Tusmore
At 0.65 square kilometres with just 1,503 residents, Tusmore ranks among Adelaide's most tightly held premium addresses. The median house price of $1,975,000 as of 1Q 2026 sits far above the Adelaide median, supported by household incomes in the 88th percentile nationally and university qualifications at 62.7%, which is 32.6 points above the national average. The median age of 45 is 5 years older than the national figure, reflecting a resident base that has largely aged in place, with 81.3% of residents staying put over five years. Only 27 development applications were lodged in the past 12 months, confirming this as a suburb where incremental renovation dominates over new supply.
Population
1,503
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,298/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
Median House
$2.0M
Median 1Q 2026
The $1,975,000 median house price in 1Q 2026 marks a notable correction from $2,387,500 in 1Q 2025, a fall of 17.3% over one year. That decline is worth factoring into purchase timing, though the price still sits well above most Adelaide suburbs. Separate houses make up 70.6% of stock, with semi-detached dwellings at 29.4% and no significant apartment component, meaning buyers get predominantly full-block options. Bedroom counts lean larger, with 36% of homes having 4 or more bedrooms and only 1.9% at studio or one-bedroom. Monthly mortgage repayments average $2,184, producing a mortgage-to-income ratio of 21.9%, comfortably below the 30% stress threshold despite the premium price point. Outright owners at 45.2% outnumber mortgage holders at 30.8%, a sign that much of the housing is held by long-term, established residents rather than recent buyers.
For Buyers
The $1,975,000 median house price in 1Q 2026 marks a notable correction from $2,387,500 in 1Q 2025, a fall of 17.3% over one year. That decline is worth factoring into purchase timing, though the price still sits well above most Adelaide suburbs. Separate houses make up 70.6% of stock, with semi-detached dwellings at 29.4% and no significant apartment component, meaning buyers get predominantly full-block options. Bedroom counts lean larger, with 36% of homes having 4 or more bedrooms and only 1.9% at studio or one-bedroom. Monthly mortgage repayments average $2,184, producing a mortgage-to-income ratio of 21.9%, comfortably below the 30% stress threshold despite the premium price point. Outright owners at 45.2% outnumber mortgage holders at 30.8%, a sign that much of the housing is held by long-term, established residents rather than recent buyers.
For Investors
Renters make up 24% of Tusmore households, a relatively modest share compared to typical investment suburbs, and weekly rent averages $360. Against a $1,975,000 median, that implies a gross yield well below 1%, which is lower than most Adelaide investment benchmarks. The vacancy rate of 8.6% is elevated, signalling more supply than demand in the rental segment. Development activity is low at 27 applications over 12 months, mostly alterations to existing dwellings, so new competing stock is not a near-term risk. The investment case here rests on capital preservation and the scarcity of premium detached stock in inner Adelaide, rather than yield or rental income. High owner-occupier rates and low turnover at 18.7% limit churn, which reduces transaction opportunities but also cushions prices from rapid falls.
Development Activity
Total DAs
132
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
+16.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 45 is 5 years above the national figure, and 81.3% of residents did not move over the five-year reference period, indicating a stable, long-established population rather than a high-churn suburb. University qualifications reach 62.7%, which is 32.6 percentage points above the national average, among the highest in South Australia. Overseas-born residents account for 28.2%, which is 6.6 points above the national figure. Ancestry is led by English (482), with Chinese (175), Irish (161) and Italian (161) the next most common. Mandarin is the leading non-English language with 54 speakers, followed by Italian (16) and Greek (15). The average household size of 2.6 is slightly above national, and 37.5% of families are couples with children, with 26.2% couples without children.
