Semaphore
A median house price of $1,472,500 in a suburb of only 2,749 residents and 1.06 square kilometres tells the central story of Semaphore: this is a compact coastal market where scarcity and desirability drive values well above the Adelaide state median. The median age of 50 is 10 years above the national figure, reflecting a long-settled, owner-occupier population where 35.6% own outright. University qualifications reach 37.8%, which is 7.7 percentage points above the national average. House prices rose 24.3% from $1,185,000 to $1,472,500 between 1Q 2025 and 1Q 2026, making this one of the stronger annual moves recorded across SA coastal suburbs.
Population
2,749
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,718/wk
DAs (12 months)iDevelopment Applications lodged in the past year
67
Median House
$1.5M
Median 1Q 2026
The median house price of $1,472,500 in 1Q 2026 represents a 24.3% rise from $1,185,000 just one year earlier in 1Q 2025. Separate houses dominate at 65.4% of dwellings, with semi-detached homes at 22.9% and apartments at 11.2%. The most common dwelling size is three bedrooms at 44.3%, followed by two bedrooms at 29.1%, meaning buyers seeking larger homes face a relatively shallow pool. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio sits at 23.3%, below the 30% stress threshold, which is manageable given household incomes at the 60.3rd percentile nationally. Outright owners at 35.6% outnumber mortgage holders at 33.7%, a pattern typical of an established suburb with a long-settled, older resident base.
For Buyers
The median house price of $1,472,500 in 1Q 2026 represents a 24.3% rise from $1,185,000 just one year earlier in 1Q 2025. Separate houses dominate at 65.4% of dwellings, with semi-detached homes at 22.9% and apartments at 11.2%. The most common dwelling size is three bedrooms at 44.3%, followed by two bedrooms at 29.1%, meaning buyers seeking larger homes face a relatively shallow pool. Monthly mortgage repayments average $1,733, and the mortgage-to-income ratio sits at 23.3%, below the 30% stress threshold, which is manageable given household incomes at the 60.3rd percentile nationally. Outright owners at 35.6% outnumber mortgage holders at 33.7%, a pattern typical of an established suburb with a long-settled, older resident base.
For Investors
With 30.7% of residents renting and weekly rent at $320, demand for rental stock is real but yield arithmetic is challenging against a $1,472,500 median. Gross yield on those figures approximates 1.1%, which is lower than most SA metro markets. The vacancy rate of 9.2% is elevated, suggesting the rental pool has more supply than immediate demand can absorb. Development activity is moderate at 66 applications in the past 12 months, mostly alterations and pool installations rather than new supply, consistent with an established suburb. Population growth is slow at 0.46% annually, but overseas migration adds 145 people per year on average, which provides a steady underlying demand base compared to nationally stagnant markets.
Development Activity
Total DAs
326
Last 12 Months
67
YoY ChangeiYear-over-year change in DA lodgements
+11.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Semaphore iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Dominican School
R-6 · 230 students
Demographics
The median age of 50 is 10 years above the national average, and the trajectory reinforces this: the senior share rose 4.7 percentage points over the decade while the working-age share fell 0.9 points, confirming an aging profile. University qualifications at 37.8% sit 7.7 points above the national figure, placing Semaphore among the more educated SA coastal suburbs. Ancestry is predominantly Anglo-Celtic, with English the largest group at 1,176 residents, followed by Irish (348) and Scottish (345). Overseas-born residents make up 23.0% of the population, which is 1.4 points above the national figure. Household size averages 2.2, which is 0.3 below the national average, consistent with the older couples-without-children profile: 34.6% of families are couples with no children.
Age Distribution
Bedrooms
Dwelling Structure
65.4%
Houses
22.9%
Townhouse
11.2%
Apartment
Tenure
Tenure reflects a suburb where long-term ownership is the norm: 35.6% own outright, 33.7% carry a mortgage and 30.7% rent. Outright owners outnumbering mortgage holders indicates established wealth rather than a market dominated by recent buyers. The stock is predominantly separate houses at 65.4%, with semi-detached at 22.9% and apartments at 11.2%. Three-bedroom homes account for 44.3% of dwellings and two-bedroom at 29.1%, while 4-plus bedroom homes are 22.1%. House prices rose from $1,185,000 to $1,472,500, a 24.3% gain over one year, with the 1Q 2026 reading also the peak price on record. The rent-to-income ratio of 18.6% keeps renters well below the 30% stress threshold, which is lower than many comparable coastal suburbs.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$320
HH Size
2.2
Personal Income / wk
$857
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.2%
Unoccupied
116
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.6%
Couples, no children
1,966
Total families
Economy & Employment
Healthcare is the dominant employer at 21.0% of workers (220 people), above the state average for suburban areas, followed by Education at 11.8% and Public Administration at 11.6%. Professional and Technical services employ 9.8%, consistent with the high university qualification rate of 37.8%. By occupation, Professionals lead at 391 workers and Managers at 249, and together they account for the majority of higher-income employment. The unemployment rate is 4.3%, close to the national average, with a full-time employment rate of 62.8%. SEIFA deciles place Semaphore in the middle tier nationally: IRSD decile 5 and IRSAD decile 5, while the IEO decile of 6 reflects the education and occupation advantage that lifts it above the median on employment opportunity.
