Holden Hill
A suburb covering just 1.89 km2 in Adelaide's north-east, Holden Hill recorded a median house price of $942,750 in Q1 2026, up 22.4% from $770,000 a year earlier, one of the sharpest single-year rises in the metro area. The 38.1% overseas-born share sits 16.5 percentage points above the national figure, a level typically associated with migrant-gateway suburbs, yet 39.7% hold university qualifications, nearly 10 points above national average. Detached houses dominate at 81.1% of dwellings, and 63.5% of homes have three bedrooms, pointing to a suburb shaped by family households rather than apartment churn.
Population
3,716
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,363/wk
DAs (12 months)iDevelopment Applications lodged in the past year
41
Median House
$943K
Median 1Q 2026
The median house price reached $942,750 in Q1 2026, up from $770,000 in Q1 2025, a 22.4% gain in 12 months. Separate houses make up 81.1% of stock, with three-bedroom homes the most common configuration at 63.5%, followed by four-plus bedrooms at 14.7%. Monthly mortgage repayments average $1,500, and the mortgage-to-income ratio is 25.4%, below the 30% stress threshold despite the price surge, because household income at $1,363 per week sits in the 35th percentile nationally. Outright owners (26.7%) are slightly outnumbered by mortgage holders (37.2%), meaning a meaningful share of buyers are still mid-loan rather than debt-free. The compact 1.89 km2 boundary limits supply expansion, which partly explains the steep price acceleration.
For Buyers
The median house price reached $942,750 in Q1 2026, up from $770,000 in Q1 2025, a 22.4% gain in 12 months. Separate houses make up 81.1% of stock, with three-bedroom homes the most common configuration at 63.5%, followed by four-plus bedrooms at 14.7%. Monthly mortgage repayments average $1,500, and the mortgage-to-income ratio is 25.4%, below the 30% stress threshold despite the price surge, because household income at $1,363 per week sits in the 35th percentile nationally. Outright owners (26.7%) are slightly outnumbered by mortgage holders (37.2%), meaning a meaningful share of buyers are still mid-loan rather than debt-free. The compact 1.89 km2 boundary limits supply expansion, which partly explains the steep price acceleration.
For Investors
Renters account for 36.1% of households, providing a broad tenant base, and weekly rent is $300. Against the $942,750 median, that rent implies a gross yield near 1.7%, modest but in line with the Adelaide metro. The vacancy rate is 6.5%, which is elevated and warrants attention before committing. Development activity is active at 38 applications in the past 12 months, including land divisions of single lots into two or three, signalling that the suburb is actively densifying. The 22.4% price gain in one year demonstrates strong capital momentum, though buyers should weigh whether that pace is sustainable against the current 6.5% vacancy rate and household income sitting in the 35th percentile nationally.
Development Activity
Total DAs
256
Last 12 Months
41
YoY ChangeiYear-over-year change in DA lodgements
-8.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Holden Hill iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kildare College
7-12 · 768 students
Demographics
Holden Hill's median age of 37 is 3 years below the national figure, reflecting a younger-than-average resident base. Overseas-born residents reach 38.1%, which is 16.5 percentage points above the national average, giving the suburb a notably international character. English ancestry leads at 1,016 residents, followed by Indian (366) and Italian (338), while German (237) also features. Among non-English languages, Punjabi is the most spoken (138 residents), followed by Hindi (58) and Gujarati (43), consistent with a sizeable South Asian community. Hinduism is the second religion behind Christianity, with 333 Hindu residents. Average household size is 2.4, marginally below the national figure, and couples with children (1,179 families) outnumber couples without children (715).
