.3% and walking or cycling for 7.8%, reflecting the coastal residential layout that is well suited to cars and bikes but not heavily served by transit. No schools are recorded within the suburb boundary, so families draw on institutions in adjacent Glenelg and Somerton Park. The crime rate of 41.7 incidents per 1,000 residents covers 91 recorded offences across the population of 2,184. Housing stress is contained: the mortgage-to-income ratio of 29.6% sits below the 30% threshold and rent-to-income at 21.8% is comfortable relative to state norms. The 18.7% volunteering rate is above average nationally, and 9.9% of residents require some form of daily assistance, consistent with the older demographic profile.
Drive
84.6%
Public Transport
2.3%
Walk / Cycle
7.8%
Work from Home
N/A
Safety & Crime
Total Offences
91
Year ending June 2024
Rate per 1,000 People
41.7
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glenelg South compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glenelg South a good suburb to live in?
Glenelg South offers a stable, established residential environment with university qualifications at 45.8%, which is 15.7 percentage points above the national average, and a volunteering rate of 18.7%. The median age of 52 reflects an older, settled community. The main trade-offs are a $2,681,200 median house price, limited local schools, and low public transport coverage at 2.3% of commuters.
What is the median house price in Glenelg South?
The median house price is $2,681,200 as of 1Q 2026, up 21.9% from $2,200,000 in 1Q 2025. Weekly rent averages $340 and monthly mortgage repayments run about $2,000, giving a mortgage-to-income ratio of 29.6%, just below the conventional stress threshold.
What schools are in Glenelg South?
No schools are recorded within the Glenelg South suburb boundary in this dataset. Families draw on schools in neighbouring Glenelg, Somerton Park and Plympton. The local population is highly educated, with 45.8% holding university qualifications, which is 15.7 percentage points above the national figure.
Is Glenelg South safe?
The suburb recorded 91 total incidents, giving a crime rate of 41.7 per 1,000 residents. No detailed category breakdown is available in this dataset. As indirect indicators, the suburb has high educational attainment at 45.8% university-qualified and low housing stress, with rent-to-income at 21.8% and mortgage-to-income at 29.6%.
Is Glenelg South good for property investment?
Weekly rent of $340 against a $2,681,200 median implies a gross yield well under 1%, which is low by any benchmark. The 15.4% vacancy rate signals some oversupply risk. The 21.9% price gain in a single year to 1Q 2026 is an attractive capital-growth signal, but investors should note this covers only 2 quarters of data and the 38.4% renter share provides tenant depth.
How is Glenelg South's population changing?
Glenelg South has a population of 2,184 in a 0.67 km2 footprint, giving a density of 3,276 residents per km2. Residential mobility is low: 77% of residents have not moved in five years, and the turnover rate is 23%. The median age of 52 is 12 years above the national figure, pointing to an aging, stable cohort rather than active population growth.
How much development is happening in Glenelg South?
There were 29 development applications lodged in the past 12 months. Most are alterations and additions to existing dwellings, including kitchen and living area extensions, verandahs and front fences. New dwelling construction is not prominent in the recent application sample, consistent with a compact, established suburb of 0.67 km2 with little vacant land.
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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