Unemployment
3.2%
Labour Force
9,593
Unemployed
304
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.8%
Part-time
32.9%
Participation
59.3%
Employed
1,381
Occupations
Top Industries
University
37.8%
Postgraduate
11.6%
Born Overseas
23.0%
Dwellings
1,138
Transport to Work
Car dependence is high: 85.1% drive to work, while only 4.6% use public transport and 5.6% walk or cycle, reflecting the typical pattern for suburbs more than 15 km from the Adelaide CBD. No schools are recorded inside the 1.06 square kilometre boundary, so families rely on schools in neighbouring Port Adelaide Enfield suburbs. The crime rate of 96.4 incidents per 1,000 residents is above average for SA coastal suburbs and tagged as a high-crime-rate signal, which prospective residents should weigh against other attributes. IRSAD decile 5 places Semaphore at the national midpoint for advantage and disadvantage combined. Volunteering rates are strong at 20.5%, above the national average, and rent-to-income at 18.6% keeps housing costs manageable for renters compared to many markets.
Drive
85.1%
Public Transport
4.6%
Walk / Cycle
5.6%
Work from Home
N/A
Population Forecast
+0.46%/yr
(+72 people/yr)
EstablishedAnnual population growth is 0.46%, adding approximately 72 people per year on trend, which is slow compared to outer-suburban greenfield growth but typical for established coastal SA suburbs. Over 10 years the population grew 2.1%, a modest cumulative gain. The primary migration driver is overseas arrivals, averaging 145 net arrivals per year, while net internal migration adds 66. Medium-scenario forecasts see the broader SA2 population reaching approximately 15,979 by 2031 from 15,765 in 2025, a further 1.4% rise. The gentrification score of 8 out of 100 confirms the suburb is not gentrifying, because at $1,472,500 and IRSAD decile 5 there is no low-price base for displacement to occur. Rents grew 23.1% over the period, significantly outpacing real income growth of 15.7%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+145
Net Internal / yr
+66
Gentrification Signal
Not gentrifying
Net internal migration +66/yr
Safety & Crime
Total Offences
265
Year ending June 2024
Rate per 1,000 People
96.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Semaphore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Semaphore a good suburb to live in?
Semaphore offers a compact coastal setting with a population of 2,749 and a median age of 50, which is 10 years above national. University qualifications reach 37.8%, which is 7.7 points above the national average. The crime rate of 96.4 per 1,000 residents is above average and worth considering, while housing costs remain manageable with rent-to-income at 18.6%.
What is the median house price in Semaphore?
The median house price in Semaphore is $1,472,500 as at 1Q 2026, up 24.3% from $1,185,000 in 1Q 2025. Weekly rent averages $320 and monthly mortgage repayments run approximately $1,733, giving a mortgage-to-income ratio of 23.3%, which is below the 30% stress threshold.
What schools are in Semaphore?
No schools are recorded within the 1.06 square kilometre Semaphore boundary in this dataset, so families rely on schools in neighbouring Port Adelaide Enfield suburbs. Despite the absence of local schools, 37.8% of residents hold university qualifications, which is 7.7 percentage points above the national figure.
Is Semaphore safe?
Semaphore records a crime rate of 96.4 incidents per 1,000 residents, which is flagged as above average for SA coastal suburbs. Specific crime category breakdowns are not available in this dataset. The IRSAD decile of 5 places the suburb at the national midpoint for combined advantage and disadvantage, and 7.5% of residents (194 people) need daily assistance.
Is Semaphore good for property investment?
Weekly rent of $320 against a $1,472,500 median implies a gross yield of approximately 1.1%, which is lower than most SA metro markets. The vacancy rate of 9.2% is elevated. However, house prices rose 24.3% in one year and overseas migration averages 145 net arrivals annually, providing underlying demand. Returns currently depend on capital growth rather than yield.
How is Semaphore's population changing?
Semaphore grows at 0.46% annually, adding around 72 people per year. Over 10 years the population increased 2.1%. Overseas migration is the primary driver at 145 net arrivals per year on average, supplemented by net internal migration of 66. The profile is aging, with the senior share up 4.7 points over the decade.
How much development is happening in Semaphore?
There were 66 development applications lodged in the past 12 months. Recent examples include a swimming pool installation and commercial signage works, consistent with a mature, established suburb where alterations to existing dwellings dominate over new construction. Annual population growth of 0.46% generates limited demand for net new dwelling supply.
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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