Windsor Gardens
A near $1 million median house price in a north-eastern Adelaide suburb where household income sits only at the 52.6th percentile nationally is the standout tension here. The median house price reached $982,500 in 1Q 2026, up 9.3% from $899,000 a year earlier, yet incomes are close to the national average rather than above it. The population of 5,827 has a median age of 36, which is 4.0 years below national, and 40.7% of residents were born overseas, 19.1 points higher than the national figure. University qualifications reach 47.5%, 17.4 points above national, pointing to an educated younger cohort buying into a detached-house market 78.5% made up of separate houses.
Population
5,827
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,602/wk
DAs (12 months)iDevelopment Applications lodged in the past year
59
Median House
$982K
Median 1Q 2026
Buyers face a $982,500 median that rose 9.3% over the past year while monthly mortgage repayments average only $1,600, a gap that reflects long-held loans rather than current entry costs. The stock is overwhelmingly detached at 78.5% separate houses, with semi-detached at 19.0% and apartments almost absent at 0.7%, so almost every purchase is a standalone home. Three-bedroom dwellings dominate at 61.8% and four-plus-bedroom homes make up 19.4%, suiting the family profile where 2,030 families are couples with children. The mortgage-to-income ratio is a manageable 23.1%, below the 30% stress threshold, which helps explain why 36.8% of households carry a mortgage, a higher share than the 27.5% who own outright.
For Buyers
Buyers face a $982,500 median that rose 9.3% over the past year while monthly mortgage repayments average only $1,600, a gap that reflects long-held loans rather than current entry costs. The stock is overwhelmingly detached at 78.5% separate houses, with semi-detached at 19.0% and apartments almost absent at 0.7%, so almost every purchase is a standalone home. Three-bedroom dwellings dominate at 61.8% and four-plus-bedroom homes make up 19.4%, suiting the family profile where 2,030 families are couples with children. The mortgage-to-income ratio is a manageable 23.1%, below the 30% stress threshold, which helps explain why 36.8% of households carry a mortgage, a higher share than the 27.5% who own outright.
For Investors
Renters make up 35.7% of households and weekly rent averages $320, giving landlords a sizeable tenant base for an established detached suburb. Against the $982,500 median, that rent implies a gross yield near 1.7%, low and typical of capital-growth markets rather than cashflow plays. The vacancy rate of 5.7% is higher than a tight market, so tenant demand is steady rather than scarce. Rent has grown 27.0% over the measured period and net overseas migration adds 182 residents a year against a small internal outflow of 20, sustaining rental demand. Development is active with 55 applications in 12 months, several being conventional land divisions splitting one allotment into two or three, which signals infill that will gradually add to dwelling supply.
Development Activity
Total DAs
312
Last 12 Months
59
YoY ChangeiYear-over-year change in DA lodgements
+55.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Windsor Gardens iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Pius X School
R-6 · 552 students
Avenues College
U, R-12 · 493 students
Demographics
The median age of 36 runs 4.0 years below the national figure, and the trajectory is described as declining young with the youth share down 2.2 points, so this is a maturing rather than aging area. Overseas-born residents reach 40.7%, which is 19.1 points above national, and that diversity shows in ancestry led by English (1,520), then Indian (563), Italian (547) and Chinese (509). The most common non-English languages are Mandarin (162 speakers) and Punjabi (158), and Hinduism is the second religion at 527 residents behind Christianity at 2,211. University qualifications at 47.5% sit 17.4 points above national. Average household size is 2.5, level with the national figure, consistent with the mix of 2,030 couples with children and 1,199 couples without.
Age Distribution
Bedrooms
Dwelling Structure
78.5%
Houses
19.0%
Townhouse
0.7%
Apartment
Tenure
Tenure is split three ways: 36.8% carry a mortgage, 35.7% rent and 27.5% own outright, so mortgage holders outnumber outright owners, a sign of recent buyers rather than long-settled wealth. The stock is 78.5% separate houses with semi-detached at 19.0% and apartments at just 0.7%, and three-bedroom homes account for 61.8% of dwellings. The median house price rose from $899,000 in 1Q 2025 to $982,500 in 1Q 2026, a 9.3% one-year move that outpaced income growth. Mortgage-to-income at 23.1% and rent-to-income at 20.0% both sit below the 30% stress threshold, which keeps the market accessible despite the near-$1 million median, because repayments reflect older loans and the household income still ranks around the 52.6th percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,600
Rent / wk
$320
HH Size
2.5
Personal Income / wk
$777
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.7%
Unoccupied
140
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.8%
Couples, no children
4,476
Total families
Economy & Employment
The workforce leans heavily on Healthcare, which leads at 22.4% (500 workers), followed by Education at 11.5% (256) and Professional/Tech at 10.4% (232), with Public Admin at 7.7% and Retail at 6.5%. By occupation, Professionals are the largest group at 791, ahead of Community and Personal Services at 415 and Clerical and Admin at 392, aligning with the IEO score of decile 7 for education and occupation. Unemployment is 5.8% and the full-time employment rate is 59.9%, with participation at 63.1%. One anomaly stands out: the IER economic resources score sits at decile 3, well below the IEO decile 7, because the 35.7% renter base and mid-range incomes depress aggregate household wealth despite the educated workforce.
