Golden Grove
Few Adelaide suburbs have repriced as fast as Golden Grove, where the median house price jumped 29.9% in a single year to $1,160,000 in the first quarter of 2026, up from $892,750 a year earlier. This is a detached-house market: 85.2% of dwellings are separate houses and apartments make up just 0.1%, so the price surge reflects demand for family land rather than density. The median age of 44 sits 4 years above the national figure, and the senior share has climbed 8.8 points over the decade while the working-age share fell 4.1 points, marking an aging trajectory rather than a young-professional one. SEIFA places the suburb mid-to-upper nationally, with an IRSD decile of 7 and an IER decile of 7.
Population
10,299
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,669/wk
DAs (12 months)iDevelopment Applications lodged in the past year
85
Median House
$1.2M
Median 1Q 2026
The $1,160,000 median reflects a market built around large family homes, with 43.0% of dwellings holding three bedrooms and 40.8% holding four or more, while two-bedroom stock is only 15.3%. Separate houses account for 85.2% of dwellings, so buyers are paying for land and space rather than apartments, which represent just 0.1%. Monthly mortgage repayments average $1,686, producing a mortgage-to-income ratio of 23.3%, which stays below the stress threshold because the median family earns $2,188 per week. Ownership is high: 35.8% own outright and 44.5% carry a mortgage, leaving only 19.7% renting. The household income percentile of 58 sits above the national midpoint, supporting borrowing capacity despite the recent price jump.
For Buyers
The $1,160,000 median reflects a market built around large family homes, with 43.0% of dwellings holding three bedrooms and 40.8% holding four or more, while two-bedroom stock is only 15.3%. Separate houses account for 85.2% of dwellings, so buyers are paying for land and space rather than apartments, which represent just 0.1%. Monthly mortgage repayments average $1,686, producing a mortgage-to-income ratio of 23.3%, which stays below the stress threshold because the median family earns $2,188 per week. Ownership is high: 35.8% own outright and 44.5% carry a mortgage, leaving only 19.7% renting. The household income percentile of 58 sits above the national midpoint, supporting borrowing capacity despite the recent price jump.
For Investors
Golden Grove is an owner-occupier market rather than a landlord one, with only 19.7% of dwellings rented compared to 80.3% owned outright or mortgaged. Weekly rent of $320 against the $1,160,000 median produces a gross yield near 1.4%, very low, which is why the renter pool stays shallow. The vacancy rate of 3.4% is balanced rather than tight, and rent-to-income at 19.2% is comfortable for tenants. Rent grew 25.5% over the decade, slower than the recent 29.9% price jump, so capital values have outrun rental returns. Development activity is meaningful, with 82 applications lodged in the past 12 months, though the samples skew toward verandahs, decks and minor works rather than new dwellings. Net overseas migration of 72 per year is the primary growth driver, partly offset by internal outflow of 49.
Development Activity
Total DAs
440
Last 12 Months
85
YoY ChangeiYear-over-year change in DA lodgements
-15.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Golden Grove iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Pedare Christian College
R-12 · 1146 students
Gleeson College
7-12 · 941 students
Golden Grove Primary School
R-6 · 495 students
Golden Grove High School
U, 7-12 · 1486 students
Demographics
The median age of 44 is 4 years above the national median, and the trajectory is aging: the senior share rose 8.8 points over the decade while the young share fell 2.6 points. Overseas-born residents make up 24.7%, just 3.1 points above national, and English ancestry dominates at 4,848, followed by Scottish (947), Irish (760) and German (726), an Anglo-Celtic profile. Mandarin (55), Punjabi (41) and Italian (38) lead the small non-English language base. University qualifications at 30.4% are only 0.3 points above national, so this is a mainstream-education suburb rather than a knowledge hub. The average household size of 2.5 matches the national figure, and couples with children (3,296) outnumber couples without (2,363), consistent with the large family homes.
