Thebarton
A median house price of $1,495,000 in a 1.2 km2 suburb with only 1,442 residents tells a concentrated wealth story, yet the weekly household income of $1,429 sits at just the 42.3rd percentile nationally. That gap between asset prices and income is the defining tension here. Three SEIFA indexes land at decile 10 nationally, the top advantage tier, while IER sits at decile 6 because nearly half the residents (48.8%) rent rather than own. The suburb has grown 64.8% over 10 years, well above most established inner-Adelaide areas, and population is forecast to reach 2,578 by 2031.
Population
1,442
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,429/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$1.5M
Median 1Q 2026
The median house price jumped from $840,000 in 1Q 2025 to $1,495,000 in 1Q 2026, a 78% rise in a single year, placing Thebarton far above the SA state median. Separate houses make up 56.4% of stock and semi-detached dwellings 27.8%, with apartments at just 14.7%. Three-bedroom homes dominate at 42.8%, followed by 2-bedroom at 33.8%. Monthly mortgage repayments average $1,627, and the mortgage-to-income ratio sits at 26.3%, below the 30% stress threshold. Outright owners (25.5%) are roughly matched by mortgage holders (25.7%), meaning the majority of the resident base rents rather than carries a mortgage.
For Buyers
The median house price jumped from $840,000 in 1Q 2025 to $1,495,000 in 1Q 2026, a 78% rise in a single year, placing Thebarton far above the SA state median. Separate houses make up 56.4% of stock and semi-detached dwellings 27.8%, with apartments at just 14.7%. Three-bedroom homes dominate at 42.8%, followed by 2-bedroom at 33.8%. Monthly mortgage repayments average $1,627, and the mortgage-to-income ratio sits at 26.3%, below the 30% stress threshold. Outright owners (25.5%) are roughly matched by mortgage holders (25.7%), meaning the majority of the resident base rents rather than carries a mortgage.
For Investors
Thebarton's renter share of 48.8% is significantly higher than the national average, providing a large and consistent tenant pool. Weekly rent of $315 against the $1,495,000 median implies a gross yield well below 2%, so the investment case leans on capital growth rather than income. The vacancy rate of 9.9% is elevated, suggesting some rental oversupply relative to demand. Net overseas migration adds 35 residents annually, the primary population driver, while internal migration contributes a net 6. Development activity reached 28 applications in the past 12 months, a moderate pace for a suburb of this size that signals ongoing owner-occupier upgrades rather than major new supply.
Development Activity
Total DAs
201
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
-18.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 39 is 1 year below the national figure, placing Thebarton at roughly average maturity rather than skewing especially young or old. University qualifications reach 50.3%, which is 20.2 points above the national rate, reflecting a knowledge-worker resident base. Overseas-born residents at 27.5% sit 5.9 points above national. The top ancestries are English (448), Greek (200) and German (130), with Greek also the leading non-English language at 88 speakers. Average household size of 2.1 is 0.4 below the national figure, consistent with the high share of couples without children (29.7% of families) and smaller dwelling configurations.
Age Distribution
Bedrooms
Dwelling Structure
56.4%
Houses
27.8%
Townhouse
14.7%
Apartment
Tenure
The price surge from $840,000 in 1Q 2025 to $1,495,000 in 1Q 2026, a 78% move, is the headline figure, though the one-year data window limits confidence in the trajectory. Tenure splits sharply: 48.8% rent while only 25.5% own outright and 25.7% carry a mortgage, a renter-majority profile uncommon in suburban SA. The stock leans toward separate houses (56.4%) and semi-detached (27.8%), with apartments at 14.7%. Three-bedroom homes account for 42.8% and 2-bedroom for 33.8%. Rent-to-income sits at 22.0%, below the 30% stress threshold. Vacancy at 9.9% is above typical healthy market levels of around 3%, pointing to softer rental demand relative to available supply.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,627
Rent / wk
$315
HH Size
2.1
Personal Income / wk
$831
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.9%
Unoccupied
73
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.7%
Couples, no children
901
Total families
Economy & Employment
Healthcare dominates local employment at 21.3% (129 workers), followed by Education at 12.7% and Professional/Tech at 11.5%, a pattern common to well-educated inner suburbs near hospital and university precincts. Professionals form the largest occupation group at 260 workers, followed by Managers (107) and Clerical/Admin (101). The unemployment rate is 4.5% and the full-time employment rate is 63.4%, with participation at 64.4%. Three SEIFA decile 10 scores (IRSD, IRSAD, IEO) confirm very high relative advantage, though the IER decile 6 reflects that a large renter share of 48.8% constrains aggregate household wealth. Real income growth was negative at -2.4% over the decade, meaning purchasing power slipped even as asset prices rose.
