North Adelaide
Compared with nearby Prospect and Medindie, North Adelaide reads as the more inner-urban, high-value option, with 6,823 residents concentrated across 5.09 square kilometres. The median age is 39, one year below the national figure, while 30.5% of residents were born overseas, 8.9 percentage points above the national level. Renting accounts for 47.2% of households, so the suburb attracts both established owners and a substantial renter base. Its 2.75% annual growth trend is supported by overseas migration, although high vacancy and a 112.3-per-1,000 crime rate require closer due diligence.
Population
6,823
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,867/wk
DAs (12 months)iDevelopment Applications lodged in the past year
121
Median House
$2.5M
First quarter 2026
That rise is higher than the previous annual level, while the peak-to-latest change is 0.0% because 1Q 2026 is the recorded peak. Housing choice is not dominated by detached homes, with 50.4% semi-detached, 28.1% apartments and 21.4% separate houses. Two-bedroom dwellings account for 41.4%, making right-sizing and city-fringe convenience more realistic than a conventional large-lot search. The monthly mortgage figure is $1,914, and mortgage-to-income is 23.7%, higher than rent-to-income at 20.9%. Buyers should compare heritage constraints, parking and strata costs because the compact housing mix shifts value beyond land size.
For Buyers
That rise is higher than the previous annual level, while the peak-to-latest change is 0.0% because 1Q 2026 is the recorded peak. Housing choice is not dominated by detached homes, with 50.4% semi-detached, 28.1% apartments and 21.4% separate houses. Two-bedroom dwellings account for 41.4%, making right-sizing and city-fringe convenience more realistic than a conventional large-lot search. The monthly mortgage figure is $1,914, and mortgage-to-income is 23.7%, higher than rent-to-income at 20.9%. Buyers should compare heritage constraints, parking and strata costs because the compact housing mix shifts value beyond land size.
For Investors
North Adelaide has a rental-heavy base, with 47.2% of households renting and weekly rent at $390. The 16.3% vacancy rate is higher than a scarcity-led market would normally suit, so investors should allow for longer letting periods rather than assume automatic rent competition. Demand has support from 30.5% overseas-born residents and a forecast growth rate of 2.75% annually, with overseas migration the primary driver. Development activity is material at 124 applications in 12 months, which can improve amenity but also add competing stock. Gentrification is at an Early signs stage with a score of 25, while rent growth has reached 23.1%. Compare strata, maintenance and vacancy assumptions across apartments, semi-detached homes and separate houses before buying.
Development Activity
Total DAs
684
Last 12 Months
121
YoY ChangeiYear-over-year change in DA lodgements
-5.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Adelaide
Open-register school locations for education access. This is not a school-quality ranking.
North Adelaide Primary School
Demographics
North Adelaide's median age is 39, one year below the national figure, while 57.0% of residents have university qualifications, 26.9 percentage points above the national level. The overseas-born share is 30.5%, or 8.9 points higher than nationally. Average household size is 1.9 people, 0.6 below the national figure, which fits the suburb's compact housing mix and central setting. English ancestry is recorded for 2,481 residents, followed by Irish at 782 and Scottish at 698. No religion is the largest stated affiliation at 3,084, compared with 2,633 identifying with Christianity. Residential turnover is 38.4%, with 61.6% staying at the same address, indicating both mobility and a substantial settled base.
Age Distribution
Bedrooms
Dwelling Structure
21.4%
Houses
50.4%
Townhouse
28.1%
Apartment
Tenure
Compared with the earlier quarter, the latest price is higher and also represents the peak, so peak-to-latest movement is 0.0%. Tenure is split between 33.4% owned outright, 17.4% with a mortgage and 47.2% rented, with 1.9% in other arrangements. The dwelling mix is led by semi-detached homes at 50.4%, followed by apartments at 28.1% and separate houses at 21.4%. Two-bedroom homes make up 41.4%, while 15.0% have 0 or 1 bedroom. This mix supports smaller households, but premium land values and strata exposure make property type important.
