Greenwith
A 97.2% detached house share, the highest in Adelaide's north-east corridor, defines Greenwith as a low-density family estate that has resisted densification entirely. Household income at the 75.1 percentile nationally sits well above the Golden Grove neighbour next door, yet the median house price of $905,000 is $255,000 lower, creating a rare value gap in the same postcode. The crime rate of 22.9 per 1,000 is one of the lowest in the Adelaide metropolitan area, consistent with the IRSD decile 7 reading. Population has been essentially flat, declining 0.7% over the past decade, with trend growth of just 7 persons per year. The mortgage-to-income ratio of 18.7% sits far below the 30% stress threshold, the lowest in the surrounding suburbs.
Population
10,103
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,002/wk
DAs (12 months)iDevelopment Applications lodged in the past year
76
Median House
$905K
Median 1Q 2026
The median house price of $905,000 slipped 1.1% from $915,000 in 1Q 2025 to $905,000 in 1Q 2026, a mild correction after broader Adelaide growth. Detached houses account for 97.2% of stock, with virtually no apartments and only 2.8% semi-detached, meaning buyers are purchasing into a near-homogeneous housing fabric. Three-bedroom homes lead at 46.8%, closely followed by four-plus bedrooms at 45.5%, reflecting the family-oriented 1990s estate. Monthly mortgage repayments of $1,621 produce a mortgage-to-income ratio of just 18.7%, well below the 30% stress threshold and lower than most comparable Adelaide suburbs. Household income at the 75.1 percentile nationally confirms a higher-earning base than the IRSAD decile 6 might suggest.
For Buyers
The median house price of $905,000 slipped 1.1% from $915,000 in 1Q 2025 to $905,000 in 1Q 2026, a mild correction after broader Adelaide growth. Detached houses account for 97.2% of stock, with virtually no apartments and only 2.8% semi-detached, meaning buyers are purchasing into a near-homogeneous housing fabric. Three-bedroom homes lead at 46.8%, closely followed by four-plus bedrooms at 45.5%, reflecting the family-oriented 1990s estate. Monthly mortgage repayments of $1,621 produce a mortgage-to-income ratio of just 18.7%, well below the 30% stress threshold and lower than most comparable Adelaide suburbs. Household income at the 75.1 percentile nationally confirms a higher-earning base than the IRSAD decile 6 might suggest.
For Investors
The renter share of 19.1% is well below the national average, producing a thin tenant pool. Median weekly rent of $320 against a $905,000 median delivers a gross yield of approximately 1.8%, below the threshold most investors require. The vacancy rate of 3.0% is relatively tight, suggesting that the few rental properties available do find tenants. With 65 development applications in 12 months, mostly minor works like pools and verandahs, the suburb is not adding new dwellings at any meaningful rate. Net internal migration runs at negative 48 persons per year, offset by 64 overseas arrivals, producing near-zero population growth. The gentrification score of 2 out of 100 confirms no structural shift is underway.
Development Activity
Total DAs
476
Last 12 Months
76
YoY ChangeiYear-over-year change in DA lodgements
+18.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Greenwith iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of Hope School
R-6 · 292 students
Greenwith Primary School
R-6 · 558 students
Demographics
English ancestry dominates at 4,933 residents, with Scottish (949), German (829) and Irish (797) producing a strongly Anglo-leaning profile. Only 19.4% of residents were born overseas, 2.2 percentage points below the national average. University qualifications at 27.3% sit 2.8 points below the national average but align with the IEO decile 6 reading. The median age of 40 matches the national figure exactly. An average household size of 2.7, above the national 2.5, and 22.3% couples without children suggest a mix of families still at home and early empty nesters. Christianity accounts for 4,370 residents, with Hinduism (60) a distant second.
Age Distribution
Bedrooms
Dwelling Structure
97.2%
Houses
2.8%
Townhouse
N/A
Apartment
Tenure
Tenure splits show 30.7% own outright, 50.2% hold mortgages and 19.1% rent. The 50.2% mortgage share is one of the highest in the Adelaide north-east, reflecting that most households purchased with finance in the 2000s-2010s rather than inheriting or buying outright. The 97.2% detached house share is near-total, with semi-detached at just 2.8%. Three-bedroom (46.8%) and four-plus bedroom (45.5%) homes account for 92.3% of stock combined. The median price of $905,000 dipped 1.1% from the 1Q 2025 peak of $915,000. The price-to-annual-household-income ratio sits around 8.7 times, more moderate than Golden Grove's 13.4 times, because Greenwith's income base is higher at the 75.1 percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,621
Rent / wk
$320
HH Size
2.7
Personal Income / wk
$873
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.0%
Unoccupied
112
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.3%
Couples, no children
8,835
Total families
Economy & Employment
Healthcare leads at 18.1% (656 workers), followed by Education at 13.4%, Public Administration at 12.1%, Construction at 10.5% and Manufacturing at 7.6%. The presence of Manufacturing at 7.6% differentiates Greenwith from purely white-collar suburbs and reflects proximity to Elizabeth's industrial base. Professionals are the largest occupational group at 1,027, ahead of Clerical/Admin (878) and Managers (762). The unemployment rate of 3.8% sits below the national average, and the participation rate of 67.0% is notably high, indicating a suburb where most adults of working age are employed. The IER decile 7 and IEO decile 6 alignment shows economic resources slightly outpacing educational credentials, consistent with trade and public-sector income sources.
