Munno Para
The lowest median house price of the five, at $681,500, with the highest gross yield (4.4%) and the strongest 12-month growth (19.0%). Renting is common here: 46.2% of occupied homes were rented at the 2021 Census.
Best suburbs to invest in Adelaide? Match the area to your goal.
Adelaide offers a range of property investment opportunities across different budgets and locations. Here’s what’s happening in the market, which areas are worth considering, and how to assess them against your goals, timeframe and the cost of holding the property.
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Adelaide right now
What's happening in the Adelaide market?
Adelaide home values fell 1.2% in October 2026 and 3.9% over the three months to October. They were still 3.7% higher than a year earlier.
The falls are widespread. Cotality says virtually every suburb across Brisbane, Perth and Adelaide recorded a drop in values over those three months. Its September chart pack found less than one percentage point between the declines for Adelaide's most expensive and most affordable houses.
Cotality put Adelaide's median house value at $977,551 in October 2026, compared with $661,647 for units. Units also had the higher gross rental yield, at 4.6% against 3.5% for houses.
A softer market can give buyers more choice and room to negotiate. The opportunity is to buy well and hold for your planned timeframe, with rent and ongoing costs that fit your budget.
Adelaide gross rental yields
Houses and units, October 2026
Sources: Cotality October Home Value Index and September Housing Chart Pack. Checked 4 November 2026.
North, south and the Hills
Five Adelaide suburbs to consider.
These areas offer different combinations of purchase price, rental income and local amenities. All five have median house prices below Adelaide's median house value of $977,551 (Cotality, October 2026). Compare the numbers, then assess the home against your budget and investment plan.
| Suburb | Median house price | 12-month growth | Gross yield | Days on market | Days to lease |
|---|---|---|---|---|---|
| Munno ParaNorth | $681,500 | +19.0% | 4.4% | 30 | 20 |
| Andrews FarmNorth | $720,000 | +11.6% | 4.2% | 34 | 21 |
| Angle ValeNorth | $875,000 | +7.4% | 4.0% | 28 | 18 |
| Mount BarkerAdelaide Hills | $850,000 | +13.3% | 4.1% | 28 | 17 |
| Seaford MeadowsSouth | $872,500 | +11.9% | 4.2% | 23 | 13 |
PropTrack house figures, November 2025 to October 2026; each suburb name links to its source. Days on market measures selling time; days to lease measures rental advertising time. Both are medians. Gross yield is before costs. Suburb medians cover all houses, not just new homes, and past growth is not a forecast. Adelaide's median house value comes from Cotality and is calculated differently, so treat comparisons with it as a guide. Figures checked 4 November 2026.
Andrews Farm
A young suburb, with 8,699 residents and a median age of 28 at the 2021 Census. Houses took the longest of the five to sell and to lease, at a median 34 and 21 days, and postcode 5114 had 0.8% vacancy in September 2026.
Angle Vale
The highest median house price of the five, at $875,000, with the lowest gross yield (4.0%) and the slowest 12-month growth (7.4%). Most homes are owner-occupied, with 4.9% rented at the 2021 Census, and postcode 5117 had the highest vacancy of the group.
Mount Barker
The largest of the five, with 18,330 residents at the 2021 Census. House prices grew 13.3% and houses took a median 17 days to lease, with a 4.1% gross yield and postcode vacancy of 0.5% in September 2026.
Seaford Meadows
Houses sold and leased fastest of the five, in a median 23 and 13 days, and postcode 5169 had the lowest vacancy of the group, at 0.1% in September 2026. 5,102 people lived there at the 2021 Census.
Rental demand
How quickly are homes finding tenants?
Houses in these five suburbs took a median 13 to 21 days to lease. Seaford Meadows was quickest at 13 days, followed by Mount Barker at 17. These figures help compare rental demand, alongside the rent achieved and the number of competing homes.
Rental vacancy was low in four of the five postcodes in September 2026, from 0.1% in 5169 (Seaford Meadows) to 1.3% in 5115 (Munno Para). Across Adelaide it was 0.6%. Median house rents ranged from $550 a week in Munno Para to $650 in Angle Vale.
Postcode 5117 (Angle Vale) was the exception, at 8.8% (SQM Research). Its rental market is small, so a few homes advertised for longer can move the rate sharply. Even so, houses there took a median 18 days to lease. A vacancy rate is the share of rental homes advertised for three weeks or more, and one postcode can cover more than one suburb. Where vacancy is higher, more similar homes are competing for tenants, so the rent and leasing time you budget for matter more.
For the property you are considering, compare recently leased homes with similar bedrooms, parking and location. Check their rent and time advertised, plus how many similar rentals are still available. New estates and older streets within the same suburb can perform differently.
