Welcome to TOOP+TOOP’s 2025 Annual Adelaide Property Report.
We’re pleased to share this year’s insights as we reflect on how Adelaide’s property market has evolved over the past 12 months.
In 2025, Adelaide remained one of Australia’s most resilient markets in 2025. Home values continue to rise, supported by very low stock levels and strong competition across both established and emerging suburbs. Listings stayed well below the five-year average and well-presented homes consistently attracted strong interest.
Affordability has tightened, with Adelaide now among the least affordable cities relative to income. Despite this, buyer activity has remained resilient—supported by local upgraders, first-home buyers searching for accessible entry points, and investors drawn to Adelaide’s stability and long-term appeal.
Auction activity has followed a similar pattern. Clearance rates have eased slightly compared with last year, although they continue to reflect a deep and highly engaged buyer pool.
As the year closes, the median house price sits at $948,328, reflecting 8.2% annual growth. The median unit price has reached $651,039, which also represents growth of 8.2%.
Inside this report, you will find the key trends shaping Adelaide’s market in 2025 and what they mean for homeowners and investors.
If you’d like to discuss any of the insights from this report, explore our latest listings, or learn more about how TOOP+TOOP can assist with your property journey, click here to get in contact.
Thank you for taking the time to review our report, and we look forward to supporting your property goals in 2026.
Regards,
BRONTE MANUEL Owner, Director + Auctioneer
M 0439 828 882
E bronte.manuel@toop.com.au
W brontemanuel.toop.com.au
Limited listings have continued to shape Adelaide’s property market in 2025, with buyer demand once again outstripping supply.
This year, Adelaide homes took around 30 days to sell on average, compared with 23 days in 2024. Some people link this to affordability pressures, but we see it as owners’ price expectations returning to a more normal place compared with what buyers are willing to pay.
For example, in 2022 comparable sales might have shown a value of $1m. An owner might have wanted $1.1m, and the property would still sell for $1.2m. It would exceed both the market evidence and the owner’s expectations, and it would happen quickly.
In 2025 that same property might have comparable sales of $1.9m. The owner might hope for $2.15m and the property may sell for $2.1m. It is still a very strong result, but because it sits slightly under the owner’s expectations it can take longer for both parties to feel comfortable progressing.
Although Adelaide’s days on market have increased, it no longer reflects the price outcomes being achieved. In reality, property values in South Australia are at their strongest point in history.
Competitive demand has also supported robust auction results throughout the year, delivering exceptional outcomes across a broad spectrum of property types and reinforcing Adelaide’s reputation as a resilient and dynamic market.
Key Adelaide Sales Data for 2025
RP DATA Cotality
30 Average Days on Market
8.2% Increase in House Price Growth in 2025
8.2% Increase in Unit Price Growth in 2025
$948,328
Median House Price for 2025
House price growth in Adelaide increased by 8.2% in 2025
Adelaide’s property market has proven its strength and stability over many decades. While other Australian capitals experience sharper rises and falls, Adelaide has consistently delivered steady, sustainable growth, making it one of the most reliable markets in the country.
Only twice in the past 42 years has Adelaide recorded negative growth. There was a 3% decline in 1996 and a 4% decline in 2012. Even through major global events, including the 1982 recession, the GFC and COVID-19, Adelaide continued to perform with positive house price growth.
Percentage house price change 1983 - 2025
LONG-TERM GROWTH
Like the share market, property moves through cycles. There are periods of upward growth and periods where the market plateaus or softens. The simplest way to visualise this is with the image of a clock. Twelve o’clock represents the peak of the market and six o’clock represents the bottom, with the cycle moving clockwise.
The period between six and twelve o’clock is the growth phase. It is often said that property values double every seven to ten years. This refers to a full cycle of the clock, although the doubling itself usually occurs within four to five of those years.
The period from twelve to six o’clock is different for Adelaide than it is for cities like Sydney, Melbourne and Darwin. In those markets, this half of the cycle often reflects negative growth. In Adelaide, it typically presents as slower but still positive growth of around 2 to 4%. It is better described as a plateau phase rather than a downward one.
