Tea Tree Gully
What stands out in Tea Tree Gully is how settled it is: 84.5% of residents did not move in the previous year, the highest stability signal in the brief, yet house prices still rose 6.5% in a single year from $845,000 to $900,000. The suburb sits at a median age of 44, which is 4 years above the national figure, pointing to a population that has largely completed the homebuying stage. At 4.76 km2 and a density of 735 residents per km2, it is a mid-sized suburban footprint dominated by detached housing (90.1%) with a low renter share of 14.2%. Household income lands at the 52.9th percentile nationally, placing Tea Tree Gully squarely in the middle of the Australian income distribution.
Population
3,499
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,607/wk
DAs (12 months)iDevelopment Applications lodged in the past year
56
Median House
$900K
Median 1Q 2026
The median house price reached $900,000 in the first quarter of 2026, up 6.5% from $845,000 a year earlier. That growth rate outpaces the typical savings curve, making timing meaningful for buyers. The stock is overwhelmingly detached houses at 90.1%, which is well above state and national averages, and 57.6% of dwellings have 3 bedrooms while 30.5% have 4 or more. Monthly mortgage repayments average $1,600, and the mortgage-to-income ratio of 23.0% sits below the 30% stress threshold, indicating repayments are manageable for median-income households. With 41.4% of properties owned outright and only 14.2% rented, competition for purchase is among owner-occupiers rather than investors, which tends to keep price movements driven by local demand.
For Buyers
The median house price reached $900,000 in the first quarter of 2026, up 6.5% from $845,000 a year earlier. That growth rate outpaces the typical savings curve, making timing meaningful for buyers. The stock is overwhelmingly detached houses at 90.1%, which is well above state and national averages, and 57.6% of dwellings have 3 bedrooms while 30.5% have 4 or more. Monthly mortgage repayments average $1,600, and the mortgage-to-income ratio of 23.0% sits below the 30% stress threshold, indicating repayments are manageable for median-income households. With 41.4% of properties owned outright and only 14.2% rented, competition for purchase is among owner-occupiers rather than investors, which tends to keep price movements driven by local demand.
For Investors
The rental market in Tea Tree Gully is thin: only 14.2% of dwellings are rented compared to national averages closer to 30%, and the vacancy rate is 4.5%, which is above the 3% level that typically signals balanced supply and demand. Weekly rent of $325 against a $900,000 median implies a gross yield of around 1.9%, low by most investment benchmarks. On the other hand, 53 development applications lodged in the past 12 months signal that the local planning environment is active, with recent approvals including two-storey detached dwellings and performance-assessed works. Price growth of 6.5% over the year to 1Q 2026 suggests capital gains have been the primary return driver. Investors should note that the 84.5% resident retention rate limits tenant turnover but also limits rental demand expansion.
Development Activity
Total DAs
287
Last 12 Months
56
YoY ChangeiYear-over-year change in DA lodgements
+43.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tea Tree Gully iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tea Tree Gully Primary School
U, R-6 · 117 students
Saint David's Parish School
R-6 · 306 students
Demographics
The median age of 44 is 4 years above the national average, and the household composition reflects this: 30.3% of families are couples without children, consistent with empty-nester and retirement-stage households. Overseas-born residents account for 20.9%, which is 0.7 points below the national figure, placing Tea Tree Gully among the more domestically settled suburbs in SA. Ancestry is heavily Anglo-Celtic, led by English (1,659 residents), Scottish (339), German (321) and Irish (311). University qualifications are held by 30.8% of residents, marginally above the national average of 30.1%. Average household size of 2.5 matches the national figure exactly. The volunteering rate of 18.0% is above typical suburban norms, reflecting the older and more community-connected age profile.
