Gulfview Heights
Gulfview Heights pairs a $982,500 median house price with SEIFA decile 1 scores across all four indexes, a combination that is unusually rare in Adelaide and signals a suburb where Census-era disadvantage measures no longer match current property values. The suburb sits at the 73.3rd percentile for household income nationally and has an extremely low 9.2% renter share, both well above what decile 1 typically implies. Owner-occupiers account for 90.7% of households, with 42.2% owning outright. At 97.3% detached houses and 58.1% of dwellings with 4 or more bedrooms, this is one of Adelaide's most consistently large-lot, family-detached markets.
Population
3,674
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,953/wk
DAs (12 months)iDevelopment Applications lodged in the past year
44
Median House
$982K
Median 1Q 2026
The median house price reached $982,500 in 1Q 2026, up from $950,000 a year earlier, a 3.4% annual rise. Nearly all stock is separate houses at 97.3%, and 58.1% of those have 4 or more bedrooms, so buyers get significantly more space than in comparable-priced inner suburbs. Monthly mortgage repayments average $1,517, giving a mortgage-to-income ratio of 17.9%, which is well below the 30% stress threshold and lower than the national average stress benchmark. Turnover is low at 14.9%, meaning 85.1% of residents stayed put, so supply is consistently tight. With 48.5% of households still carrying a mortgage compared to 42.2% owning outright, the buyer cohort is mainly established families rather than first-home purchasers.
For Buyers
The median house price reached $982,500 in 1Q 2026, up from $950,000 a year earlier, a 3.4% annual rise. Nearly all stock is separate houses at 97.3%, and 58.1% of those have 4 or more bedrooms, so buyers get significantly more space than in comparable-priced inner suburbs. Monthly mortgage repayments average $1,517, giving a mortgage-to-income ratio of 17.9%, which is well below the 30% stress threshold and lower than the national average stress benchmark. Turnover is low at 14.9%, meaning 85.1% of residents stayed put, so supply is consistently tight. With 48.5% of households still carrying a mortgage compared to 42.2% owning outright, the buyer cohort is mainly established families rather than first-home purchasers.
For Investors
The rental market here is thin: only 9.2% of households rent, far below the national renter share, and weekly rent sits at $350. Against the $982,500 median, that implies a gross yield under 1.9%, making yield-focused investment difficult to justify compared to higher-yield Adelaide suburbs. The 2.5% vacancy rate is moderate. Overseas migration adds a net 12 residents per year while internal migration subtracts a net 8, producing a balanced but low-growth demand base. Development activity reached 40 applications in the past 12 months, mostly ancillary accommodation and verandahs on existing lots rather than new dwellings. Rent grew 50% over the measured period, outpacing real income growth, suggesting rental demand is firming despite the small tenant base. Capital growth is a more credible thesis than yield here.
Development Activity
Total DAs
201
Last 12 Months
44
YoY ChangeiYear-over-year change in DA lodgements
+69.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gulfview Heights iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Gulfview Heights Primary School
R-6 · 384 students
Demographics
The median age is 41, matching the national figure, but the age structure is shifting as the young adult share fell 9.6 points over the decade while the working-age share rose 5.7 points. Average household size of 2.9 is 0.4 above the national average, consistent with the 4-bedroom-dominant housing stock. Overseas-born residents make up 25.2%, which is 3.6 points above the national figure. Ancestry is led by English (1,371 residents), Italian (432) and Scottish (273). University qualifications sit at 28.0%, which is 2.1 points below the national rate. Volunteering at 15.5% is a moderate indicator of engagement, and 85.1% of residents remained in the suburb between Census periods, pointing to strong residential attachment.
Age Distribution
Bedrooms
Dwelling Structure
97.3%
Houses
2.7%
Townhouse
N/A
Apartment
Tenure
Stock composition ranks among the most detached-dominant in SA: 97.3% separate houses, 2.7% semi-detached, and no recorded apartments. Four-or-more bedroom dwellings account for 58.1%, with 3-bedroom homes at 38.4%, indicating a persistently large-format market. Tenure splits to 42.2% owning outright and 48.5% on a mortgage, together totalling 90.7% owner-occupation, with renters at only 9.2%. The median rose 3.4% from $950,000 in 1Q 2025 to $982,500 in 1Q 2026. Mortgage-to-income at 17.9% and rent-to-income at 17.9% both sit below stress thresholds, meaning existing owners and tenants carry housing costs comfortably relative to incomes in the 73.3rd percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$350
HH Size
2.9
Personal Income / wk
$816
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.5%
Unoccupied
33
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.9%
Couples, no children
3,298
Total families
Economy & Employment
Healthcare is the largest employing industry at 18.2% (222 workers), followed by Education at 12.8% (156) and Construction at 11.3% (138). By occupation, Professionals lead at 344 workers, closely followed by Clerical/Admin at 320 and Managers at 251. Full-time employment runs at 60.4% and the unemployment rate is 3.9%, below the national average. Participation rate of 64.9% is moderate, though 889 residents are not in the labour force, a share that likely reflects the maturing household structure. Real income growth was negative 21.5% over the decade, a significant contraction that explains why SEIFA scores remain at decile 1 nationally even as property prices climbed sharply. That divergence between asset values and income is the defining economic tension in the suburb.
