Hope Valley
House prices in Hope Valley surged 17.5% in a single year, jumping from $800,000 to $940,000, one of the sharpest annual gains in Adelaide's northeast. This price spike contrasts with the suburb's moderate household income at just the 28.7th percentile nationally, creating a growing affordability gap. The median age of 46 sits 6 years above the national figure, and 12.0% of residents need assistance with daily tasks, the highest rate among comparable Adelaide suburbs, reflecting an aging population with significant care needs.
Population
8,184
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,270/wk
DAs (12 months)iDevelopment Applications lodged in the past year
77
Median House
$940K
Median 1Q 2026
The $940,000 median house price has leapt from $800,000 in just one year. Three-bedroom homes at 50.0% dominate the stock, followed by 2-beds at 26.3%. Separate houses make up 73.5%, with a notable 24.0% semi-detached share that provides townhouse alternatives. Mortgage stress sits comfortably at 27.6% because monthly repayments ($1,517) remain below the national average, a legacy of lower entry prices from earlier years. Outright owners at 38.0% and mortgage holders at 39.3% together account for 77.3%, so rental competition is limited. Turnover at 18.0% suggests moderate listing frequency.
For Buyers
The $940,000 median house price has leapt from $800,000 in just one year. Three-bedroom homes at 50.0% dominate the stock, followed by 2-beds at 26.3%. Separate houses make up 73.5%, with a notable 24.0% semi-detached share that provides townhouse alternatives. Mortgage stress sits comfortably at 27.6% because monthly repayments ($1,517) remain below the national average, a legacy of lower entry prices from earlier years. Outright owners at 38.0% and mortgage holders at 39.3% together account for 77.3%, so rental competition is limited. Turnover at 18.0% suggests moderate listing frequency.
For Investors
Weekly rent of $320 against a $940,000 median produces a thin 1.8% gross yield, well below Adelaide averages. This ratio has worsened sharply as prices jumped 17.5% while rents lagged. The 22.7% renter share is moderate, and vacancy at 5.5% sits at a manageable level. The development pipeline is active: 80 DAs in 12 months, including a notable 30-lot community title land division, signalling densification potential. Italian and Punjabi migrant families provide stable long-term tenancy. Overseas migration data is not available at suburb level for SA, limiting migration-driven demand forecasting.
Development Activity
Total DAs
429
Last 12 Months
77
YoY ChangeiYear-over-year change in DA lodgements
+20.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hope Valley iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Torrens Valley Christian School
R-12 · 565 students
Highbury Primary School
U, R-6 · 499 students
Modbury South Primary School
U, R-6 · 179 students
Demographics
English ancestry leads at 3,084, followed by Italian (892), Scottish (635), and German (622), a mix reflecting Adelaide's European migration waves. Punjabi (109 speakers) and Italian (104) top the non-English language list. At 28.1% born overseas, the proportion sits 6.5pp above the national average. University attainment at 30.1% matches the national rate exactly. Average household size of 2.3 is below the national 2.5, consistent with the older demographic. The 12.0% needing assistance (944 people) is nearly triple the national average, indicating significant aged-care demand.
Age Distribution
Bedrooms
Dwelling Structure
73.5%
Houses
24.0%
Townhouse
2.5%
Apartment
Tenure
Prices jumped 17.5% in one year, from $800,000 to $940,000. Separate houses at 73.5% dominate, but the 24.0% semi-detached share is unusually high for Adelaide's outer northeast, likely driven by recent infill development. Ownership leans toward mortgage holders (39.3%), with 38.0% owning outright. The 3-bedroom stock at 50.0% is the backbone. Apartments are minimal at 2.5%. Mortgage-to-income at 27.6% and rent-to-income at 25.2% both stay below the 30% stress threshold, though the rapid price increase will push future buyers closer to stress levels.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$320
HH Size
2.3
Personal Income / wk
$658
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.5%
Unoccupied
191
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.6%
Couples, no children
6,043
Total families
Economy & Employment
Healthcare employs a dominant 20.7% of workers (476 people), consistent with the suburb's aged-care needs. Education follows at 14.1%, then construction (9.4%) and public administration (8.7%). Professionals lead occupations at 723 workers, with clerical/admin at 511 and community/personal services at 481. Unemployment at 5.0% matches the national average. Participation at 49.6% is below average, reflecting the older, retired population. SEIFA scores cluster around decile 4 for all indices, placing Hope Valley in the lower-middle band nationally. Volunteering at 16.5% ranks above the national average.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.7%
Part-time
34.3%
Participation
49.6%
Employed
3,277
Occupations
Top Industries
University
30.1%
Postgraduate
6.8%
Born Overseas
28.1%
Dwellings
3,284
Transport to Work
Public transport usage at 7.9% is moderate for Adelaide's northeast, with car dependence at 85.4%. Three schools serve the area: Torrens Valley Christian School (Combined, Independent, ICSEA 1085, 565 students), Highbury Primary School (Government, ICSEA 1054, 499 students), and Modbury South Primary School (Government, ICSEA 1011, 179 students). All ICSEA scores sit above the national median of 1000. Crime at 33.7 per 1,000 residents is lower than Adelaide's average. The volunteering rate of 16.5% reflects strong community engagement.
Drive
85.4%
Public Transport
7.9%
Walk / Cycle
1.8%
Work from Home
N/A
Safety & Crime
Total Offences
276
Year ending June 2024
Rate per 1,000 People
33.7
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Hope Valley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hope Valley a good suburb to live in?
Hope Valley has a crime rate of 33.7 per 1,000 residents, below Adelaide's metro average. All 3 local schools have ICSEA scores above the national median of 1000. The SEIFA IRSAD decile of 4 places it in the lower-middle band, and the volunteering rate of 16.5% is above average.
What is the median house price in Hope Valley?
The median house price is $940,000 as of Q1 2026, up 17.5% from $800,000 a year earlier. Monthly mortgage repayments average $1,517, keeping mortgage stress at 27.6%, below the 30% threshold for existing owners.
What schools are in Hope Valley?
Hope Valley has 3 schools: Torrens Valley Christian School (Combined, Independent, ICSEA 1085, 565 students), Highbury Primary School (Government, ICSEA 1054, 499 students), and Modbury South Primary School (Government, ICSEA 1011, 179 students). All score above the national ICSEA median.
Is Hope Valley safe?
The crime rate is 33.7 per 1,000 residents, lower than many comparable Adelaide suburbs. Detailed crime category breakdowns are not available. The SEIFA IRSD decile of 4 and unemployment at 5.0% (at the national average) provide moderate safety indicators.
Is Hope Valley good for property investment?
Prices surged 17.5% in one year, but gross yield is thin at roughly 1.8% ($320/week vs $940,000 median). Vacancy at 5.5% is manageable. The 80 DAs in 12 months, including a 30-lot subdivision, signal densification. Investors face a capital growth vs yield trade-off.
How is Hope Valley's population changing?
Hope Valley has about 8,184 residents. The median age of 46 sits 6 years above the national figure, and 12.0% need daily assistance (944 people), nearly triple the national rate. The 80 DAs in 12 months suggest new residents are arriving despite the aging base.
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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