Unemployment
4.7%
Labour Force
6,393
Unemployed
299
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.9%
Part-time
34.3%
Participation
63.1%
Employed
2,848
Occupations
Top Industries
University
47.5%
Postgraduate
15.6%
Born Overseas
40.7%
Dwellings
2,285
Transport to Work
Car reliance is high at 80.5% of commuters driving, well above areas with strong transit, while public transport carries 12.3% and only 2.2% walk or cycle, reflecting the suburban layout at 2,313 residents per square kilometre. The crime rate is 49.4 per 1,000 residents from 288 recorded incidents, a moderate figure for metropolitan Adelaide. The suburb scores decile 5 on both IRSAD and IRSD, placing it mid-range nationally for advantage and disadvantage rather than at either extreme. Volunteering runs at 15.4% and 6.2% of residents (348 people) need daily assistance. No schools are recorded inside the 2.52 square kilometre boundary, so families rely on institutions in neighbouring suburbs, a practical trade-off given the compact footprint.
Drive
80.5%
Public Transport
12.3%
Walk / Cycle
2.2%
Work from Home
N/A
Population Forecast
+1.55%/yr
(+139 people/yr)
EstablishedForecasts point to steady expansion at 1.55% a year, adding about 139 residents annually, with the medium projection lifting the population from 9,018 in 2026 toward 9,711 by 2031. The 10-year change has already run at 24.8%, well above the flat profiles common in established suburbs. Overseas migration is the primary driver at a net 182 a year, more than offsetting the small internal outflow of 20. The gentrification reading shows early signs with a score of 26, supported by population up 32% since 2011 and an accelerating overseas-born share moving from 12% to 18%. Affordability improved from 39.1% in 2011 to 35.1% in 2021, an unusual gain given the 9.3% price rise, because real incomes grew 14.8% alongside it.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+182
Net Internal / yr
-20
Gentrification Signal
Early signs
Population +32% since 2011, Accelerating: 12% → 18%
Safety & Crime
Total Offences
288
Year ending June 2024
Rate per 1,000 People
49.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Windsor Gardens compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Windsor Gardens a good suburb to live in?
Windsor Gardens scores decile 5 on IRSAD nationally, mid-range for advantage, with university qualifications at 47.5%, 17.4 points above national. The median age of 36 is 4.0 years below national, suiting younger families. Trade-offs include a near-$1 million median house price of $982,500 and high 80.5% car dependence.
What is the median house price in Windsor Gardens?
The median house price is $982,500 as of 1Q 2026, up 9.3% from $899,000 a year earlier. Weekly rent averages $320 and monthly mortgage repayments run about $1,600, giving a mortgage-to-income ratio of 23.1%, below the 30% stress threshold.
What schools are in Windsor Gardens?
No schools are recorded inside the 2.52 square kilometre Windsor Gardens boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is well educated, with university qualifications at 47.5%, which is 17.4 points above the national figure.
Is Windsor Gardens safe?
The crime rate is 49.4 per 1,000 residents, based on 288 recorded incidents, a moderate level for metropolitan Adelaide. The suburb scores decile 5 on the IRSD index of relative disadvantage, mid-range nationally, and 6.2% of residents need daily assistance, consistent with an average-risk area.
Is Windsor Gardens good for property investment?
Rent of $320 a week against a $982,500 median gives a gross yield near 1.7%, low and typical of growth markets. The 5.7% vacancy rate shows steady demand, and net overseas migration of 182 a year supports tenants. With 35.7% of households renting, returns lean on capital growth over yield.
How is Windsor Gardens's population changing?
The population is forecast to grow 1.55% a year, adding about 139 residents annually toward 9,711 by 2031. It has already risen 24.8% over 10 years, well above typical established suburbs, driven mainly by net overseas migration of 182 a year against a small internal outflow of 20.
What languages are spoken in Windsor Gardens?
About 40.7% of residents were born overseas, 19.1 points above national. English dominates, with Mandarin (162 speakers), Punjabi (158), Gujarati (100) and Sinhalese (57) the most common non-English languages, reflecting a notably international resident mix for north-eastern Adelaide.
How much development is happening in Windsor Gardens?
There were 55 development applications lodged in the past 12 months. Several are conventional land divisions splitting one allotment into two or three, plus terrace-style dwelling proposals, consistent with infill that will gradually add supply in a suburb 78.5% made up of separate houses.
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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