Para Hills West
At a median house price of $880,000 in 1Q 2026, Para Hills West rose 30.9% from $672,050 just one year earlier, a pace above most established SA suburbs. SEIFA decile 3 on both IRSD and IRSAD places it in the lower advantage tier nationally. The suburb combines a renter share of 38.4% with 70.2% separate houses, an unusual pairing for a 2.73 km2 footprint. Overseas-born residents at 37.4% run 15.8 percentage points above the national figure, with Punjabi and Gujarati speakers joining the dominant English and Scottish ancestry groups.
Population
3,295
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,127/wk
DAs (12 months)iDevelopment Applications lodged in the past year
64
Median House
$880K
Median 1Q 2026
The median house price reached $880,000 in 1Q 2026, up 30.9% from $672,050 in 1Q 2025. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 26.6%, below the 30% stress threshold. Separate houses dominate at 70.2% of dwellings, with semi-detached at 28.4% and apartments at just 1.3%. Three-bedroom homes account for 64.8% of stock, so buyers have a wide selection in that configuration. Outright owners are 25.6% and mortgage holders 36.0%, both lower than national norms, reflecting the 38.4% renter share.
For Buyers
The median house price reached $880,000 in 1Q 2026, up 30.9% from $672,050 in 1Q 2025. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 26.6%, below the 30% stress threshold. Separate houses dominate at 70.2% of dwellings, with semi-detached at 28.4% and apartments at just 1.3%. Three-bedroom homes account for 64.8% of stock, so buyers have a wide selection in that configuration. Outright owners are 25.6% and mortgage holders 36.0%, both lower than national norms, reflecting the 38.4% renter share.
For Investors
A 38.4% renter share in a 70.2% separate-house suburb creates stable house-rental demand. Weekly rent of $275 against the $880,000 median implies a gross yield around 1.6%, low by national standards, so the investment case rests on capital growth. The 30.9% price gain in one year is the key signal. The 5.2% vacancy rate is elevated, suggesting some softness in rental take-up. Overseas migration adds approximately 138 arrivals per year, offset by net internal outflow of 140. Development activity of 62 applications in 12 months is consistent with gradual upgrade activity rather than new supply pressure.
Development Activity
Total DAs
312
Last 12 Months
64
YoY ChangeiYear-over-year change in DA lodgements
+8.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Para Hills West iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Para Hills West Primary School
U, R-6 · 287 students
Para Hills High School
U, 7-12 · 670 students
Demographics
The median age of 38 sits 2.0 years below the national figure. Overseas-born residents at 37.4% run 15.8 percentage points above the national figure, the most distinctive signal here. English ancestry leads at 1,071 residents, then Scottish (224) and Indian (185). Punjabi (62 speakers) and Gujarati (56) are the top non-English languages. University qualifications at 24.0% are 6.1 percentage points below national, consistent with IEO decile 3. The trajectory is aging, with the senior share rising 3.4 points and working-age falling 1.5 points over the decade. Average household size of 2.3 is 0.2 below national.
Age Distribution
Bedrooms
Dwelling Structure
70.2%
Houses
28.4%
Townhouse
1.3%
Apartment
Tenure
Prices rose 30.9% from $672,050 in 1Q 2025 to $880,000 in 1Q 2026. Separate houses at 70.2% dominate stock, semi-detached at 28.4%, and apartments at just 1.3%. Three-bedroom homes account for 64.8% of dwellings, concentrating demand in that configuration. Tenure splits: renters 38.4%, mortgage holders 36.0%, outright owners 25.6%. Both rent-to-income (24.4%) and mortgage-to-income (26.6%) sit below the 30% stress threshold, meaning housing costs are manageable compared to local incomes. Weekly rent of $275 is low relative to the median price, reflecting an affordability-led rental market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$275
HH Size
2.3
Personal Income / wk
$600
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
73
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.5%
Couples, no children
2,479
Total families
Economy & Employment
Healthcare dominates at 26.1% of workers (210 people), above most suburban averages, likely supported by proximity to Lyell McEwin Hospital. Construction (8.8%, 71 workers) and Manufacturing (8.7%, 70 workers) follow, giving the workforce a trade-and-care character. Community and Personal service workers lead by occupation at 236, ahead of Labourers (200) and Professionals (186). Unemployment at 8.3% is elevated vs the national average, and the participation rate of 52.3% is low because 1,083 residents are not in the labour force. Household income sits in the 21st percentile nationally, consistent with IRSD decile 3 and IRSAD decile 3.