Affordability has become a key theme in Adelaide’s market in 2025. The city is now the second least affordable capital in Australia, overtaking Brisbane on the price-to-income scale. We see this as temporary and expect Brisbane and Melbourne to move ahead of Adelaide again within the next 12 to 18 months.
Every property market is driven by three key levers: supply, demand and affordability. For example, if only one home is available and six buyers are prepared to pay $1.2 million, but the bank will only lend them $1.1 million, the property can only sell for $1.1 million. In Adelaide, limited stock levels combined with strong demand driven by the city’s lifestyle appeal have seen affordability tighten significantly, with buyers stretching well beyond their usual comfort zones to secure the right home.
Price to income ratio
For first-home buyers, the challenge has been particularly pronounced. Nationally, saving a 20% deposit now takes almost 12 years, around 34% longer than it did five years ago, making the first half of the year especially tough. The introduction of the Australian Government’s 5% Deposit Scheme on 1 October has helped ease one of the biggest barriers to entry, but it has also injected additional demand into the market for homes priced up to $1.5 million.
Adelaide’s rising appeal also remains influential. Lifestyle, larger allotments and easy access to the CBD continue to attract a wide range of buyers, and well-serviced suburbs remain particularly competitive. Limited supply combined with steady demand has placed ongoing pressure on affordability, yet Adelaide continues to perform as a stable and sought-after market.
Only twice in the past 43 years has Adelaide recorded negative growth.
EXPANDING APPEAL
Adelaide continues to experience a strong and positive shift in overseas migration. While the growth is not quite as high as the record levels seen over the past three years, the city is still welcoming a significant number of new residents, contributing to record-breaking population figures. Interstate migration was slightly down, but the decline was modest compared to the 2010–2020 period, with Adelaide recording only the second lowest level of interstate movement nationally.
This steady influx of new residents continues to expand the buyer pool, increasing competition and sustaining strong demand for property. Unlike other states that see more dramatic swings in migration, Adelaide’s balanced and consistent growth reinforces its reputation as a stable and attractive market. The city offers an appealing combination of lifestyle, affordability, and long-term investment potential, making it a preferred choice for both local and incoming buyers.
Population
South Australia population movement
Following the tenancy law reforms introduced in 2024, further changes came into effect in 2025. One of the most positively received updates was the introduction of new termination grounds, allowing landlords to issue a notice to vacate at the end of a fixed-term tenancy where an active sales agreement is in place. These notices must be supported by the appropriate evidence and issued with the required notice periods. For investors, this has been a significant step forward, providing greater flexibility and confidence to sell with vacant possession when required.
Vacancy rates continued to dominate Adelaide’s housing conversation throughout 2025, and the story remained much the same. The current vacancy rate sits at just 0.9%, keeping conditions firmly in favour of landlords. With supply unable to keep pace with demand, competition remains intense across the market and rents are sitting at record highs. The average weekly rent for houses is now $685, reflecting a 2.8% increase over the past year, while units average $524 per week, up 4.7%.
Gross rental yields reinforce these conditions. Adelaide Central and the Hills recorded the highest house yields at 5.4%, with more affordable segments leading the uplift, supported by extremely low stock levels. While net interstate migration has eased, overseas migration has returned as the primary driver of population growth, a shift that may funnel even more demand into the rental market in 2026.
Nationally, affordability pressures continue to shape where growth is occurring, with lower to mid-priced segments outperforming despite recent interest rate cuts. This trend is also evident across Adelaide’s sales and rental markets, particularly throughout the northern and southern suburbs.
Ultimately, the Adelaide rental market in 2025 has reinforced a clear truth: well-presented, well-located and well-priced properties lease quickly. Price remains a critical factor, as properties that are overpriced can linger on the market far longer than expected.
Highest Gross Rental Yields
What have buyers been searching for in 2025?
Adelaide buyers have remained consistent in their search priorities this year, with “pool” still the most searched term. This reinforces that lifestyle features continue to shape initial buyer behaviour across the city. Notably, “land” surged into second place after not appearing in last year’s top searches, highlighting a growing appetite for blank-canvas opportunities and the desire to build homes tailored to individual needs has returned.