Unemployment
0.4%
Labour Force
1,461
Unemployed
6
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.4%
Part-time
32.1%
Participation
64.4%
Employed
771
Occupations
Top Industries
University
50.3%
Postgraduate
13.3%
Born Overseas
27.5%
Dwellings
665
Transport to Work
Active transport use is above average: 13.4% of residents walk or cycle to work, compared to a lower national car-dependence benchmark, while 74.7% drive and only 5.7% use public transport. The suburb scores decile 10 on IRSAD nationally, the highest advantage tier, indicating very low levels of deprivation. The crime rate of 107.5 incidents per 1,000 residents is elevated relative to many SA suburbs, a notable trade-off against the otherwise strong SEIFA profile. Rent-to-income at 22.0% keeps housing costs manageable for renters. No schools are recorded within the 1.2 km2 boundary, so families rely on institutions in adjacent suburbs, which is typical for a high-density inner area at 1,206 residents per km2.
Drive
74.7%
Public Transport
5.7%
Walk / Cycle
13.4%
Work from Home
N/A
Population Forecast
+3.12%/yr
(+67 people/yr)
EstablishedThebarton's 10-year population growth of 64.8% is well above the rate for most established inner-Adelaide suburbs, driven primarily by overseas migration (35 residents net per year) rather than internal flows (net 6 per year). The current population of 1,442 is forecast to reach 2,578 by 2031 under medium projections, a further 79% rise. Annual growth is tracking at 3.12%, or about 67 persons per year. The trajectory is aging, with the senior share rising 8.4 points and the working-age share falling 5.2 points over the decade. The gentrification score registers low and the stage reads not gentrifying, consistent with a suburb that is already at SEIFA decile 10 on three indexes with limited room to further upgrade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+35
Net Internal / yr
+6
Gentrification Signal
Not gentrifying
Accelerating: 18% → 44%
Safety & Crime
Total Offences
155
Year ending June 2024
Rate per 1,000 People
107.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Thebarton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Thebarton a good suburb to live in?
Thebarton scores decile 10 on three of four SEIFA indexes nationally, the top advantage tier, and 50.3% of residents hold university qualifications, which is 20.2 points above the national rate. The main drawbacks are a crime rate of 107.5 per 1,000 residents and a high vacancy rate of 9.9%.
What is the median house price in Thebarton?
The median house price is $1,495,000 as of 1Q 2026, up from $840,000 in 1Q 2025, a 78% rise over one year. Weekly rent averages $315 and monthly mortgage repayments run about $1,627, giving a mortgage-to-income ratio of 26.3%.
What schools are in Thebarton?
No schools are recorded inside the 1.2 km2 Thebarton boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population is highly educated, with 50.3% holding university qualifications, which is 20.2 points above the national average.
Is Thebarton safe?
The recorded crime rate is 107.5 incidents per 1,000 residents, which is elevated compared to many suburban SA areas. Thebarton is flagged as a high-crime-rate suburb in the data profile. The SEIFA IRSD decile 10 ranking indicates low relative disadvantage overall, but the crime figure is a practical consideration for residents.
Is Thebarton good for property investment?
The renter share of 48.8% provides a large tenant pool, but weekly rent of $315 against a $1,495,000 median implies a gross yield well below 2%. The 9.9% vacancy rate signals some rental oversupply. Net overseas migration of 35 per year supports long-term demand, and population growth of 3.12% annually underpins the capital growth case.
How is Thebarton's population changing?
Population grew 64.8% over 10 years and is currently tracked at 1,442 residents, with annual growth of 3.12% adding about 67 people per year. Medium forecasts project the population reaching 2,578 by 2031. The primary driver is overseas migration at 35 net arrivals annually, with internal migration contributing a net 6.
How much development is happening in Thebarton?
There were 28 development applications lodged in the past 12 months. Applications include residential alterations, a swimming pool, and a change of use from shop to light industry, reflecting a mix of residential upgrades and small commercial activity rather than major new housing supply in this 1.2 km2 suburb.
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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