Unemployment
3.8%
Labour Force
8,270
Unemployed
311
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.2%
Part-time
33.5%
Participation
52.3%
Employed
1,298
Occupations
Top Industries
University
24.0%
Postgraduate
6.5%
Born Overseas
37.4%
Dwellings
1,336
Transport to Work
Car dependency sits at 88.0%, with public transport at 5.2% and walking or cycling at 1.4%, typical of outer northern Adelaide suburbs rather than inner-city areas. No schools are recorded inside the boundary, so families rely on nearby institutions. The crime rate of 115 per 1,000 residents (379 offences) is elevated compared to lower-crime SA suburbs. SEIFA IRSAD decile 3 places the area in the lower third nationally for advantage. About 10.2% of residents (321 people) need daily assistance, above the national average, partly because of the aging trajectory. Rent-to-income at 24.4% keeps rental costs below the 30% stress threshold.
Drive
88.0%
Public Transport
5.2%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+0.26%/yr
(+41 people/yr)
EstablishedPopulation growth is 0.26% per year, adding about 41 people annually, below the national average for established suburbs. The 10-year change of 4.4% is modest. Medium forecasts project the broader area rising from 15,507 in 2025 to 15,656 by 2031. The primary driver is overseas migration (about 138 per year), offset by net internal outflow of 140, keeping net growth near flat. The gentrification stage is not gentrifying, consistent with IRSAD decile 3 and no upward shift in incomes or education. Affordability improved from 46.6% in 2011 to 44.5% in 2021, and real income grew 5.7% over the decade, modest gains compared to higher-decile SA suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+138
Net Internal / yr
-140
Gentrification Signal
Not gentrifying
Net internal outflow -140/yr
Safety & Crime
Total Offences
379
Year ending June 2024
Rate per 1,000 People
115.0
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Para Hills West compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Para Hills West a good suburb to live in?
Para Hills West has affordable housing costs relative to the $880,000 median, with mortgage-to-income at 26.6% and rent-to-income at 24.4%, both below the 30% stress threshold. The suburb scores SEIFA IRSAD decile 3, in the lower third nationally, and the crime rate of 115 per 1,000 residents is elevated. Healthcare employment is strong at 26.1% of workers, likely reflecting good access to medical services nearby.
What is the median house price in Para Hills West?
The median house price reached $880,000 in 1Q 2026, up from $672,050 in 1Q 2025, a 30.9% rise in one year. Monthly mortgage repayments average $1,300. Weekly rent averages $275, giving a rough gross rental yield around 1.6% against the current median.
What schools are in Para Hills West?
No schools are recorded inside the Para Hills West boundary in this dataset. Families rely on schools in neighbouring suburbs. The suburb has 24.0% of residents with university qualifications, which is 6.1 percentage points below the national figure, consistent with the SEIFA IEO decile 3 education profile.
Is Para Hills West safe?
The crime rate is 115 offences per 1,000 residents, with 379 total offences recorded, which is classified as a high-crime-rate signal relative to comparable SA suburbs. The SEIFA IRSD decile 3 indicates moderate disadvantage, a factor that often correlates with higher crime rates nationally.
Is Para Hills West good for property investment?
The 30.9% price gain from $672,050 to $880,000 in a single year is strong for capital growth. The renter share of 38.4% in a 70.2% separate-house suburb provides a stable tenant pool, though the 5.2% vacancy rate signals some softness. Gross yield around 1.6% is low, so returns depend primarily on continued capital appreciation rather than rental income.
How is Para Hills West's population changing?
The suburb grows at 0.26% per year, adding about 41 residents annually. The 10-year population change is 4.4%. Overseas migration of approximately 138 arrivals per year is offset by net internal outflow of 140, keeping growth near flat. The age trajectory is aging, with the senior share up 3.4 points over the decade.
What languages are spoken in Para Hills West?
About 37.4% of residents were born overseas, which is 15.8 percentage points above the national figure. The main non-English languages are Punjabi (62 speakers) and Gujarati (56), reflecting a notable South Asian community. Arabic (23) and Malayalam (22) are also spoken, alongside a Persian-speaking group of 19 residents.
How much development is happening in Para Hills West?
There were 62 development applications lodged in the past 12 months, including outbuilding works and internal renovations. Recent applications include a commercial refurbishment (Liebherr L1 Building A) and structural upgrades to existing homes, consistent with an established suburb undergoing gradual improvement rather than new supply addition.
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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