Age Distribution
Bedrooms
Dwelling Structure
70.6%
Houses
29.4%
Townhouse
N/A
Apartment
Tenure
Tenure in Tusmore splits toward long-term ownership: 45.2% own outright, 30.8% carry a mortgage and 24% rent. Outright owners significantly outnumbering renters points to established wealth and low financial pressure. Stock is predominantly detached houses at 70.6%, with semi-detached at 29.4%, and no material apartment component. The 4-plus bedroom share at 36% and the 3-bedroom share at 33.2% confirm a family-sized dwelling profile. Median house price fell from $2,387,500 in 1Q 2025 to $1,975,000 in 1Q 2026, a 17.3% decline over one year, reaching the trough of the two-quarter price history. Rent-to-income sits at 15.7%, well below the 30% stress threshold, meaning renters here are not financially stretched relative to the local income base.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,184
Rent / wk
$360
HH Size
2.6
Personal Income / wk
$1,090
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.6%
Unoccupied
53
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.2%
Couples, no children
1,290
Total families
Economy & Employment
The local workforce concentrates in knowledge-intensive industries, led by Healthcare at 24.1% (144 workers) and Professional/Tech at 15.4% (92 workers), with Education at 10.4% and Public Admin at 6.9%. By occupation, Professionals dominate at 305 workers, followed by Managers (128) and Clerical/Admin (89). Full-time employment runs at 58.8% and the unemployment rate is 5.0%, which is broadly comparable to the national rate. Participation at 61.5% sits modestly below national averages, consistent with a suburb where 434 residents are not in the labour force, partly explained by the older median age of 45. Weekly personal income of $1,090 and household income of $2,298 place the suburb in the 88th percentile nationally for household earnings, well above average.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
36.2%
Participation
61.5%
Employed
738
Occupations
Top Industries
University
62.7%
Postgraduate
19.9%
Born Overseas
28.2%
Dwellings
565
Transport to Work
Transport in Tusmore is car-dependent, with 78.9% of residents driving and only 5.6% using public transport, which is below the public-transport share seen in more central Adelaide suburbs. However, 6.7% walk or cycle, above what you would expect for a low-density suburb. Crime totals 35 incidents, giving a rate of 23.3 per 1,000 residents, which is low by metropolitan standards and consistent with the suburb's low-disadvantage profile. No schools are recorded within the Tusmore boundary, so families depend on nearby institutions in Burnside and Kensington Park. Volunteering is notably high at 24.1%, which is well above the national average, pointing to a civically engaged resident base. Only 4.5% of residents need daily assistance, a low figure relative to the median age of 45.
Drive
78.9%
Public Transport
5.6%
Walk / Cycle
6.7%
Work from Home
N/A
Safety & Crime
Total Offences
35
Year ending June 2024
Rate per 1,000 People
23.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tusmore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tusmore a good suburb to live in?
Tusmore offers premium inner-Adelaide living with household incomes in the 88th percentile nationally and university qualifications at 62.7%, which is 32.6 points above the national average. The crime rate is low at 23.3 per 1,000 residents and 81.3% of residents choose to stay long-term. The main trade-offs are a high $1,975,000 median house price and car-dependent transport with only 5.6% using public transit.
What is the median house price in Tusmore?
The median house price is $1,975,000 as of 1Q 2026, down 17.3% from $2,387,500 in 1Q 2025. Monthly mortgage repayments average $2,184, giving a mortgage-to-income ratio of 21.9%, below the 30% stress threshold. Weekly rent averages $360, though the vacancy rate of 8.6% suggests softer rental demand.
What schools are in Tusmore?
No schools are recorded inside the Tusmore boundary in this dataset, so families rely on institutions in neighbouring suburbs such as Burnside and Kensington Park. Locally, 62.7% of residents hold university qualifications, which is 32.6 points above the national figure, reflecting a highly educated adult population.
Is Tusmore safe?
Tusmore recorded 35 crimes in the reference period, giving a rate of 23.3 per 1,000 residents. That figure is low by metropolitan Adelaide standards. Only 4.5% of residents (66 people) need daily assistance, and the suburb's low-disadvantage identity signals align with the low-crime profile.
Is Tusmore good for property investment?
The investment outlook is mixed. Rent of $360 per week against a $1,975,000 median implies a gross yield well below 1.5%, and the 8.6% vacancy rate points to soft rental demand. The 17.3% price decline from 1Q 2025 to 1Q 2026 adds near-term risk. The longer-term case rests on scarcity of premium detached stock in inner Adelaide, not yield.
How is Tusmore's population changing?
Tusmore has a population of 1,503 across just 0.65 square kilometres, with 81.3% of residents staying over the five-year reference period and only 18.7% moving. The suburb shows low turnover rather than growth, consistent with an older median age of 45 and an established, owner-dominated tenure profile where 45.2% own outright.
How much development is happening in Tusmore?
27 development applications were lodged in the past 12 months, mostly alterations and additions to existing dwellings, pool installations and tree-removal works. No significant new dwelling supply is evident, consistent with a premium suburb where 70.6% of homes are separate houses and owners invest in improving rather than replacing existing stock.
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.
Explore Tusmore on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map