Highgate
A median house price of $2,600,000 and 63.5% university qualification rate mark Highgate as one of Adelaide's most affluent and educated postcodes, with household income at the 83.4th percentile nationally. The suburb covers just 0.56 km2 and holds 1,504 residents, giving a density of 2,680 per km2 that is high for a suburb where 68.7% of dwellings are separate houses. The 56.9% price rise from $1,657,500 in 1Q 2025 to $2,600,000 in 1Q 2026 is the most striking number in the dataset, a one-year move that outpaces nearly all comparable Adelaide markets. Low crime at 17.3 incidents per 1,000 residents and 80.8% of residents not moving in the prior year signal stability alongside that price surge.
Population
1,504
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,192/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$2.6M
Median 1Q 2026
The $2,600,000 median house price represents a dramatic 56.9% rise from $1,657,500 just one year earlier, so buyers entering now pay a premium that prices in that recent growth. Separate houses make up 68.7% of stock, with semi-detached at 17.6% and apartments at 13.6%, meaning detached houses are the dominant product type, which is unusual for such a small, dense suburb. The most common dwelling size is 3 bedrooms (41.8%), followed by 4-plus (34.5%), so family-sized homes are the norm rather than the exception. Monthly mortgage repayments average $2,009, and the mortgage-to-income ratio of 21.2% is below the 30% stress threshold, reflecting that existing owners have high incomes relative to their debt levels. At 41.9% owned outright, most residents are debt-free, pointing to long-held generational wealth rather than a cohort of leveraged new buyers.
For Buyers
The $2,600,000 median house price represents a dramatic 56.9% rise from $1,657,500 just one year earlier, so buyers entering now pay a premium that prices in that recent growth. Separate houses make up 68.7% of stock, with semi-detached at 17.6% and apartments at 13.6%, meaning detached houses are the dominant product type, which is unusual for such a small, dense suburb. The most common dwelling size is 3 bedrooms (41.8%), followed by 4-plus (34.5%), so family-sized homes are the norm rather than the exception. Monthly mortgage repayments average $2,009, and the mortgage-to-income ratio of 21.2% is below the 30% stress threshold, reflecting that existing owners have high incomes relative to their debt levels. At 41.9% owned outright, most residents are debt-free, pointing to long-held generational wealth rather than a cohort of leveraged new buyers.
For Investors
Rental demand in Highgate is moderate, with 23.6% of dwellings tenanted and weekly rent at $360, well below the national median for premium suburbs. Against a $2,600,000 median, that rent implies a gross yield near 0.7%, among the lowest possible in the Adelaide market. The vacancy rate of 5.3% is elevated and suggests a comfortable excess of rental supply relative to demand. Development activity is light at 12 applications in the past 12 months, mostly alterations and tree removals rather than new dwellings, so supply pressures are unlikely to ease. The investment case therefore rests entirely on capital growth continuity, supported by a low-turnover resident base (80.8% stayed in the prior year) and high-income owner-occupier demand, rather than rental income.
Development Activity
Total DAs
68
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+8.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Highgate iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Highgate School
U, R-6 · 616 students
Concordia College
R-12 · 1312 students
Demographics
The median age of 41 is 1.0 year above the national figure, consistent with an established, professionally-settled population rather than a suburb attracting younger families. University qualifications at 63.5% run 33.4 percentage points above the national rate, one of the highest concentrations in South Australia. Overseas-born residents make up 25.4% of the population, 3.8 points above national, with English (587), Chinese (188), Scottish (152) and Irish (140) as the main ancestries. Mandarin is the top non-English language with 64 speakers, reflecting the Chinese ancestry cohort. Average household size is 2.6, matching the national figure, and 41.1% of families are couples with children, suggesting Highgate draws professionals at the family formation stage as much as empty-nesters.
