Panorama
A median house price of $1,112,500 in a suburb of just 2,388 residents signals how tightly held Panorama's housing stock really is. At 89.2% separate houses and only 14.0% renters, this is one of Adelaide's most owner-occupier-dominated pockets, sitting in the SEIFA IRSAD decile 7 nationally, above average for South Australia. The population skews older at median age 43, three years above the national figure, and university qualification rates reach 46.8%, which is 16.7 percentage points above the national average. Overseas migration at 159 net arrivals per year is now the primary driver of any population growth.
Population
2,388
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,863/wk
DAs (12 months)iDevelopment Applications lodged in the past year
18
Median House
$1.1M
Median 1Q 2026
The $1,112,500 median house price as of Q1 2026 represents a 5.5% pullback from $1,177,500 recorded in Q1 2025, offering buyers a modest entry improvement compared to the recent peak. Monthly mortgage repayments average $2,058, producing a mortgage-to-income ratio of 25.5%, below the 30% stress threshold and lower than many comparable SA suburbs. Separate houses dominate at 89.2% of stock, with semi-detached at 9.7% and apartments at just 1.1%, meaning detached family homes are effectively the only option. Three-bedroom homes account for 50.5% of dwellings and four-plus bedrooms for 38.0%, a larger-than-average share compared to metropolitan Adelaide more broadly. With 44.8% of residents owning outright and only 14.0% renting, stock rarely turns over.
For Buyers
The $1,112,500 median house price as of Q1 2026 represents a 5.5% pullback from $1,177,500 recorded in Q1 2025, offering buyers a modest entry improvement compared to the recent peak. Monthly mortgage repayments average $2,058, producing a mortgage-to-income ratio of 25.5%, below the 30% stress threshold and lower than many comparable SA suburbs. Separate houses dominate at 89.2% of stock, with semi-detached at 9.7% and apartments at just 1.1%, meaning detached family homes are effectively the only option. Three-bedroom homes account for 50.5% of dwellings and four-plus bedrooms for 38.0%, a larger-than-average share compared to metropolitan Adelaide more broadly. With 44.8% of residents owning outright and only 14.0% renting, stock rarely turns over.
For Investors
The investment case in Panorama is constrained by thin rental demand. At 14.0% renters and weekly rent of $380, the gross yield on a $1,112,500 median property sits around 1.8%, below typical investor benchmarks nationally. The vacancy rate of 4.9% is elevated compared to the state average, pointing to periods of tenant scarcity in this low-turnover, owner-occupier-dominated suburb. Development activity recorded 15 applications in the past 12 months, including ancillary accommodation and semi-detached dwelling construction, indicating small-scale infill rather than new supply volume. Overseas migration drives 159 net arrivals per year, against internal outflow of 56 per year, so demand support is positive but moderate. The population grew 8% over the past decade, a slower trajectory than higher-yield markets.
Development Activity
Total DAs
157
Last 12 Months
18
YoY ChangeiYear-over-year change in DA lodgements
-37.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Panorama's median age of 43 is three years above the national figure, consistent with a mortgage-belt suburb where families have aged in place over decades. University qualifications reach 46.8%, which is 16.7 percentage points above the national average, a standout feature that reflects the professional workforce. Overseas-born residents make up 25.1% of the population, 3.5 percentage points above the national rate, with English (932), German (213), Irish (197) and Scottish (197) ancestries leading. Languages other than English are spoken by a small group; Greek (50 speakers) and Mandarin (42) are the most common. Average household size is 2.6, marginally above the national average of 2.5, and 27.6% of families are couples without children, reflecting the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
89.2%
Houses
9.7%
Townhouse
1.1%
Apartment
Tenure
The ownership profile is unusually stable even by suburban Adelaide standards: 44.8% own outright, 41.2% hold a mortgage and only 14.0% rent. Outright owners nearly matching mortgage holders points to long-tenure households rather than recent turnover-driven churn. Separate houses account for 89.2% of dwellings, compared to much lower figures in inner Adelaide, with semi-detached at 9.7% keeping infill options limited. Three-bedroom homes are the most common at 50.5%, followed by four-plus bedroom at 38.0%, a bedroom profile above average for South Australia. The median price fell from $1,177,500 to $1,112,500 across Q1 2025 to Q1 2026, a 5.5% correction. Rent-to-income at 20.4% sits comfortably below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,058
Rent / wk
$380
HH Size
2.6
Personal Income / wk
$817
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.9%
Unoccupied
46
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.6%
Couples, no children
1,983
Total families
Economy & Employment
Healthcare is the dominant industry at 20.3% of local workers (172 residents), followed by Education at 13.3% (113) and Professional/Tech at 12.0% (102). This concentration in public-service-adjacent sectors explains why the IRSAD score of 1,023 (decile 7) and IEO score of 1,048 (decile 8 on education and occupational outcomes) are both above state averages for South Australia. By occupation, Professionals lead at 360 workers, with Managers at 190 and Clerical/Admin at 141. The unemployment rate is low at 3.5%, below the national benchmark, and the full-time employment rate is 57.2%. Household income sits in the 67.3rd percentile nationally, above median but not in the top quarter, reflecting a comfortable rather than elite income base.