Age Distribution
Bedrooms
Dwelling Structure
81.1%
Houses
13.5%
Townhouse
5.5%
Apartment
Tenure
Tenure leans toward mortgage holders: 37.2% carry a mortgage, 36.1% rent, and 26.7% own outright. The rental share is above the SA state average, and outright ownership is relatively low, consistent with a suburb where many buyers are still in the wealth-building phase. Detached houses dominate at 81.1%, well above the national average, with semi-detached at 13.5% and apartments at just 5.5%. Three-bedroom homes account for 63.5% of dwellings, the typical family configuration, and four-plus bedrooms add another 14.7%. The median house price rose from $770,000 to $942,750 between Q1 2025 and Q1 2026, a 22.4% gain. Rent-to-income sits at 22.0% and mortgage-to-income at 25.4%, both below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,500
Rent / wk
$300
HH Size
2.4
Personal Income / wk
$706
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
103
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.1%
Couples, no children
2,843
Total families
Economy & Employment
Healthcare is the dominant industry at 23.0% of employed residents (280 workers), nearly double the next sector, Education at 10.2% (124 workers). Construction (8.2%, 100 workers), Retail (7.6%, 92 workers) and Professional/Tech (7.5%, 91 workers) round out the top five. By occupation, Professionals lead at 314 workers, closely followed by Community and Personal Service workers (294) and Clerical/Admin (252). Unemployment is 7.2%, above the national average, and the participation rate of 58.0% is below national norms, partly because 1,025 residents are outside the labour force entirely. Full-time employment is 60.6% of those employed. Weekly personal income averages $706, placing household income in the 35th percentile nationally, lower than the suburb's strong housing prices might suggest.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.6%
Part-time
32.2%
Participation
58.0%
Employed
1,653
Occupations
Top Industries
University
39.7%
Postgraduate
11.8%
Born Overseas
38.1%
Dwellings
1,478
Transport to Work
Holden Hill is heavily car-dependent: 81.9% of residents drive to work, compared to the national share, and only 9.7% use public transport and 2.2% walk or cycle. The crime rate is 65.7 incidents per 1,000 residents, based on 244 total recorded incidents, a figure that can be compared against SA state and national benchmarks when assessing safety. Housing stress indicators are favourable: rent-to-income at 22.0% and mortgage-to-income at 25.4% both sit below the 30% stress threshold. About 6.3% of residents (223 people) need daily assistance, and volunteering runs at 12.4%. No schools are listed within the suburb boundary in this dataset, so families rely on schools in neighbouring suburbs. The suburb's compact size and high density mean most amenities are accessible within a short drive.
Drive
81.9%
Public Transport
9.7%
Walk / Cycle
2.2%
Work from Home
N/A
Safety & Crime
Total Offences
244
Year ending June 2024
Rate per 1,000 People
65.7
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Holden Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Holden Hill a good suburb to live in?
Holden Hill suits families and younger households. The median age of 37 is 3 years below national, 81.1% of homes are detached houses, and the mortgage-to-income ratio of 25.4% is below the 30% stress threshold. The 7.2% unemployment rate is above national norms and the area is car-dependent with only 9.7% using public transport, so those without a car should consider accessibility carefully.
What is the median house price in Holden Hill?
The median house price is $942,750 as of Q1 2026, up 22.4% from $770,000 in Q1 2025. Weekly rent averages $300 and monthly mortgage repayments average $1,500. The mortgage-to-income ratio sits at 25.4%, below the 30% stress level despite the sharp price increase.
What schools are in Holden Hill?
No schools are recorded within the Holden Hill boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population is relatively well-educated, with 39.7% holding university qualifications, which is 9.6 percentage points above the national figure.
Is Holden Hill safe?
The recorded crime rate is 65.7 incidents per 1,000 residents, based on 244 total incidents. This figure is useful when compared against the SA state average to assess relative safety. Housing stress is low, with rent-to-income at 22.0% and mortgage-to-income at 25.4%, both below stress thresholds, which are indirect indicators of a stable residential environment.
Is Holden Hill good for property investment?
The 22.4% price gain from $770,000 to $942,750 in one year is strong capital momentum. The 36.1% renter share gives landlords a solid tenant pool, but the 6.5% vacancy rate is elevated and implies some supply competition. Weekly rent of $300 against the $942,750 median gives a gross yield of roughly 1.7%. Land division activity (38 DAs in 12 months) signals ongoing densification, which could support future demand.
How is Holden Hill's population changing?
The resident population is 3,716 across a compact 1.89 km2, giving a density of 1,963 people per km2. The median age of 37 is 3 years below national, and 38.1% of residents were born overseas, 16.5 points above national, suggesting continued household formation from migration. Resident turnover was 22.3% in the reference period, with 77.7% remaining stable.
What languages are spoken in Holden Hill?
About 38.1% of residents were born overseas, which is 16.5 percentage points above the national figure. Punjabi is the most common non-English language (138 speakers), followed by Hindi (58) and Gujarati (43), reflecting a significant South Asian community. Italian (40) and Sinhala (39) also feature, consistent with the top ancestries of Indian (366 residents) and Italian (338 residents).
How much development is happening in Holden Hill?
There were 38 development applications lodged in the past 12 months. Recent examples include land divisions from 1 lot into 2 and 1 into 3, plus new detached dwellings. This level of subdivision activity within a 1.89 km2 suburb indicates the area is gradually densifying, which can affect streetscape and future supply levels.
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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