Age Distribution
Bedrooms
Dwelling Structure
90.1%
Houses
3.4%
Townhouse
6.5%
Apartment
Tenure
Tea Tree Gully has one of the highest outright ownership rates you will find in metropolitan SA: 41.4% of residents own their home without a mortgage, compared to 44.4% who are still paying one off. That split reflects the older median age of 44, as long-term residents have had time to pay down debt. Separate houses account for 90.1% of dwellings, far above the SA state average, with apartments at only 6.5% and semi-detached at 3.4%. The bedroom profile skews toward family sizing: 57.6% have 3 bedrooms and 30.5% have 4 or more. Prices moved from $845,000 in 1Q 2025 to $900,000 in 1Q 2026, a 6.5% annual gain. Rent-to-income at 20.2% places renters comfortably below the 30% stress line, while mortgage holders at 23.0% also stay below the threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,600
Rent / wk
$325
HH Size
2.5
Personal Income / wk
$799
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
65
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.3%
Couples, no children
2,887
Total families
Economy & Employment
Healthcare is the dominant industry in Tea Tree Gully at 19.3% of the workforce (230 residents), followed by Education at 14.5% (172) and Construction at 10.9% (130). Public Administration at 10.6% and Manufacturing at 7.3% round out the top five. By occupation, Professionals lead at 402 workers, with Clerical and Admin (245), Community and Personal Services (221) and Managers (206) also well represented. The unemployment rate is 4.9% and the participation rate is 58.5%, both reflecting the older age profile: 1,016 residents are not in the labour force, many likely retired rather than job-seeking. Full-time employment accounts for 62.4% of employed residents, above many comparable SA suburbs. Household income at the 52.9th percentile nationally sits near the median, consistent with a workforce concentrated in stable public-sector and service industries rather than high-earning finance or technology roles.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.4%
Part-time
32.7%
Participation
58.5%
Employed
1,642
Occupations
Top Industries
University
30.8%
Postgraduate
6.9%
Born Overseas
20.9%
Dwellings
1,361
Transport to Work
Car dependency is high in Tea Tree Gully: 85.8% of residents drive to work, well above the national average, and only 7.9% use public transport, while 1.6% walk or cycle. This is consistent with the suburban footprint and lot density of 735 per km2. The crime rate of 22.6 incidents per 1,000 residents is below the SA state average for comparable suburban areas, supporting the suburb's low-crime identity signal. Housing stress indicators are reassuring: rent-to-income at 20.2% and mortgage-to-income at 23.0% both sit below the 30% stress threshold nationally. Only 4.3% of residents (144 people) require daily assistance, a low figure even accounting for the older age profile. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in surrounding areas of the Tea Tree Gully council zone.
Drive
85.8%
Public Transport
7.9%
Walk / Cycle
1.6%
Work from Home
N/A
Safety & Crime
Total Offences
79
Year ending June 2024
Rate per 1,000 People
22.6
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tea Tree Gully compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tea Tree Gully a good suburb to live in?
Tea Tree Gully has several strong liveability signals. The crime rate is 22.6 incidents per 1,000 residents, below SA suburban averages. Housing stress is low, with mortgage-to-income at 23.0% and rent-to-income at 20.2%, both well under the 30% threshold. Household income sits at the 52.9th percentile nationally, placing residents in the mid-range of Australian incomes.
What is the median house price in Tea Tree Gully?
The median house price is $900,000 as of the first quarter of 2026, up 6.5% from $845,000 a year earlier. Weekly rent averages $325 and monthly mortgage repayments average $1,600. The mortgage-to-income ratio of 23.0% is below the 30% stress threshold, making repayments manageable at median incomes.
What schools are in Tea Tree Gully?
No schools are recorded inside the Tea Tree Gully suburb boundary in this dataset. Families rely on schools in surrounding suburbs within the Tea Tree Gully council area. About 30.8% of the adult population hold university qualifications, which is above the national average of 30.1%.
Is Tea Tree Gully safe?
Tea Tree Gully recorded 79 total crime incidents, giving a rate of 22.6 per 1,000 residents, which is below typical SA suburban benchmarks and consistent with its low-crime-rate identity signal. Only 4.3% of residents require daily assistance, and the high residential stability rate of 84.5% suggests a settled, low-transience community.
Is Tea Tree Gully good for property investment?
The investment case is primarily capital growth rather than yield. Weekly rent of $325 against a $900,000 median implies a gross yield of around 1.9%, which is low. However, prices grew 6.5% in the year to 1Q 2026 and the vacancy rate of 4.5% is moderate. The low renter share of 14.2% limits the tenant pool size compared to higher-density suburbs.
How is Tea Tree Gully's population changing?
The suburb's 3,499 residents show very low mobility: 84.5% did not move in the previous year and the annual turnover rate is just 15.5%. The median age of 44 is 4 years above the national figure, indicating an aging demographic. Generational transition as long-term owners downsize is the most likely structural change over the next decade.
How much development is happening in Tea Tree Gully?
There were 53 development applications lodged in the 12 months to mid-2026, above average for a suburb of 3,499 residents. Most are performance-assessed single-dwelling works including two-storey homes, fences and tree removal, rather than large-scale infill. This level of activity suggests steady renovation and replacement of the existing detached housing stock, which is 90.1% of all dwellings.
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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