Unemployment
2.1%
Labour Force
5,511
Unemployed
115
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.9%
Part-time
33.3%
Participation
67.0%
Employed
5,271
Occupations
Top Industries
University
27.3%
Postgraduate
5.3%
Born Overseas
19.4%
Dwellings
3,674
Transport to Work
Car dependence is very high at 89.2%, with only 5.0% using public transport and 0.8% walking or cycling, reflecting the outer-suburban layout with limited transit connections. The crime rate of 22.9 per 1,000 sits well below the Adelaide metropolitan median and is consistent with the IRSD decile 7 reading. Two schools serve the suburb: Our Lady of Hope School (Catholic primary, ICSEA 1,045, 292 students) and Greenwith Primary School (Government, ICSEA 1,019, 558 students), both above the national 1,000 benchmark. The need-for-assistance rate of 5.1% is close to the national average. The combination of low crime and above-benchmark schools makes Greenwith competitive for families despite limited public transport.
Drive
89.2%
Public Transport
5.0%
Walk / Cycle
0.8%
Work from Home
N/A
Population Forecast
+0.07%/yr
(+7 people/yr)
EstablishedPopulation growth is nearly flat at 0.07% annually, adding just 7 persons per year. Medium projections show the population barely moving from 9,246 in 2026 to 9,283 by 2031. The 10-year population change was negative 0.7%, one of the few Adelaide suburbs to actually shrink. Net internal migration of negative 48 persons per year is offset by 64 overseas arrivals, producing equilibrium. The senior share grew 5.7 percentage points while the young adult share dropped 4.5 points, an aging trajectory. Real income growth of just 1.8% over the decade, combined with a gentrification score of 2, confirms stasis rather than transformation. Affordability has remained stable with mortgage-to-income at roughly 37% in both 2011 and 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+64
Net Internal / yr
-48
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
231
Year ending June 2024
Rate per 1,000 People
22.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Greenwith compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Greenwith a good suburb to live in?
Greenwith suits families wanting a low-crime, detached-housing environment with above-average schools. Both local schools exceed the ICSEA 1,000 benchmark, crime runs at 22.9 per 1,000 (well below state median), and the mortgage-to-income ratio of 18.7% is far below the stress threshold. Trade-offs include 89.2% car dependence, near-zero population growth (0.07% per year) and an aging demographic profile.
What is the median house price in Greenwith?
The median house price is $905,000 as of 1Q 2026, down 1.1% from $915,000 in 1Q 2025. Monthly mortgage repayments sit at $1,621 and weekly rent at $320. At a household income percentile of 75.1, the mortgage-to-income ratio is just 18.7%, making Greenwith one of the least mortgage-stressed suburbs in the Adelaide north-east corridor.
What schools are in Greenwith?
Greenwith has 2 schools, both above the national ICSEA benchmark of 1,000. Our Lady of Hope School (Catholic primary, ICSEA 1,045, 292 students) and Greenwith Primary School (Government, ICSEA 1,019, 558 students) serve the suburb. Both sit comfortably in the above-average band, consistent with the IEO decile 6 reading for the area.
Is Greenwith safe?
Greenwith recorded 231 offences at a rate of 22.9 per 1,000 residents, well below the South Australian metropolitan median. The IRSD decile 7 reading (lower disadvantage) aligns with this low crime outcome. The 97.2% detached housing, 80.9% home ownership rate (owned outright plus mortgage) and stable, older demographic profile all contribute to the lower crime pattern.
Is Greenwith good for property investment?
The investment case is limited. Only 19.1% of households rent, producing a thin tenant pool. The $320 weekly rent against $905,000 median yields approximately 1.8% gross, below most investor thresholds. The 3.0% vacancy rate is tight, but population growth at 0.07% per year means no demand expansion. Net internal migration is negative at 48 per year. Capital growth showed a slight 1.1% decline over the past year.
How is Greenwith's population changing?
Greenwith's population is essentially stagnant, with 0.07% annual growth adding just 7 persons per year. The 10-year population change was negative 0.7%. Medium projections reach 9,283 by 2031 from 9,246 in 2026. The senior share grew 5.7 percentage points over the decade while the young share dropped 4.5 points, confirming the aging-in-place trajectory. The gentrification score of 2 out of 100 indicates no structural change.
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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