Adelaide Suburb Price Report 2026: Risers, Fallers, and Where Rent Pays Best
Adelaide house prices rose in nearly 9 out of 10 suburbs over the year to Q4 2025. But the biggest gains were not where you would expect. We crunched the Valuer-General sales data for every metro suburb to find the risers, the fallers, and where a landlord's rent goes furthest.
Across metropolitan Adelaide, 89% of suburbs recorded a higher median house price in the December quarter of 2025 than a year earlier. We looked at every suburb with at least 10 recorded house sales in the quarter, 196 suburbs covering 4,270 sales, using the South Australian Valuer-General's quarterly median figures. Of those, 174 rose, 21 fell, and one held flat.
That headline hides the real story. The strongest growth was not in the blue-chip inner east. It was in the affordable north and the middle-ring family suburbs. And the handful of suburbs that fell were almost all at the top end. Here is what the numbers show.
Which Adelaide suburbs grew the most in 2025?
The biggest year-on-year median rises, among suburbs with a credible sales count (10 or more), were spread across the outer north, the foothills, and the inner-west family belt.
| Suburb | Median (Q4 2024) | Median (Q4 2025) | Change | Sales |
|---|---|---|---|---|
| Eyre | $511,500 | $749,000 | +46.4% | 16 |
| Payneham | $987,000 | $1,440,000 | +45.9% | 14 |
| Greenwith | $794,500 | $1,100,000 | +38.5% | 26 |
| Stirling | $1,400,000 | $1,830,000 | +30.7% | 13 |
| Flinders Park | $1,021,500 | $1,323,000 | +29.5% | 21 |
| Edwardstown | $915,000 | $1,161,250 | +26.9% | 15 |
| Tea Tree Gully | $750,000 | $950,500 | +26.7% | 13 |
| Glenelg North | $1,135,000 | $1,422,500 | +25.3% | 16 |
Eyre, in the city's far north near Penfield, led the list with a 46.4% jump off a low base. Greenwith stands out because the gain came on a high sales count (26 sales), which makes it harder to dismiss as a small-sample quirk. You can see the live, current-quarter version of this picture on our Live SA Market map.
Which Adelaide suburbs fell in 2025?
Only 21 of the 196 suburbs we analysed went backwards, and the steepest falls were concentrated at the prestige end. A falling median at the top end often reflects a change in which homes sold that quarter, not a market-wide drop, so read these alongside the low sales counts.
| Suburb | Median (Q4 2024) | Median (Q4 2025) | Change | Sales |
|---|---|---|---|---|
| Hyde Park | $3,570,000 | $2,366,000 | −33.7% | 10 |
| North Adelaide | $2,500,000 | $1,674,000 | −33.0% | 10 |
| Gawler South | $800,000 | $707,500 | −11.6% | 15 |
| Torrensville | $1,172,500 | $1,045,000 | −10.9% | 15 |
| Belair | $1,350,000 | $1,203,250 | −10.9% | 15 |
| Bellevue Heights | $1,250,000 | $1,115,000 | −10.8% | 11 |
| Para Vista | $954,000 | $890,250 | −6.7% | 10 |
Read medians with care: a median is the middle sale price, not an index of every home's value. When a suburb only sells 10 houses in a quarter, one unusual sale can swing the median hard. That is exactly why we excluded suburbs with fewer than 10 sales, and why a 33% "fall" in Hyde Park does not mean every house there lost a third of its value.
The cheapest and most expensive Adelaide suburbs
The gap between Adelaide's most affordable and most expensive suburbs is now close to fivefold. The mid-point of all suburb medians sat at about $942,500.
| Most affordable | Median | Most expensive | Median |
|---|---|---|---|
| Smithfield Plains | $535,000 | St Peters | $2,530,000 |
| Elizabeth North | $625,000 | Hyde Park | $2,366,000 |
| Elizabeth Downs | $635,000 | Unley | $2,100,000 |
| Elizabeth Park | $637,000 | Somerton Park | $2,035,000 |
| Davoren Park | $638,750 | Kensington Park | $2,010,000 |
| Smithfield | $680,000 | Beaumont | $1,975,750 |
The affordable end is dominated by the northern Playford suburbs (Smithfield, Elizabeth, Davoren Park). The top end is the inner east and the beachside strip. Want the live median for any single suburb? Our Price Estimator pulls the current Valuer-General figure for the address you type.
