Ingle Farm
Ingle Farm's median leapt 15.8% in a single year, from $745,000 to $862,500, one of the sharpest annual gains in this dataset, yet household incomes remain at the 29.8 percentile nationally, creating an extreme affordability mismatch. The 7.4% unemployment rate is double the national average, and 9.3% of residents need assistance, the highest in this batch. All four SEIFA indices cluster at decile 3, confirming broad disadvantage. Meanwhile, 126 development applications in 12 months signal active infill, driven by terrace-style multi-dwelling projects that are reshaping the suburb's traditionally detached-house character.
Population
9,543
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,286/wk
DAs (12 months)iDevelopment Applications lodged in the past year
138
Median House
$862K
Median 1Q 2026
The $862,500 median represents a rapid price jump from $745,000 just one year prior (15.8% growth), which pushes the price-to-income ratio to roughly 12.9 times annual household income, a concerning level for the local income base. Detached houses dominate at 92.2%, with three-bedroom homes comprising 77.9% of stock, the highest single-bedroom-type concentration in this batch. Mortgage-to-income at 24.9% is within the comfort zone but higher than the median-income position would suggest. The 34.8% outright ownership rate indicates a mix of long-held properties and newer mortgaged purchases.
For Buyers
The $862,500 median represents a rapid price jump from $745,000 just one year prior (15.8% growth), which pushes the price-to-income ratio to roughly 12.9 times annual household income, a concerning level for the local income base. Detached houses dominate at 92.2%, with three-bedroom homes comprising 77.9% of stock, the highest single-bedroom-type concentration in this batch. Mortgage-to-income at 24.9% is within the comfort zone but higher than the median-income position would suggest. The 34.8% outright ownership rate indicates a mix of long-held properties and newer mortgaged purchases.
For Investors
Renters at 27.5% form a moderate tenant base. Weekly rent of $310 against an $862,500 median gives a gross yield of roughly 1.9%, very low given the disadvantage profile. Vacancy at 5.2% is slightly elevated. The 126 development applications in 12 months include multi-dwelling terrace projects, which will add rental supply. Crime rate of 72.1 per 1,000 is a factor for property management risk. Net overseas migration at 155 per year provides the primary demand, but the SEIFA decile 3 profile limits capital growth prospects compared to adjacent, higher-decile suburbs.
Development Activity
Total DAs
590
Last 12 Months
138
YoY ChangeiYear-over-year change in DA lodgements
+39.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Ingle Farm iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
North Ingle School
R-6 · 180 students
Ingle Farm East Primary School
U, R-6 · 268 students
Ingle Farm Primary School
U, R-6 · 454 students
Demographics
English (2,923) leads ancestry, but 'Other' (1,834) and Indian (635) reflect significant non-Anglo migration. The 36.2% overseas-born share sits 14.6 points above national. Punjabi (212), Gujarati (111), Hindi (91), Arabic (81) and Italian (56) are the main non-English languages. Islam (740) and Hinduism (521) are the second and third largest religions after Christianity (3,639). University qualifications at 28.7% are 1.4 points below national, and the median age of 39 is 1 year below national. Average household size of 2.5 matches the national average.
Age Distribution
Bedrooms
Dwelling Structure
92.2%
Houses
4.6%
Townhouse
3.2%
Apartment
Tenure
Owner-occupiers total 72.5% (34.8% outright + 37.7% mortgage), with renters at 27.5%. The stock is 92.2% detached houses, 4.6% semi-detached and 3.2% apartments, though the 126 DAs (including terrace and multi-dwelling projects) suggest the mix is shifting. Three-bedroom homes at 77.9% dominate overwhelmingly. The median jumped 15.8% from $745,000 to $862,500 in one year, but this is based on only 2 quarters of data and should be interpreted with caution. The rent-to-income ratio of 24.1% and mortgage-to-income of 24.9% both sit below the stress threshold but are elevated for a decile 3 suburb.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,387
Rent / wk
$310
HH Size
2.5
Personal Income / wk
$636
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
198
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.1%
Couples, no children
7,312
Total families
Economy & Employment
Healthcare dominates at 23.8% (621 workers), well above the national average, followed by Construction at 8.6%, Education at 8.1%, Retail at 7.4% and Manufacturing at 7.3%. The occupational mix is relatively even: Professionals (609), Community/Personal (606), Labourers (574) and Clerical/Admin (556) are all closely clustered, an unusual pattern that indicates a blue-collar/service economy rather than a professional-dominant one. Unemployment at 7.4% is notably above the national average, and participation at 52.9% is low. All four SEIFA deciles at 3 confirm consistent socio-economic disadvantage across all measures.
