Richmond
A suburb where 45.6% of residents hold university qualifications, 15.5 percentage points above the national figure, yet household income sits only at the 39.3rd percentile nationally, Richmond occupies a particular niche in Adelaide's inner west. With 3,474 residents across 1.41 km2, density reaches 2,471 per km2. Overseas-born residents account for 35.1%, which is 13.5 points higher than national, driven by net overseas migration of 479 arrivals per year. The median age of 36 is 4 years below the national median, indicating a relatively young resident base. Price data shows the median house reached $1,325,000 in the first quarter of 2026, a 16.2% rise from $1,140,000 just one year earlier.
Population
3,474
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,383/wk
DAs (12 months)iDevelopment Applications lodged in the past year
34
The median house price reached $1,325,000 in the first quarter of 2026, up 16.2% from $1,140,000 in the first quarter of 2025. Monthly mortgage repayments average $1,700, and the mortgage-to-income ratio sits at 28.4%, below the 30% stress threshold. Separate houses make up 63.0% of dwellings, with semi-detached at 21.6% and apartments at 15.4%. Three-bedroom homes dominate at 52.0%, with two-bedroom at 26.6% and four-plus at 13.3%. Outright owners account for 24.6%, below the national average for established inner suburbs, while mortgage holders make up 30.4% of households.
For Buyers
The median house price reached $1,325,000 in the first quarter of 2026, up 16.2% from $1,140,000 in the first quarter of 2025. Monthly mortgage repayments average $1,700, and the mortgage-to-income ratio sits at 28.4%, below the 30% stress threshold. Separate houses make up 63.0% of dwellings, with semi-detached at 21.6% and apartments at 15.4%. Three-bedroom homes dominate at 52.0%, with two-bedroom at 26.6% and four-plus at 13.3%. Outright owners account for 24.6%, below the national average for established inner suburbs, while mortgage holders make up 30.4% of households.
For Investors
A 45.1% renter share gives landlords a broad tenant pool, and weekly rent of $300 keeps the rent-to-income ratio at 21.7%, below the stress threshold, supporting stable tenancy. The 7.8% vacancy rate is elevated compared to tighter SA rental markets, suggesting yield upside may be limited near term. Net overseas migration of 479 per year outpaces the internal outflow of 210, sustaining 0.79% annual population growth. Development at 34 applications in 12 months is mostly alterations rather than new supply. Price growth of 16.2% in one year positions capital appreciation as the stronger investment story than yield.
Development Activity
Total DAs
218
Last 12 Months
34
YoY ChangeiYear-over-year change in DA lodgements
-2.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Richmond iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tenison Woods Catholic Primary School
R-6 · 262 students
Demographics
Richmond skews young, with a median age of 36 that sits 4 years below the national figure. University qualifications at 45.6% run 15.5 percentage points higher than the national rate. Overseas-born residents reach 35.1%, which is 13.5 points above national, with ancestry led by English (893), Greek (361), Italian (275) and Irish (238). Greek is the most common non-English language with 117 speakers, followed by Mandarin (68) and Punjabi (62). The average household size of 2.2 is 0.3 below national. Couples with children account for 879 households, and the 25.1% turnover rate signals regular population churn consistent with a suburb attracting younger renters.
Age Distribution
Bedrooms
Dwelling Structure
63.0%
Houses
21.6%
Townhouse
15.4%
Apartment
Tenure
Tenure leans toward renting: 45.1% of households rent, higher than the SA state average for comparable inner suburbs, compared to 30.4% on mortgages and 24.6% owning outright. This split reflects the younger median age of 36 and strong rental demand driven by overseas arrivals. Separate houses dominate at 63.0%, with semi-detached at 21.6% and apartments at 15.4%. Three-bedroom homes account for 52.0% of stock. The median house price rose from $1,140,000 in the first quarter of 2025 to $1,325,000 in the first quarter of 2026, a 16.2% gain. Mortgage-to-income sits at 28.4%, below the 30% stress threshold, and rent-to-income at 21.7% is also below stress levels.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,700
Rent / wk
$300
HH Size
2.2
Personal Income / wk
$771
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.8%
Unoccupied
126
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.5%
Couples, no children
2,407
Total families
Economy & Employment
Healthcare is the dominant industry at 21.5% of local workers (296 people), above the national average for residential suburbs, followed by Professional/Tech at 10.3% (141 workers) and Education at 9.7% (133 workers). Retail employs 7.3% and construction 7.2%. By occupation, Professionals lead with 468 workers, ahead of Community and Personal Services (313) and Clerical and Admin (288). Unemployment of 5.6% is above the national average. The SEIFA picture shows a notable split: the IEO education score sits at decile 7, above the national median, while the IER economic resources score is decile 2, far below average, meaning high qualifications here have not translated into proportional household wealth.