Unemployment
2.1%
Labour Force
4,898
Unemployed
104
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.2%
Part-time
39.3%
Participation
58.0%
Employed
1,099
Occupations
Top Industries
University
46.8%
Postgraduate
14.1%
Born Overseas
25.1%
Dwellings
901
Transport to Work
Car dependence is high: 86.5% of residents commute by car and only 4.3% use public transport, below the national average, which reflects Panorama's suburban footprint at 1.74 square kilometres. The crime rate of 33.5 incidents per 1,000 residents (80 total incidents recorded) provides a low-volume baseline, though state-level comparisons indicate this is consistent with established middle-ring suburbs. The IRSAD decile 7 rating places Panorama above the national median on the socio-economic advantage scale. Rent-to-income at 20.4% and mortgage-to-income at 25.5% both sit below stress thresholds nationally, indicating financial comfort for most households. No schools were recorded inside the suburb boundary in this dataset, so families rely on nearby institutions. The volunteering rate of 22.7% is high compared to the national average, signalling strong community participation.
Drive
86.5%
Public Transport
4.3%
Walk / Cycle
3.4%
Work from Home
N/A
Population Forecast
+0.76%/yr
(+69 people/yr)
EstablishedPanorama's population reached 2,388 in 2025, with annual growth of 0.76%, adding roughly 69 residents per year. The 10-year population change is 8%, moderate compared to higher-growth outer-ring suburbs in Adelaide. Overseas migration contributes 159 net arrivals annually while internal migration runs at negative 56, meaning the suburb relies on overseas arrivals to sustain any net growth. Medium-scenario forecasts project the broader SA2 area reaching 9,381 by 2031, growing steadily from 9,097 in 2025. The gentrification score is 36, classified as early signs, driven by a 24% rent increase over the measured period and a 17.3% real income growth figure. Affordability improved from 47.5% in 2011 to 40.8% in 2021, suggesting rising incomes have outpaced price rises over the longer term.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+159
Net Internal / yr
-56
Gentrification Signal
Not gentrifying
Population +12% since 2011
Safety & Crime
Total Offences
80
Year ending June 2024
Rate per 1,000 People
33.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Panorama compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Panorama a good suburb to live in?
Panorama ranks in SEIFA IRSAD decile 7 and IEO decile 8, both above average nationally. University qualifications reach 46.8%, which is 16.7 points above the national rate. Mortgage-to-income is a manageable 25.5% and the volunteering rate of 22.7% indicates strong community engagement. The main limitation is high car dependence, with only 4.3% using public transport.
What is the median house price in Panorama?
The median house price is $1,112,500 as of Q1 2026, down 5.5% from $1,177,500 in Q1 2025. Weekly rent averages $380 and monthly mortgage repayments run approximately $2,058, giving a mortgage-to-income ratio of 25.5%, below the 30% stress threshold.
What schools are in Panorama?
No schools are recorded inside the Panorama boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is highly educated, with 46.8% holding university qualifications, which is 16.7 percentage points above the national average, and a high rate of professionals among residents.
Is Panorama safe?
Panorama recorded 80 total crime incidents, giving a crime rate of 33.5 per 1,000 residents. The suburb sits in SEIFA IRSAD decile 7, above the national median on the relative socio-economic advantage and disadvantage index. Only 4.6% of residents (107 people) need daily assistance, a figure consistent with a low-disadvantage, established suburb.
Is Panorama good for property investment?
Weekly rent of $380 against a $1,112,500 median implies a gross yield near 1.8%, low by national standards. The vacancy rate of 4.9% is elevated, and the 14.0% renter share is thin compared to higher-yield suburbs. Overseas migration adds 159 net arrivals per year, supporting long-term demand, but 8% population growth over the decade is modest versus broader Adelaide growth corridors.
How is Panorama's population changing?
Panorama's population is growing at 0.76% annually, adding around 69 residents per year. The 10-year change is 8%. Overseas migration is the primary driver at 159 net arrivals per year, while internal migration runs at negative 56. Medium-scenario forecasts for the SA2 area project population reaching 9,381 by 2031, up from 9,097 in 2025.
What is the demographic profile of Panorama?
The median age is 43, three years above the national figure. University qualifications at 46.8% are 16.7 points above national. Overseas-born residents account for 25.1% of the population, 3.5 points above national. The most common ancestries are English (932 residents), German (213) and Irish (197). Average household size is 2.6.
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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