Grange
A median house price of $1,737,500 sets Grange apart in Adelaide, yet its SEIFA scores tell a more measured story, landing in decile 5 on IRSAD and IEO, decile 4 on IRSD and just decile 3 on IER. That gap between coastal property values and mid-range advantage rankings reflects an older, asset-rich resident base: the median age of 49 runs 9.0 years above the national figure, and 43.9% of homes are owned outright. University qualifications reach 41.2%, which is 11.1 points above national, while household income sits at the 60.1st percentile, modest relative to the price tag because much of the wealth is held in long-owned property rather than current earnings.
Population
6,143
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,709/wk
DAs (12 months)iDevelopment Applications lodged in the past year
97
Median House
$1.7M
Median 1Q 2026
Buyers face a $1,737,500 median that jumped 19.4% in a single year from $1,455,000 in 1Q 2025, a steep move for a beachside Adelaide suburb. Stock favours families: 64.0% are separate houses against 16.5% apartments, and 48.7% of dwellings have three bedrooms with another 25.6% at four or more. Despite the high entry price, monthly mortgage repayments average just $2,000, producing a mortgage-to-income ratio of 27.0%, below the 30% stress threshold. That low repayment figure relative to the median signals most current mortgages were taken before the recent price surge, so new buyers entering at today's level will carry a heavier load than the averages suggest.
For Buyers
Buyers face a $1,737,500 median that jumped 19.4% in a single year from $1,455,000 in 1Q 2025, a steep move for a beachside Adelaide suburb. Stock favours families: 64.0% are separate houses against 16.5% apartments, and 48.7% of dwellings have three bedrooms with another 25.6% at four or more. Despite the high entry price, monthly mortgage repayments average just $2,000, producing a mortgage-to-income ratio of 27.0%, below the 30% stress threshold. That low repayment figure relative to the median signals most current mortgages were taken before the recent price surge, so new buyers entering at today's level will carry a heavier load than the averages suggest.
For Investors
Renters make up 25.0% of households and weekly rent averages $334, which against a $1,737,500 median implies a gross yield near 1.0%, very thin even by Adelaide standards. The 7.7% vacancy rate is elevated, pointing to soft rental demand rather than scarcity. Development is steady at 89 applications in 12 months, skewed toward land divisions and detached dwelling rebuilds rather than apartment supply. Population support is limited: net overseas migration adds about 60 residents a year while internal migration removes 28, leaving thin natural growth. With rent growth of 19.5% over the period but yields this low, the investment case rests on capital growth, the same force that lifted prices 19.4% last year, rather than rental income.
Development Activity
Total DAs
574
Last 12 Months
97
YoY ChangeiYear-over-year change in DA lodgements
+21.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Grange iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Grange Primary School
R-6 · 702 students
Demographics
The median age of 49 is 9.0 years above national, and the resident base is settled rather than transient: turnover runs at 18.3% while 81.7% stayed put, well below the churn of inner-city markets. Overseas-born residents reach 22.2%, just 0.6 points above national, so the suburb skews Anglo, led by English (2,382), Italian (609) and Irish (602) ancestries. University qualifications at 41.2% sit 11.1 points above the national figure. Average household size is 2.3, which is 0.2 below national, consistent with the older profile where couples without children make up 33.8% of families. The most common non-English languages are Greek (59 speakers) and Italian (57), a small footprint reflecting the low overseas-born share.
Age Distribution
Bedrooms
Dwelling Structure
64.0%
Houses
19.5%
Townhouse
16.5%
Apartment
Tenure
Tenure leans heavily toward outright ownership: 43.9% own their home debt-free, 31.2% carry a mortgage and 25.0% rent. Outright owners outnumbering mortgage holders points to long-held wealth rather than recent buyers, which helps explain why average repayments stay at $2,000 despite the $1,737,500 median. The stock is 64.0% separate houses with apartments at only 16.5%, and three-bedroom dwellings dominate at 48.7%. The median rose from $1,455,000 in 1Q 2025 to $1,737,500 in 1Q 2026, a 19.4% one-year gain. Mortgage-to-income at 27.0% and rent-to-income at 19.5% both stay below stress thresholds, a comfort that reflects how many residents bought in before the surge rather than current affordability for entrants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$334
HH Size
2.3
Personal Income / wk
$824
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
207
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
33.8%
Couples, no children
4,746
Total families
Economy & Employment
The workforce concentrates in services: Healthcare leads at 17.5% (365 workers), Education follows at 13.9% (290) and Professional/Tech at 10.5% (219), with Public Admin at 9.7% and Construction at 8.3%. By occupation, Professionals (812) and Managers (490) form the bulk of jobs, consistent with the 41.2% university rate. Unemployment is low at 4.2% and the full-time employment rate is 61.5%, though participation reads just 55.0% because the aging profile leaves 2,051 residents out of the labour force. Real incomes grew 20.1% over the decade. One anomaly stands out: the IER economic-resources score sits at decile 3, below the decile 5 IEO and IRSAD scores, because the 25.0% renter base and modest current incomes pull aggregate household wealth measures lower than the property values imply.
