Hillbank
Every dwelling here is a separate house, 100% of the stock, and that single fact shapes most of what follows in this 3.16 km2 pocket of Adelaide's northern suburbs. The median house price reached $815,000 in 1Q 2026, up 14.5% from $712,000 a year earlier, one of the faster annual moves in the metro. The 5,013 residents skew young, with a median age of 36, which is 4.0 years below the national figure, and 55.9% of households carry a mortgage rather than owning outright. University qualifications sit at 20.2%, 9.9 points below national, reflecting a workforce built on healthcare, trades and public sector roles rather than knowledge professions.
Population
5,013
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,813/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$815K
Median 1Q 2026
Buyers face a market that is entirely detached housing: 100% of dwellings are separate houses, with three-bedroom homes at 54.8% and four-plus bedroom homes at 42.8%, so family-sized stock dominates and two-bedroom options are negligible at 2.1%. The median climbed 14.5% in a single year, from $712,000 to $815,000, yet affordability holds because the mortgage-to-income ratio is just 19.0%, well below the 30% stress threshold. Monthly mortgage repayments average $1,495 against a household income in the 65.5th percentile nationally. The high mortgage share of 55.9% versus 31.4% owned outright signals a suburb of working families still paying down loans rather than established retirees, which keeps demand for larger homes steady.
For Buyers
Buyers face a market that is entirely detached housing: 100% of dwellings are separate houses, with three-bedroom homes at 54.8% and four-plus bedroom homes at 42.8%, so family-sized stock dominates and two-bedroom options are negligible at 2.1%. The median climbed 14.5% in a single year, from $712,000 to $815,000, yet affordability holds because the mortgage-to-income ratio is just 19.0%, well below the 30% stress threshold. Monthly mortgage repayments average $1,495 against a household income in the 65.5th percentile nationally. The high mortgage share of 55.9% versus 31.4% owned outright signals a suburb of working families still paying down loans rather than established retirees, which keeps demand for larger homes steady.
For Investors
Renters make up only 12.7% of households, one of the lower shares you will find, so the tenant pool is shallow and the suburb leans owner-occupier. Weekly rent averages $346, which against the $815,000 median implies a gross yield near 2.2%, modest and below what northern Adelaide rentals typically return. The vacancy rate of 3.5% is balanced rather than tight, giving landlords limited pricing power. Development activity is moderate at 35 applications over 12 months, mostly dwelling additions and outbuildings rather than new supply, so stock stays scarce. The investment case rests on capital growth, supported by the 14.5% one-year price rise, more than on rental income, because the low renter base of 12.7% limits cash-flow upside.
Development Activity
Total DAs
232
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+15.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 36 runs 4.0 years below the national figure, a younger profile driven by family households, with couples raising children (1,730 families) outnumbering couples without children (1,107) across 4,362 families. Average household size is 2.7, which is 0.2 above national, consistent with the family orientation. Overseas-born residents reach 25.1%, 3.5 points above national, and ancestry leans Anglo-Celtic, led by English (2,401), Scottish (473) and Irish (352), with German (329) also notable. The most common non-English languages are Nepali (55 speakers) and Hindi (12), pointing to recent skilled migration. University qualifications at 20.2% sit 9.9 points below national, in line with a trades and service workforce rather than a professional one.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Tenure tilts heavily toward mortgaged owners: 55.9% carry a home loan, 31.4% own outright and only 12.7% rent, so the suburb is dominated by working families still servicing debt. The stock is uniform, 100% separate houses, with three-bedroom dwellings at 54.8% and four-plus bedroom at 42.8%, leaving almost no smaller-format housing. The median house price rose from $712,000 in 1Q 2025 to $815,000 in 1Q 2026, a 14.5% one-year gain. Despite that jump, housing stress is low: mortgage-to-income sits at 19.0% and rent-to-income at 19.1%, both well under the 30% threshold, because incomes in the 65.5th percentile comfortably cover the relatively modest $1,495 monthly repayments compared with pricier metro markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,495
Rent / wk
$346
HH Size
2.7
Personal Income / wk
$823
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.5%
Unoccupied
65
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.4%
Couples, no children
4,362
Total families
Economy & Employment
The workforce concentrates in essential services rather than knowledge sectors: Healthcare leads at 21.1% (350 workers), followed by Public Admin at 11.2% (185), Construction at 10.4% (172), Education at 10.1% (168) and Manufacturing at 8.8% (145). By occupation, Clerical/Admin (406) and Professionals (394) are most common, trailed by Community/Personal services (376) and Labourers (261), a mix typical of an outer-metro service economy. Unemployment sits at 5.7% with a participation rate of 65.6% and a full-time rate of 65.3%. The healthcare and public administration concentration explains the resilience of household incomes at the 65.5th percentile, because these sectors offer stable pay even though university attainment of 20.2% runs below national.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.3%
Part-time
29.0%
Participation
65.6%
Employed
2,521
Occupations
Top Industries
University
20.2%
Postgraduate
2.6%
Born Overseas
25.1%
Dwellings
1,794
Transport to Work
Daily life is car-centred: 92.0% of workers drive, while only 2.3% use public transport and 0.9% walk or cycle, well below metro averages and a function of the suburb's outer location and detached layout. The recorded crime rate is 59.8 per 1,000 residents, with 300 incidents across the year, moderate for an outer-metro area. Community ties are evident in the 80.7% residential stability rate and a volunteering rate of 12.4%, while 5.9% of residents (290 people) need daily assistance. No schools are recorded inside the 3.16 km2 boundary in this dataset, so families rely on schools in neighbouring suburbs, a common trade-off in northern Adelaide's residential pockets where housing density runs at 1,587 residents per km2.
Drive
92.0%
Public Transport
2.3%
Walk / Cycle
0.9%
Work from Home
N/A
Safety & Crime
Total Offences
300
Year ending June 2024
Rate per 1,000 People
59.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Hillbank compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hillbank a good suburb to live in?
Hillbank suits families seeking affordable detached housing: 100% of dwellings are separate houses, the median age is 36, which is 4.0 years below national, and housing stress is low with mortgage-to-income at 19.0%. The main trade-offs are car dependence, with 92.0% driving, and few public transport options.
What is the median house price in Hillbank?
The median house price is $815,000 as of 1Q 2026, up 14.5% from $712,000 in 1Q 2025. Weekly rent averages $346 and monthly mortgage repayments run about $1,495, giving a mortgage-to-income ratio of 19.0%, well below the 30% stress threshold.
What schools are in Hillbank?
No schools are recorded inside the 3.16 km2 Hillbank boundary in this dataset, so families rely on schools in neighbouring suburbs. The area skews young, with a median age of 36, 4.0 years below national, and 1,730 families are couples with children.
Is Hillbank safe?
Hillbank recorded 300 crime incidents over the year, a rate of 59.8 per 1,000 residents, moderate for an outer-metro suburb. Residential stability is high, with 80.7% of residents having stayed put over the period, and only 5.9% of the 5,013 residents need daily assistance.
Is Hillbank good for property investment?
Rent of $346 a week against an $815,000 median gives a gross yield near 2.2%, modest, and renters make up just 12.7% of households, a shallow tenant pool. The vacancy rate is 3.5%, but the 14.5% one-year price rise means returns lean on capital growth over rental income.
How is Hillbank's population changing?
The population stands at 5,013 with a median age of 36, which is 4.0 years below national, indicating a young family base. Turnover is low at 19.3%, so 80.7% of residents stayed over the period, and couples with children (1,730 families) outnumber couples without (1,107).
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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