Unemployment
3.1%
Labour Force
11,718
Unemployed
359
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.6%
Part-time
34.8%
Participation
64.7%
Employed
1,827
Occupations
Top Industries
University
45.6%
Postgraduate
11.6%
Born Overseas
35.1%
Dwellings
1,469
Transport to Work
Car reliance is high at 79.1%, with 9.1% using public transport and 5.5% walking or cycling. The crime rate of 45.5 per 1,000 residents covers 158 recorded incidents. SEIFA places Richmond at decile 5 on IRSD, near the national median for disadvantage, and decile 6 on IRSAD, slightly above the national median on the combined advantage index. This places Richmond in the middle tier nationally, rather than at either extreme. Volunteering reaches 14.4% and 5.9% of residents need assistance with daily tasks. Rent-to-income of 21.7% keeps most tenants below the stress threshold. No schools are recorded within the suburb boundary.
Drive
79.1%
Public Transport
9.1%
Walk / Cycle
5.5%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+146 people/yr)
EstablishedPopulation grows at 0.79% per year, adding around 146 persons annually, with a 10-year increase of 7.8%. Overseas migration of 479 per year is the primary driver, above the internal outflow of 210 per year. The medium forecast projects the broader SA2 area reaching approximately 19,140 residents by 2031. The gentrification score of 14 classifies Richmond as not gentrifying, below the threshold seen in inner suburbs that have experienced rapid income and investment surges. Affordability improved from 48.7% in 2011 to 42.0% in 2021, though rent grew 27.5% versus real income growth of 20.1%, meaning rent has outpaced earnings over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+479
Net Internal / yr
-210
Gentrification Signal
Not gentrifying
Population +13% since 2011, Net internal outflow -210/yr, Strong overseas inflow +479/yr
Safety & Crime
Total Offences
158
Year ending June 2024
Rate per 1,000 People
45.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Richmond compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Richmond a good suburb to live in?
Richmond scores at the SEIFA decile 6 level on the combined advantage index, slightly above the national median. University qualifications reach 45.6% of residents, which is 15.5 percentage points above national. The suburb has a young median age of 36 and strong overseas migration of 479 per year sustaining population growth, though the 7.8% vacancy rate and 5.6% unemployment rate are worth noting.
What is the median house price in Richmond?
The median house price in Richmond, SA reached $1,325,000 in the first quarter of 2026, up 16.2% from $1,140,000 in the first quarter of 2025. Weekly rent averages $300 and monthly mortgage repayments are approximately $1,700, giving a mortgage-to-income ratio of 28.4%.
What schools are in Richmond?
No schools are recorded within the Richmond SA 5033 boundary in this dataset. With a median age of 36 and 879 couples-with-children households, families in the suburb rely on schools in neighbouring inner-Adelaide suburbs. University qualifications among adults reach 45.6%, well above the national average.
Is Richmond safe?
Richmond recorded 158 total crime incidents, giving a rate of 45.5 per 1,000 residents. This is a useful benchmark for comparing against other SA suburbs. On the SEIFA IRSD index of relative disadvantage, Richmond sits at decile 5, near the national median, indicating average levels of socioeconomic disadvantage rather than concentrated deprivation.
Is Richmond good for property investment?
Richmond offers a 45.1% renter share, giving landlords a large tenant pool, and weekly rent of $300 keeps rent-to-income at 21.7% for tenants, supporting stable occupancy. The median house price rose 16.2% in one year to $1,325,000. The main caution is a 7.8% vacancy rate, which is elevated, suggesting yield may be tight compared to demand-driven markets.
How is Richmond's population changing?
Richmond is growing at 0.79% per year, adding around 146 people annually, with a 10-year population increase of 7.8%. Overseas migration drives growth at 479 arrivals per year, offsetting internal outflow of 210 per year. Medium forecasts project the broader SA2 population reaching approximately 19,140 by 2031.
What languages are spoken in Richmond?
With 35.1% of residents born overseas, which is 13.5 percentage points above the national figure, Richmond has a genuinely multicultural population. Greek is the most common non-English language with 117 speakers, followed by Mandarin (68), Punjabi (62), Arabic (32) and Italian (29). Ancestry is led by English, Greek, Italian and Irish heritage groups.
How much development is happening in Richmond?
Richmond recorded 34 development applications in the past 12 months, largely dwelling alterations, verandah additions and tree removal works rather than large-scale new supply. This level of activity reflects an established inner suburb gradually renewing its existing stock rather than adding significant new housing, consistent with population growth of 0.79% per year.
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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