Smithfield Plains
At a median age of 29, Smithfield Plains is 11 years younger than the national figure, and that youth shows up across every other data point. Household income sits in the 13th percentile nationally, unemployment runs at 16.5%, and only 9.9% of residents hold a university qualification, which is 20.2 percentage points below the national rate. Yet the median house price reached $686,000 in early 2026, up 19.3% on the year prior, a sharp capital gain for a suburb where most residents rent rather than own.
Population
3,305
Median Age
29.0
Household IncomeiMedian weekly household income (ABS Census)
$1,008/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$686K
Median 1Q 2026
The median house price rose from $575,000 in 1Q 2025 to $686,000 in 1Q 2026, a 19.3% gain in a single year. Monthly mortgage repayments average $1,092, and the mortgage-to-income ratio sits at 25.0%, below the stress threshold, though household incomes here are in the 13th percentile nationally. The housing stock is predominantly detached houses at 84.8%, with semi-detached at 11.3% and apartments just 3.9%. Three-bedroom homes dominate at 73.3% of dwellings, with 4-plus bedroom homes at 17.1%. Outright ownership is low at 13.2%, while 35.9% carry a mortgage, reflecting a relatively young buying cohort rather than an established, debt-free base.
For Buyers
The median house price rose from $575,000 in 1Q 2025 to $686,000 in 1Q 2026, a 19.3% gain in a single year. Monthly mortgage repayments average $1,092, and the mortgage-to-income ratio sits at 25.0%, below the stress threshold, though household incomes here are in the 13th percentile nationally. The housing stock is predominantly detached houses at 84.8%, with semi-detached at 11.3% and apartments just 3.9%. Three-bedroom homes dominate at 73.3% of dwellings, with 4-plus bedroom homes at 17.1%. Outright ownership is low at 13.2%, while 35.9% carry a mortgage, reflecting a relatively young buying cohort rather than an established, debt-free base.
For Investors
With 50.9% of households renting, Smithfield Plains has a renter majority that supports steady tenant demand. Weekly rent is $251 and the vacancy rate sits at 6.8%, somewhat elevated compared to tighter Adelaide markets, suggesting supply is not scarce. Development activity is active with 32 applications lodged in the past 12 months, including new single-storey dwellings and domestic improvements. Against the $686,000 median, $251 weekly rent implies a gross yield near 1.9%. The 19.3% price growth over the past year is the strongest investment signal, though the high unemployment rate of 16.5% is a risk factor for rental income stability relative to lower-disadvantage SA suburbs.
Development Activity
Total DAs
274
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+9.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Smithfield Plains iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
John Hartley School B-6
U, R-6 · 685 students
Demographics
The median age of 29 is 11 years below the national figure, making this one of Adelaide's younger suburbs. The overseas-born share is 21.5%, close to the national average. Ancestry is English-dominated at 1,287 residents, followed by Scottish (217) and German (180), reflecting a predominantly Anglo-Celtic heritage. University qualifications reach only 9.9%, which is 20.2 percentage points below the national rate, and the average household size of 2.6 is slightly above the national figure. Family composition leans toward couples with children (974 families) versus couples without children (367), consistent with the young demographic profile and higher household sizes.