Demand for Adelaide Hills properties has also risen sharply, with Woodside and Stirling taking the top two positions, reflecting the increasing appeal of space, lifestyle and a tree change within commutable distance of the CBD.
Most Searched by Buyers in 2025
Pool and Land were the top two buyer search priorities in Adelaide throughout 2025
Our toop.com.au website attracted more than 4.3 million visits throughout 2025, highlighting strong digital engagement and continued interest in the South Australian property market.
While Adelaide locals made up the majority of this audience, we also saw significant traffic from interstate buyers and noteworthy attention from overseas, demonstrating broadening interest beyond the state.
ORIGIN OF OVERSEAS TOOP.COM.AU VISITORS
1. United States
2. China
3. New Zealand
4. Singapore
5. Germany
ORIGIN OF AUSTRALIAN TOOP.COM.AU VISITORS
1. Adelaide
2. Melbourne
3. Sydney 4. Darwin 5. Brisbane
Buyer Demographics + Key Interests in 2025
Toop.com.au
HOW DID OUR TEAM’S 2025 SUBURB PREDICTIONS PERFORM?
As the year draws to a close, it is the perfect time to reflect on the South Australian property landscape and assess the accuracy of our 2025 suburb market predictions. Our insights were built on the foundations of infrastructure growth, lifestyle demand, affordability, migration trends and evolving buyer preferences.
As the results show, many of the suburbs identified have lived up to expectations, delivering notable growth and market momentum throughout the year.
Aldinga experienced 8.9% growth, with the median house price climbing by $70,000 to $855,000. It’s blend of coastal charm, expanding tourism and increasing appeal to lifestyle-driven buyers looking for value beyond the metropolitan fringe served as powerful drivers of demand.
Blackwood was a standout performer. Positioned as a suburb that merges value with access to natural landscapes, reputable schools and essential amenities, it continued to win the favour of families and professional purchasers. Limited housing supply played a significant role, contributing to an impressive rise in median price of $187,264 to $1,064,000. This equates to 17.6% annual growth.
HOW DID OUR TEAM’S 2025
Bridgewater delivered 11.5% growth and increased its median value by $113,102 to $983,000. Known for its tranquility and open space, Bridgwater maintains strong appeal to purchasers pursuing a tree change without sacrificing accessibility to the CBD. The demand for larger family homes has proven to be a consistent theme throughout the year, supporting ongoing interest within the Hills.
Glengowrie, located next door to Glenelg, mirrored similar lifestyle benefits while accommodating buyers seeking a more accessible entry point to the coastline. The suburb delivered standout performance this year, achieving 19% growth. The median price increased by $258,400 to reach $1,360,000 and reiterated Glengowrie’s position as a suburb that balances value, accessibility and lifestyle.
Devon Park. This inner-west suburb recorded one of the strongest suburbs of all suburbs reviewed. Occupying a strategic position near the city fringe and benefitting from proximity to Bowden’s ongoing urban transformation, its value proposition continues to improve. Affordability relative to nearby suburbs was a major attraction and the market responded accordingly. With an extraordinary growth of 22.7%, the median price rose by $218,657 to reach $963,250.
Glenelg once again demonstrated its enduring popularity. The suburb achieved 3.4% annual growth, increasing the median house price to $1,650,000. Although not the highest growth rate among the suburbs featured, the increase of $223,000 since December 2023 reinforces Glenelg’s position as one of South Australia’s most iconic coastal destinations. Its vibrant foreshore lifestyle, strong investor interest and appeal to holiday homeowners continue to make it a highly desirable location within the state’s property market.
Melrose Park was identified by our team as an underrated suburb positioned for growth and 2025 validated that view. With strong proximity to the CBD, quality transport links and convenient access to the southern beaches, Melrose Park achieved 8.4% growth and lifted the median house price by $90,594 to $1,078,500. Demand for more affordable inner metropolitan living continues to underpin its potential for future growth.
Prospect produced one of the most impressive results of the year. Its location close to the CBD, vibrant high street culture and continued gentrification have shaped the suburb into a compelling choice for buyers. Prospect achieved 15.8% growth, increasing the median house price by $200,265 to $1,267,500. This is a significant rise from December 2023, when the median sat at $975,500, and highlights the strength of demand for character homes combined with modern lifestyle amenities.