Unemployment
4.5%
Labour Force
8,006
Unemployed
362
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.5%
Part-time
32.1%
Participation
52.9%
Employed
3,892
Occupations
Top Industries
University
28.7%
Postgraduate
7.5%
Born Overseas
36.2%
Dwellings
3,612
Transport to Work
Car driving accounts for 85.3% of commutes, with public transport at 7.5% and walking/cycling at 1.4%. The suburb has 3 government primary schools: North Ingle School (ICSEA 998, 180 students), Ingle Farm East Primary (ICSEA 981, 268 students) and Ingle Farm Primary (ICSEA 967, 454 students). All sit near or slightly below the 1,000 ICSEA benchmark, consistent with the SEIFA decile 3 profile. The crime rate of 72.1 per 1,000 residents is above average. Need for assistance at 9.3% is the highest in this batch, well above the national average.
Drive
85.3%
Public Transport
7.5%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+0.66%/yr
(+107 people/yr)
EstablishedPopulation grows at 0.66% per year (107 persons), driven by overseas migration averaging 155 per year with a minor internal outflow of 38. The 10-year change of 6.8% is below the national average. The suburb is aging: the senior share expanded 5.0 points while the working-age share contracted 3.4 points. Gentrification score is 0, with no upgrading signals detected despite the price surge. Affordability has been stable, with mortgage-to-income barely changing from 48.6% in 2011 to 47.6% in 2021. Projections show modest growth from 16,371 in 2026 to 16,908 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+155
Net Internal / yr
-38
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
688
Year ending June 2024
Rate per 1,000 People
72.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Ingle Farm compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Ingle Farm a good suburb to live in?
Ingle Farm is a working-class suburb with SEIFA decile 3 across all indices, indicating broad disadvantage. The $862,500 median has risen sharply but sits against incomes at the 29.8 percentile. Healthcare employs 23.8% of workers. The crime rate of 72.1 per 1,000 is above average. Affordability tension is the key concern.
What is the median house price in Ingle Farm?
The median is $862,500 as of Q1 2026, up 15.8% from $745,000 in Q1 2025. Monthly mortgage repayments are $1,387 and the mortgage-to-income ratio is 24.9%. Weekly rent sits at $310. The sharp annual gain should be read cautiously given the short 2-quarter data series.
What schools are in Ingle Farm?
Ingle Farm has 3 government primary schools. North Ingle School (ICSEA 998, 180 students) sits closest to the national benchmark, while Ingle Farm East Primary (981, 268) and Ingle Farm Primary (967, 454) fall slightly below. All scores are consistent with the suburb's SEIFA decile 3 profile.
Is Ingle Farm safe?
The recorded crime rate is 72.1 per 1,000 residents (688 total offences). The SEIFA IRSD decile 3 indicates above-average disadvantage. Unemployment at 7.4% is well above the national average, and 9.3% of residents need assistance, the highest proportion in this batch.
Is Ingle Farm good for property investment?
Gross yield is roughly 1.9% ($310/week on $862,500), very low. The 15.8% price jump in one year is notable, but based on thin data. Vacancy at 5.2% is slightly above balanced, and the 126 DAs in 12 months (including multi-dwelling projects) will add supply. The SEIFA decile 3 and 7.4% unemployment rate are structural headwinds.
How is Ingle Farm's population changing?
Growth is modest at 0.66% per year (107 people), driven by overseas migration of 155 per year. The 10-year change of 6.8% is below the national average. The senior share expanded 5.0 points over the decade, indicating an aging trajectory. Projections show growth to 16,908 by 2031.
What languages are spoken in Ingle Farm?
Punjabi (212), Gujarati (111), Hindi (91), Arabic (81) and Italian (56) lead non-English languages. With 36.2% born overseas (14.6 points above national) and Islam (740) and Hinduism (521) as significant religions, the suburb reflects multi-origin migration into Adelaide's northern suburbs.
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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