Age Distribution
Bedrooms
Dwelling Structure
84.8%
Houses
11.3%
Townhouse
3.9%
Apartment
Tenure
Smithfield Plains is strongly detached-house territory: 84.8% of dwellings are separate houses, well above the state and national averages. Three-bedroom homes account for 73.3% of the stock, with 4-plus bedroom homes at 17.1% and smaller configurations making up the remainder. Tenure is renter-heavy at 50.9%, with 35.9% on mortgages and only 13.2% owning outright. The $686,000 median (1Q 2026) represents a 19.3% increase from $575,000 a year earlier, the sharpest appreciation in the price history available. Rent-to-income at 24.9% stays below the 30% stress threshold, so renters are not yet under acute financial pressure despite household incomes sitting in the 13th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,092
Rent / wk
$251
HH Size
2.6
Personal Income / wk
$511
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.8%
Unoccupied
83
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
14.8%
Couples, no children
2,478
Total families
Economy & Employment
Healthcare is the dominant industry at 25.4% of employed residents (141 workers), well above the typical suburban share, followed by Retail at 12.2% and Construction and Admin each at 6.8%. By occupation, Labourers lead at 224 workers, Community and Personal Service at 185, and Machinery Operators and Drivers at 127. These figures reflect a blue-collar workforce profile that aligns with the income and education levels. Unemployment is 16.5%, significantly higher than the national average, and the labour force participation rate is 47.5%, with 980 residents not in the labour force at all. Full-time employment among those working is 55.9%, which is lower than typical for SA suburbs of similar size.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.9%
Part-time
27.6%
Participation
47.5%
Employed
960
Occupations
Top Industries
University
9.9%
Postgraduate
1.4%
Born Overseas
21.5%
Dwellings
1,152
Transport to Work
Car dependency is dominant: 85.7% of residents drive to work, while only 3.5% use public transport, notably lower than inner-Adelaide suburbs. Walking and cycling account for 1.6%. Crime is a known concern, with a recorded rate of 134.3 incidents per 1,000 residents, which is elevated compared to many SA suburbs and is flagged as a high-crime-rate signal. No schools are recorded within the suburb boundary, so families rely on nearby schools in the broader Playford area. On the positive side, rent-to-income at 24.9% and mortgage-to-income at 25.0% both sit below the 30% stress threshold, and only 9.0% of residents (271 people) need daily assistance, in line with the young age profile.
Drive
85.7%
Public Transport
3.5%
Walk / Cycle
1.6%
Work from Home
N/A
Safety & Crime
Total Offences
444
Year ending June 2024
Rate per 1,000 People
134.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Smithfield Plains compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Smithfield Plains a good suburb to live in?
Smithfield Plains suits buyers and renters seeking affordable outer-Adelaide housing. The median house price reached $686,000 in early 2026, up 19.3% in a year, making it accessible compared to inner-Adelaide. The main trade-offs are an unemployment rate of 16.5%, a crime rate of 134.3 per 1,000 residents, and limited public transport with 85.7% of residents driving.
What is the median house price in Smithfield Plains?
The median house price is $686,000 as of 1Q 2026, up 19.3% from $575,000 in 1Q 2025. Monthly mortgage repayments average $1,092 and the mortgage-to-income ratio is 25.0%, below the 30% stress threshold. Weekly rent averages $251.
What schools are in Smithfield Plains?
No schools are recorded within the Smithfield Plains suburb boundary in this dataset. Families rely on schools in neighbouring suburbs within the broader Playford council area. The suburb's university qualification rate is 9.9%, which is 20.2 percentage points below the national figure.
Is Smithfield Plains safe?
Crime data shows a rate of 134.3 incidents per 1,000 residents, which is elevated compared to many SA suburbs. This is flagged as a high-crime-rate indicator in the suburb's profile. As context, the suburb has a high unemployment rate of 16.5% and household incomes in the 13th percentile nationally, factors that correlate with higher crime rates nationally.
Is Smithfield Plains good for property investment?
The 19.3% price growth over the past year, from $575,000 to $686,000, is a strong capital gain signal. With 50.9% of households renting and weekly rent at $251, there is a deep tenant pool. The gross yield is near 1.9% against the current median. The 6.8% vacancy rate and 16.5% unemployment rate are risks to watch relative to stronger SA suburban markets.
How is Smithfield Plains's population changing?
Smithfield Plains has a young resident base with a median age of 29, which is 11 years below the national figure. Turnover sits at 20.1%, meaning about 1 in 5 residents moved in the past year. The suburb covers 1.5 sq km with a density of 2,197 people per sq km, a compact footprint that limits large-scale population expansion.
How much development is happening in Smithfield Plains?
There were 32 development applications lodged in the past 12 months, including new single-storey detached dwellings and domestic improvements such as patios. With 84.8% of the stock already separate houses and a small 1.5 sq km footprint, most new applications are infill or replacement builds rather than large-scale subdivision.
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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