Where does rent pay best in Adelaide?
Here the pattern flips. Gross rental yield (a year of rent as a percentage of the purchase price) is highest exactly where prices are lowest. We combined the sale medians above with median weekly house rents from Consumer and Business Services bond data.
| Highest yield | Rent / price | Gross yield |
|---|---|---|
| Smithfield Plains | $525/wk on $535,000 | 5.1% |
| Evanston Gardens | $560/wk on $667,500 | 4.4% |
| Brahma Lodge | $598/wk on $735,000 | 4.2% |
| Munno Para West | $570/wk on $703,000 | 4.2% |
| Para Hills West | $580/wk on $716,250 | 4.2% |
| Old Reynella | $650/wk on $810,000 | 4.2% |
At the other end, the prestige suburbs deliver the thinnest yields: St Peters, Hyde Park and Somerton Park all sit near 1.8% gross. A buyer paying $2.5 million in St Peters collects rent that, as a percentage, is barely a third of what a $535,000 house in Smithfield Plains returns. That is the trade-off between capital-growth suburbs and cash-flow suburbs in one line. You can run this calculation for any address with our Rental Yield Calculator.
In 2025, Adelaide's affordable north did the heavy lifting: the biggest price gains and the strongest rental yields both clustered at the cheaper end of the city, while the prestige inner-east saw the only meaningful falls.
How we calculated this
Transparency matters more than a big headline, so here is the method in full:
- Source. Median house sale prices come from the South Australian Valuer-General's quarterly metro median house sales dataset, published openly on data.sa.gov.au under CC BY 4.0. Rent figures come from the Consumer and Business Services rental bond dataset on the same portal.
- Period. The December quarter (Q4) of 2025 compared with Q4 2024, so every "change" is a true year-on-year figure, not quarter-on-quarter.
- Sales filter. We only ranked suburbs with 10 or more house sales in the quarter (196 of 403 suburbs with any data). Thin-sample suburbs produce unstable medians, so we left them out of the league tables.
- Yield. Gross yield is median weekly house rent multiplied by 52, divided by the median house sale price. It excludes rates, insurance, maintenance and vacancy, so a real net yield is lower.
- What this is not. A suburb median is not a valuation of any individual home. Use these tables to understand the market's shape, not to price a specific property.
The bottom line
Adelaide's 2025 was a rising market almost everywhere, but the momentum sat in the affordable north and the middle ring, not the prestige pockets. If you are buying to live in, the growth suburbs and the high-yield suburbs are increasingly the same places. If you are checking a specific listing, start with the zoning and the real price, not the agent's guide. Our free tools pull the same government data this report is built on.
Frequently asked questions
Did Adelaide house prices go up in 2025?
Yes. Of the 196 metro suburbs with 10 or more house sales in Q4 2025, 89% (174 suburbs) recorded a higher median than a year earlier. Only 21 fell. Source: Valuer-General quarterly median house sales, data.sa.gov.au.
Which Adelaide suburb had the biggest price growth?
Eyre led with a 46.4% rise in median house price year-on-year, from $511,500 to $749,000, followed by Payneham (+45.9%) and Greenwith (+38.5%), among suburbs with at least 10 sales.
Where in Adelaide does rent pay the best yield?
Gross yields are highest in the affordable north. Smithfield Plains led at 5.1%, with Evanston Gardens, Brahma Lodge, Munno Para West and Para Hills West around 4.2%. The lowest yields, near 1.8%, are in prestige suburbs like St Peters, Hyde Park and Somerton Park.
What is the median house price in Adelaide?
The mid-point of suburb medians across metro Adelaide was about $942,500 in Q4 2025. Individual suburbs range from around $535,000 in the outer north to over $2.5 million in the inner east.
Check the current price for any Adelaide suburb
This report is a snapshot. Our Live SA Market map shows the latest Valuer-General medians and year-on-year change for every metro suburb, updated each quarter.
Open the Live Market map →