Age Distribution
Bedrooms
Dwelling Structure
68.7%
Houses
17.6%
Townhouse
13.6%
Apartment
Tenure
Housing tenure tells a wealth story: 41.9% own outright and 34.5% hold a mortgage, while only 23.6% rent. Outright owners outnumbering renters by nearly 2-to-1 is consistent with a suburb holding long-term wealth at the top of the Adelaide market. The price run from $1,657,500 in 1Q 2025 to $2,600,000 in 1Q 2026, a 56.9% move in four quarters, is exceptional and likely reflects both genuine demand and a thin transaction base in a 0.56 km2 suburb. The 3-bedroom dwelling dominates at 41.8%, with 4-plus bedroom at 34.5%, so almost three quarters of dwellings are family-sized. Rent-to-income at 16.4% is well below the 30% stress threshold nationally, keeping tenants comfortably housed relative to their incomes. The 5.3% vacancy rate is above average, suggesting the small rental pool is not under pressure.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,009
Rent / wk
$360
HH Size
2.6
Personal Income / wk
$988
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
32
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.6%
Couples, no children
1,261
Total families
Economy & Employment
Healthcare is the dominant employer at 24.2% of workers (147 people), followed by Professional/Tech at 14.1% (86) and Education at 13.0% (79). Public Admin adds 9.0% (55 workers), a sector typical of high-educated Adelaide suburbs near the CBD. Professionals are the leading occupation group (324), almost 2.5 times the count of Managers (129), a ratio that reflects the graduate-heavy workforce rather than a business-owning class. Full-time employment runs at 57.4% and unemployment is low at 3.6%. Weekly personal income of $988 and household income of $2,192 place Highgate in the 83.4th percentile nationally, significantly higher than the Australian household median. The 62.6% participation rate is moderate, partly because 401 residents are not in the labour force, consistent with a mix of early retirees and stay-at-home partners in high-income households.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.4%
Part-time
39.0%
Participation
62.6%
Employed
746
Occupations
Top Industries
University
63.5%
Postgraduate
17.2%
Born Overseas
25.4%
Dwellings
579
Transport to Work
Walking and cycling account for 9.3% of commute trips, above the national average for comparable suburbs, and public transport for 6.6%, while 80.4% drive, which is slightly lower than the state norm for inner-suburban Adelaide. Crime sits at 17.3 incidents per 1,000 residents, consistent with the low-crime identity signal from the suburb data and well below typical urban rates. Volunteering is notably high at 26.0% of residents, roughly double the national rate, which reflects the professional, community-oriented resident base. Only 2.7% of residents (40 people) need daily assistance despite a median age of 41. Rent-to-income at 16.4% and mortgage-to-income at 21.2% are both below national stress thresholds, indicating financial comfort across both tenure groups. No schools are recorded within the suburb boundary, so families use institutions in neighbouring Unley, Parkside and surrounding suburbs.
Drive
80.4%
Public Transport
6.6%
Walk / Cycle
9.3%
Work from Home
N/A
Safety & Crime
Total Offences
26
Year ending June 2024
Rate per 1,000 People
17.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Highgate compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Highgate a good suburb to live in?
Highgate scores well on most liveability measures. Household income sits at the 83.4th percentile nationally, the crime rate is a low 17.3 per 1,000 residents, and 63.5% of adults hold university qualifications, well above the national figure. Low rental stress (16.4% rent-to-income) and high volunteering (26.0%) point to a financially secure and engaged community. The main trade-off is the $2,600,000 median house price.
What is the median house price in Highgate?
The median house price reached $2,600,000 in the first quarter of 2026, up 56.9% from $1,657,500 in the first quarter of 2025. Monthly mortgage repayments average $2,009, and the mortgage-to-income ratio of 21.2% is below the 30% stress threshold. Weekly rent averages $360, giving a rent-to-income ratio of 16.4%.
What schools are in Highgate?
No schools are recorded inside the Highgate boundary in this dataset. The suburb covers just 0.56 km2, so families draw on schools in adjoining suburbs including Unley, Parkside and Malvern. The local adult population is highly educated, with 63.5% holding university qualifications, which is 33.4 percentage points above the national average.
Is Highgate safe?
Highgate recorded 26 total crimes in the reference period, giving a rate of 17.3 incidents per 1,000 residents, which is low relative to most urban suburbs. The suburb carries a low-crime identity signal in the data, consistent with its high-income and low-disadvantage profile. Only 2.7% of residents (40 people) require daily assistance, further reflecting a healthy, stable population.
Is Highgate good for property investment?
The capital growth story is strong, with a 56.9% price rise from $1,657,500 to $2,600,000 in a single year. However, weekly rent of $360 against that median implies a gross yield near 0.7%, and the 5.3% vacancy rate is above average. Investors face very low yield but benefit from high owner-occupier demand and constrained supply in a 0.56 km2 suburb with only 12 DA applications in 12 months.
How is Highgate's population changing?
Population forecasts are not available in this dataset. The current population is 1,504, with a low turnover rate: 80.8% of residents did not move in the prior year. This stability, combined with only 12 development applications in the past 12 months, suggests the population is holding steady rather than growing rapidly. The suburb has minimal land left to develop given its 0.56 km2 footprint.
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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