Unemployment
17.2%
Labour Force
1,595
Unemployed
274
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.4%
Part-time
35.7%
Participation
64.9%
Employed
1,906
Occupations
Top Industries
University
28.0%
Postgraduate
6.0%
Born Overseas
25.2%
Dwellings
1,266
Transport to Work
Car dependency is very high: 89.5% of residents drive to work and only 3.5% use public transport, below the state average for metropolitan suburbs. Walking and cycling account for 0.6%. Crime totalled 83 incidents, giving a rate of 22.6 per 1,000 residents, which ranks among the lower crime bands in metropolitan Adelaide. SEIFA IRSAD sits at decile 1 nationally, reflecting Census-measured disadvantage that predates the recent price surge, but housing-cost stress indicators contradict this: both mortgage-to-income and rent-to-income sit at 17.9%, below stress thresholds. No schools are recorded within the 3.58 km2 boundary, so families access education in neighbouring suburbs. Only 4.2% of residents (151 people) need daily assistance, lower than many comparable SA areas.
Drive
89.5%
Public Transport
3.5%
Walk / Cycle
0.6%
Work from Home
N/A
Population Forecast
+0.53%/yr
(+26 people/yr)
EstablishedAnnual population growth is 0.53%, adding about 26 residents per year. The 10-year change was 3.5%, modest for an established suburb. Medium-scenario forecasts project population rising from roughly 4,915 in 2025 to 5,071 by 2031. Migration is balanced: overseas arrivals contribute a net 12 per year while internal movement removes 8, resulting in slow but positive net growth. The young adult share declined 9.6 points over the decade, a notable shift toward an older and working-age profile. The gentrification stage is recorded as early signs with a score of 25, reflecting property prices rising faster than incomes. Affordability worsened from 17.5% of income in 2011 to 27.2% in 2021, and with the median now at $982,500, it has likely tightened further since.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+12
Net Internal / yr
-8
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
83
Year ending June 2024
Rate per 1,000 People
22.6
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gulfview Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gulfview Heights a good suburb to live in?
Gulfview Heights suits owner-occupying families: 90.7% of households own their home, crime sits at 22.6 incidents per 1,000 residents, and housing cost stress is low with mortgage-to-income at 17.9%, well below the 30% stress threshold. The main trade-offs are high car dependency at 89.5% and no schools recorded within the suburb boundary.
What is the median house price in Gulfview Heights?
The median house price is $982,500, recorded in 1Q 2026, up 3.4% from $950,000 in 1Q 2025. Weekly rent averages $350 and monthly mortgage repayments run about $1,517, giving a mortgage-to-income ratio of 17.9%, below the national stress threshold.
What schools are in Gulfview Heights?
No schools are recorded within the Gulfview Heights boundary in this dataset. Families access schools in neighbouring suburbs. The local population has a 28.0% university qualification rate and household income at the 73.3rd percentile nationally, indicating a well-resourced resident base despite the absence of local schools.
Is Gulfview Heights safe?
Gulfview Heights recorded 83 total crime incidents, giving a rate of 22.6 per 1,000 residents. This places it among the lower crime bands for metropolitan Adelaide. Only 4.2% of residents (151 people) need daily assistance, consistent with a relatively stable residential profile.
Is Gulfview Heights good for property investment?
Weekly rent of $350 against a $982,500 median implies a gross yield under 1.9%, low compared to higher-yield Adelaide suburbs. Rent grew 50% over the measured period and vacancy is 2.5%. Only 9.2% of households rent, limiting tenant demand. The stronger case is capital growth, with prices up 3.4% in the year to 1Q 2026.
How is Gulfview Heights's population changing?
Population is growing at 0.53% per year, adding about 26 residents annually. The 10-year change was 3.5%, and medium forecasts project growth to roughly 5,071 by 2031 from around 4,915 in 2025. The young adult share fell 9.6 points over the decade while the working-age share rose 5.7 points.
How much development is happening in Gulfview Heights?
There were 40 development applications lodged in the past 12 months. Recent samples include ancillary accommodation, verandahs and retaining walls on existing lots, consistent with owner-occupiers improving established homes rather than new dwelling construction. With 97.3% detached houses across 3.58 km2, the suburb has limited infill capacity.
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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