Mortgage / mo
$1,914
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$390
Census 2021
HH Size
1.9
Personal Income / wk
$964
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.3%
Unoccupied
556
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.6%
Couples with children
60.7%
Couples, no children
10.1%
Single parent
1,494
Total families
Economy & Employment
North Adelaide has a highly qualified occupational base, with 1,398 professionals and 542 managers, while healthcare is the largest industry at 21.4%, followed by professional and technical services at 15.9%, education at 12.6%, public administration at 7.3% and hospitality at 5.6%. Weekly household income is $1,867, placing the suburb at the 67.4 percentile, above the median position. The labour force totals 3,748, with 57.4% working full time, participation at 59.3% and unemployment at 6.1%. SEIFA results are uneven: IEO ranks in decile 10, IRSAD in decile 9 and IRSD in decile 8, versus IER in decile 3. That gap suggests strong education and occupation outcomes do not translate evenly into measured household economic resources.
Unemployment
6.1%
Labour Force
3,748
Unemployed
228
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.4%
Part-time
36.7%
Participation
59.3%
Employed
3,520
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
57.0%
Postgraduate
20.0%
Born Overseas
30.5%
Dwellings
2,851
Transport to Work
North Adelaide's compact 5.09 square kilometre area supports a density of 1,340.2 people per square kilometre. Walking and cycling account for 18.2% of travel, higher than public transport at 9.6%, while 52.2% drive and 16.0% work from home. One local government primary school is identified, North Adelaide Primary School, and families should check enrolment zones against the exact address. Safety requires attention: 766 recorded incidents correspond to a crime rate of 112.3 per 1,000 residents, a higher-risk signal than many buyers would prefer. Socioeconomic access is stronger, with IRSAD ranking in decile 9 and IRSD in decile 8. The combination of walkable density, central access and high socioeconomic standing supports daily convenience, but crime conditions and school boundaries should be assessed street by street.
Drive
52.2%
Public Transport
9.6%
Walk / Cycle
18.2%
Work from Home
16.0%
Population Forecast
+2.75%/yr
(+622 people/yr)
EstablishedNorth Adelaide has a higher-growth outlook, with the forecast annual trend at 2.75% and overseas migration identified as the primary driver. Population change across the wider area is 40.4% over 10 years, while the shift trajectory is Aging. That direction is reinforced by a 3.8 percentage point rise in the senior share, compared with a 0.7 point increase in the young share. Gentrification remains at an Early signs stage, with a forecast score of 25, close to the shift score of 26. Rent growth is 23.1%, and the affordability trend is labelled Improving, with reported affordability values of 67.0 in 2011 and 55.1 in 2021. Overseas migration and 124 development applications create ongoing demand and change, while the aging trajectory points to increasing appeal for established, well-located housing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+1,240
Net Internal / yr
-255
Gentrification Signal
Early signs
Net internal outflow -255/yr, Strong overseas inflow +1240/yr, Accelerating: 17% → 39%
Safety & Crime
Total Offences
766
Year ending June 2024
Rate per 1,000 People
112.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Adelaide compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in North Adelaide?
North Adelaide Primary School is identified as 1 government primary school in the suburb. Families should confirm the enrolment zone for the exact address, as school boundaries can differ from suburb boundaries.
Is North Adelaide safe?
Safety is mixed. North Adelaide recorded 766 incidents and a crime rate of 112.3 per 1,000 residents. Prospective residents should compare conditions between streets, check recent local information and consider building access, lighting and parking arrangements.
Is North Adelaide good for property investment?
It has investment positives, including 47.2% renting, $390 weekly rent and a 2.75% annual growth trend driven by overseas migration. However, the 16.3% vacancy rate and 124 development applications may increase competition, so strata costs and vacancy assumptions need close review.
How is North Adelaide's population changing?
The wider area records 40.4% population change across 10 years, with an annual trend of 2.75% and overseas migration as the primary driver. The trajectory is Aging, with the senior share up 3.8 percentage points and the young share up 0.7 points.
What languages are spoken in North Adelaide?
Mandarin is recorded for 81 residents, followed by Greek at 55, Italian at 43, Hindi at 37 and Cantonese at 26. The overseas-born share is 30.5%, which is 8.9 percentage points above the national figure.
What development is occurring in North Adelaide?
There were 124 development applications in the past 12 months. Recent examples include shop alterations, verandah work and conservation repairs to 2 chimneys on a local heritage place, indicating ongoing refurbishment as well as maintenance activity.
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), SA Department for Housing and Urban Development (house prices), state education open registers (school locations), 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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