What is the most commonly asked question of real estate agents... What are the next property hotspots?
As a team, we have extensively analysed and debated this topic before determining our most promising suburbs for 2026.
Our selections are guided not just by our property data, but by the insights gained from conversations with the 23,793 buyer groups we’ve met throughout the year, alongside the forward indicators we’ve learned to recognise through more than four decades of hands-on experience in the Adelaide real estate market.
*This report reflects our team’s opinions and insights and should be used as a guide only. For personalised property advice, we recommend talking with one of our TOOP+TOOP Sales Partners.
Aberfoyle Park
Affordable pricing combined with generous block sizes continues to appeal to families. The suburb is experiencing rapid rejuvenation, with renewed buyer interest and revitalisation reshaping its reputation.
Allenby Gardens
Neighbouring suburbs have surged, placing increasing attention on Allenby Gardens. Many beautifully renovated character homes remain tightly held and yet to re-enter the market. Once a small number do, buyer demand has the potential to accelerate sharply and redefine price expectations.
Blair Athol
Rising prices and limited affordability in Prospect are encouraging the ripple effect into surrounding suburbs, and Blair Athol is well positioned to benefit. Buyers seeking value are increasingly widening their search, keeping momentum strong.
Bridgewater
More affordable than Crafers and Stirling while offering space, tranquillity and a tree change lifestyle, Bridgewater remains a family favourite. Larger allotments and convenient access to the CBD continue to underpin demand.
TOOP+TOOP’S SUBURBS TO WATCH IN 2026
Christies Beach
A sought-after coastal location with excellent amenities, Christies Beach is undergoing a shift in perception. The suburb’s identity is evolving as it emerges confidently from the shadow of Port Noarlunga and attracts lifestyle-focused buyers.
Kidman Park
Extensive development and infrastructure improvement are reshaping Kidman Park. Combined with strong surrounding markets including Lockleys, Fulham and Flinders Park, the suburb is feeling the force of three-way demand.
Davoren Park
Considered a late bloomer, Davoren Park is bordered by suburbs that have already experienced significant growth. Its affordability and access to the Northern Expressway position it well, suggesting upward pressure is likely to build.
Modbury North
Strategically located between the redeveloped Tea Tree Plaza precinct and major transport corridors, Modbury North offers convenience, access to sought-after schooling and strong connectivity to the CBD. These attributes continue to support resilient demand.
TOOP+TOOP’S SUBURBS TO WATCH IN 2026
Mount Barker
With land releases north and south facing delays of two to three years, Mount Barker’s availability of ready-to-build allotments makes it a preferred choice. Increased new home supply is contributing to competition and uplifting values within the established pockets of the suburb.
Panorama
A more affordable alternative to Colonel Light Gardens and Daw Park, Panorama benefits from excellent surrounding amenities including Pasadena Foodland and the upcoming Panorama Hotel, scheduled for completion in early 2026.
Tonsley
Once recognised primarily for its commercial precinct, Tonsley is redefining itself as an affordable residential choice. Extensive public transport upgrades and evolving perception continue to attract first-home buyers and investors.
Nailsworth
Rich in character housing and ideally positioned between Prospect and Walkerville, Nailsworth remains surprisingly under the radar. Its charm, convenience and growing awareness among buyers contribute to its growth potential.
Seaview Downs
Often overlooked, Seaview Downs offers coastal living, family-sized blocks and sweeping views. As more buyers reconsider outer-metro options for lifestyle, the suburb’s strong fundamentals are gaining attention.
The long-term fundamentals of Adelaide’s market, including relative affordability and strong migration trends, continue to support demand. While affordability has tightened this year in terms of price-to-income ratios, the three rate cuts have provided relief for many buyers, and there are no signs of the market slowing down.
Whether you’re looking to buy, sell, or simply stay informed, our team is here to guide you through every step with confidence and expertise.
Click here to view our latest listings, recent sale results, or to learn more about the tailored services we offer.