Build empty weeks into the budget. Allow for the time needed to find a tenant and meet the property’s expenses while it is vacant.
New homes and the cost of holding
Compare the property, the price and the tax treatment.
A new home and an established home at the same price can have different holding costs. Rent, maintenance, depreciation and the timing of tax deductions all affect the amount you fund.
Tax treatment
New and established homes have different rules
New builds can still be negatively geared against wages and other income. For established homes bought after 7:30pm AEST on 12 May 2026, from 1 July 2027 losses can only be offset against residential property income, including capital gains. Unused losses carry forward, and homes held before that time are not affected. Treasury explains the rules.
Your numbers
Compare annual cash costs
Use the purchase price, loan, expected rent, property expenses and depreciation for each home. Have a registered tax agent confirm eligibility and calculate the tax outcome. The tax benefit belongs in the comparison alongside the price you pay.
What makes a property worth holding?
- Demand for that home. Evidence that tenants want its size, layout and location at the rent you expect.
- A fair purchase price. Recent comparable sales, with a clear explanation for any premium on a new home.
- Manageable competing supply. Similar rentals and upcoming completions around the property.
- Services people can use. Check access to jobs, schools, shops and transport today; separate future proposals from delivered services.
- A cash buffer. Allow for empty weeks, repairs, insurance increases and changes to interest rates.
Start with why you are investing
What are you trying to achieve, and by when?
Before choosing a suburb, put a dollar figure and a timeframe behind the goal. How much additional wealth or income are you aiming for? When will you need it? How much can you contribute each week while holding the property?
A property intended to build wealth over 15 years needs a different assessment from one you expect to sell in five. Buying costs, debt, ongoing cash contributions, selling costs and tax all affect what you finish with. A headline capital gain is only one part of that calculation.
Access Wealth assesses properties against its 20 Point Investment Criteria and more than 100 data points. That research starts with the outcome you want and works through to the property, with allowances for vacancies, higher costs and interest rates.
- 01Set the outcomeYour reason for investing, target in dollars, timeframe and affordable cash contribution.
- 02Compare locationsPurchase prices, rental demand, competing supply and the services people use.
- 03Check the homeComparable sales and leases, the street, the layout, and builder or developer checks.
- 04Test the holding costCash flow after tax, empty weeks, higher expenses and the cash buffer you need.
Who does what
Your investment property purchaseEach part is handled by the right licensed professional.
Our roleAccess WealthProperty research, due diligence and selection, purchase coordination and portfolio reviews.
LendingMortgage brokerBorrowing capacity and loan options.
TaxRegistered tax agentDeductions, property tax treatment and tax on sale.
LegalSolicitor or conveyancerContracts, searches and settlement.
See the full process on How We Work.
Common questions
Adelaide property questions,
answered straight.
Is Adelaide a good place to invest in property right now?
That depends on your goals, budget and how long you plan to hold the property. Adelaide home values fell 3.9% over the three months to October 2026 but were still 3.7% higher than a year earlier (Cotality), and rental vacancy across Adelaide was 0.6% in September 2026 (SQM Research). A worthwhile purchase needs a fair price, evidence of rental demand and ongoing costs that fit your budget.
How much are houses in Adelaide's growth suburbs?
PropTrack data for November 2025 to October 2026 puts median house prices across the five suburbs on this page between $681,500 in Munno Para and $875,000 in Angle Vale. Cotality put Adelaide's median house value at $977,551 in October 2026. The two measures are calculated differently, so treat the comparison as a guide.
What rental yields do Adelaide growth suburbs offer?
PropTrack's gross rental yields for houses across the five suburbs ranged from 4.0% in Angle Vale to 4.4% in Munno Para over November 2025 to October 2026, with median rents from $550 a week in Munno Para to $650 in Angle Vale. Gross yield is the year's rent as a share of the price, before costs such as interest, council rates, insurance and property management.
What is the rental vacancy rate in Adelaide?
SQM Research put Adelaide's rental vacancy rate at 0.6% in September 2026, down from 0.8% a year earlier. In the postcodes covering the five suburbs on this page, it ranged from 0.1% in 5169 (Seaford Meadows) to 8.8% in 5117 (Angle Vale), where the rental market is small. Check how many similar homes are competing for tenants near the property you are looking at.
How do I choose the right Adelaide suburb for my investment goals?
Start with what you want to achieve, put a dollar figure behind it and set the timeframe. Then work out what you can borrow and comfortably contribute while holding the property. Those numbers shape your property strategy and roadmap. Compare suburbs on price, rent, vacancy and supply, then assess the individual home against that plan.
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