Age Distribution
Bedrooms
Dwelling Structure
85.2%
Houses
14.7%
Townhouse
0.1%
Apartment
Tenure
Tenure here leans heavily toward ownership: 44.5% hold a mortgage, 35.8% own outright, and only 19.7% rent, well below renter-heavy inner-city suburbs. The stock is 85.2% separate houses and 14.7% semi-detached, with apartments at 0.1%, so almost every home sits on its own block. Three-bedroom homes are 43.0% of dwellings and four-plus bedrooms 40.8%, while one-bedroom or studio stock is negligible at 0.9%. The price record is short but steep, rising from $892,750 in the first quarter of 2025 to $1,160,000 a year later, a 29.9% gain. Mortgage-to-income sits at 23.3% and rent-to-income at 19.2%, both below stress thresholds, because the median family income of $2,188 per week absorbs the cost of the larger homes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,686
Rent / wk
$320
HH Size
2.5
Personal Income / wk
$792
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.4%
Unoccupied
137
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.6%
Couples, no children
8,573
Total families
Economy & Employment
Healthcare leads employment at 18.7% (634 workers), followed by Education at 13.5% (458), Public Administration at 12.0% (408), Construction at 8.0% (271) and Professional/Tech at 7.9% (267), a service-and-government economy rather than a corporate one. Professionals (1,101) are the largest occupation group, with Clerical and Admin (858) and Managers (722) following. Full-time employment runs at 62.7% and unemployment at 4.2% sits below average, though the participation rate of 59.8% is held down by the older age profile and 2,904 residents not in the labour force. SEIFA shows a balanced mid-to-upper position: IEO decile 6, IER decile 7, IRSD decile 7 and IRSAD decile 6, with no extreme deprivation or affluence skew. Real income grew just 2.1% over the decade, well below the national trend.
Unemployment
1.8%
Labour Force
5,817
Unemployed
107
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.7%
Part-time
33.1%
Participation
59.8%
Employed
4,929
Occupations
Top Industries
University
30.4%
Postgraduate
6.3%
Born Overseas
24.7%
Dwellings
3,921
Transport to Work
This is a car-dependent suburb: 86.6% of residents drive to work, public transport carries just 7.3%, and walking or cycling accounts for only 1.2%, well below denser inner suburbs. The crime rate of 42.8 offences per 1,000 residents, from 441 total offences, is moderate and far below the high-density inner-city suburbs that exceed 100 per 1,000. The residential turnover rate of 16.9% is low, meaning 83.1% of residents stayed put, a sign of settled, long-tenure households. SEIFA confirms a comfortable mid-to-upper standing, with an IRSD decile of 7 and an IRSAD decile of 6, and the volunteering rate of 15.4% reflects community engagement. Only 5.5% of residents need assistance with daily activities, consistent with a stable family base despite the aging trend.
Drive
86.6%
Public Transport
7.3%
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+0.57%/yr
(+59 people/yr)
EstablishedPopulation growth is slow at 0.57% per year, around 59 persons, and the recent record is actually a mild decline, with ERP slipping from 10,525 in 2023 to 10,411 in 2025. The 10-year change of 10.4% was front-loaded, and medium forecasts project a gradual recovery to 11,016 by 2031. Overseas migration of 72 per year is the primary driver, but it is partly cancelled by net internal outflow of 49 per year, so domestic households are leaving faster than they arrive. The gentrification score of 18 places the suburb in the not-gentrifying band, and affordability has been flat at 40.3% in both 2011 and 2021. The aging shift, with the senior share up 8.8 points and the working-age share down 4.1 points, points to demographic maturity rather than renewal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+72
Net Internal / yr
-49
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
441
Year ending June 2024
Rate per 1,000 People
42.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Golden Grove compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Golden Grove a good suburb to live in?
Golden Grove suits families wanting space, with 85.2% separate houses and 40.8% holding four or more bedrooms. Ownership is high at 80.3%, residents stay put (16.9% turnover), and the crime rate of 42.8 per 1,000 is moderate. The trade-offs are car dependence, with 86.6% driving, and a low rental yield near 1.4%.
What is the median house price in Golden Grove?
The median house price is $1,160,000 as of the first quarter of 2026, up 29.9% from $892,750 a year earlier. Monthly mortgage repayments average $1,686 and weekly rent is $320, producing a gross yield near 1.4%, low by Adelaide standards.
What schools are in Golden Grove?
No individual school records are available in this dataset for Golden Grove. Education is a major local employer, accounting for 13.5% of jobs (458 workers), the second-largest industry after healthcare, and the suburb's family profile (3,296 couples with children) supports demand for schooling.
Is Golden Grove safe?
The crime rate is 42.8 offences per 1,000 residents, from 441 total offences. This is moderate and well below high-density inner-city suburbs that exceed 100 per 1,000. The low residential turnover of 16.9%, meaning 83.1% of residents stayed, points to a settled, stable community.
Is Golden Grove good for property investment?
It is primarily an owner-occupier market, with only 19.7% renting and a gross yield near 1.4% ($320/week on a $1,160,000 median). Capital growth has been strong, up 29.9% in a year, but rent grew slower at 25.5% over the decade. The 3.4% vacancy rate is balanced rather than tight.
How is Golden Grove's population changing?
Growth is slow at 0.57% per year (about 59 persons), and the population actually slipped from 10,525 in 2023 to 10,411 in 2025. Medium forecasts project 11,016 by 2031. The suburb is aging, with the senior share up 8.8 points and the median age of 44 sitting 4 years above the national figure.
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.
Explore Golden Grove on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map