Unemployment
1.6%
Labour Force
3,040
Unemployed
50
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.5%
Part-time
34.3%
Participation
55.0%
Employed
2,769
Occupations
Top Industries
University
41.2%
Postgraduate
10.3%
Born Overseas
22.2%
Dwellings
2,459
Transport to Work
Grange is car-dependent, with 84.0% of commuters driving and only 7.7% taking public transport and 2.9% walking or cycling, above the suburb's coastal-village feel but typical for outer Adelaide. The suburb scores decile 5 on IRSAD and decile 4 on IRSD, mid-range tiers nationally that sit below its property values would suggest. Volunteering runs at 20.2% and 7.6% of residents (453 people) need daily assistance, higher than younger suburbs because the median age of 49 is 9.0 years above national. The recorded crime rate is 36.5 incidents per 1,000 residents from 224 total incidents. No schools are recorded inside the 3.56 km2 boundary, so families rely on institutions in neighbouring suburbs.
Drive
84.0%
Public Transport
7.7%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+0.95%/yr
(+47 people/yr)
EstablishedGrange grows slowly, with annual population change at 0.95% and a 10-year rise of 11.1%, classing it as an established suburb in a stable trajectory. Medium forecasts lift the population from current levels toward 5,201 by 2031, a steady continuation rather than expansion. Overseas migration of about 60 residents a year is the primary driver, partly offset by net internal outflow of 28. The gentrification stage reads early signs, scoring 39 on one measure and 20 on another, supported by population up 14% since 2011 and growth accelerating from 2% to 12%. Affordability improved from 43.0% in 2011 to 34.8% in 2021, a rare easing even as the median house price climbed 19.4% in the latest year.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+60
Net Internal / yr
-28
Gentrification Signal
Early signs
Population +14% since 2011, Accelerating: 2% → 12%
Safety & Crime
Total Offences
224
Year ending June 2024
Rate per 1,000 People
36.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Grange compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Grange a good suburb to live in?
Grange scores decile 5 on IRSAD and decile 4 on IRSD, mid-range advantage tiers nationally, with household income at the 60.1st percentile. University qualifications reach 41.2%, which is 11.1 points above national. The main trade-offs are a high $1,737,500 median house price and car dependence at 84.0% of commuters.
What is the median house price in Grange?
The median house price is $1,737,500 as of 1Q 2026, up 19.4% from $1,455,000 a year earlier. Weekly rent averages $334 and monthly mortgage repayments run about $2,000, giving a mortgage-to-income ratio of 27.0%, below the 30% stress threshold.
What schools are in Grange?
No schools are recorded inside the 3.56 km2 Grange boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well educated, with university qualifications at 41.2%, which is 11.1 points above the national figure.
Is Grange safe?
The recorded crime rate is 36.5 incidents per 1,000 residents, from 224 total incidents. As an indirect indicator, the suburb scores decile 4 on the IRSD index of relative disadvantage, a mid-range tier, and turnover is low at 18.3%, consistent with a settled residential area.
Is Grange good for property investment?
Rent of $334 a week against a $1,737,500 median gives a gross yield near 1.0%, very thin, and the 7.7% vacancy rate signals soft rental demand. Net overseas migration of about 60 a year supports demand, but with 0.95% annual population growth, returns depend on capital growth rather than yield.
How is Grange's population changing?
Population growth is 0.95% annually with an 11.1% rise over 10 years, an established and stable trajectory. Medium forecasts lift the population toward 5,201 by 2031. The profile is older, with a median age of 49, which is 9.0 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.
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