Adelaide property market data, trends, forecasts

Adelaide property market news - key takeaways

• Price momentum remains steady: Adelaide dwelling values rose by +0.7 per cent in July. This marks the strongest monthly gain since December last year, according to Cotality’s latest data.
• Supply constraints persist: Cotality reports that Adelaide is still facing tight supply conditions. Listings are below the five-year average, which continues to support price growth.
• Auction activity shows resilience: Domain reports that Adelaide's auction clearance rate was 65 per cent for the week of August 3, 2025. This indicates a stable market despite broader uncertainties.
• Tight rental market: Adelaide’s rental market is extremely tight, with a vacancy rate of just 0.8 per cent, according to SQM. Cotality data shows rental prices increased by +0.1 per cent over July.
• Interest rates and lending conditions: The RBA recently cut rates to 3.60 per cent, which is expected to improve borrowing conditions. This could boost buyer activity and support price stability in the Adelaide property market.

Adelaide property price movements

The Adelaide property market is on the rise, with property values steadily climbing. Although annual growth rates have slowed compared to previous years, the market remains strong, buoyed by a shortage of stock,  low rental vacancy rates and ongoing demand. 

Adelaide property prices - July 2025

Adelaide's property values have increased, with a monthly rise of +0.7 per cent and a quarterly gain of +1.5 per cent. Over the past year, property values have grown by +7.0 per cent, bringing the median value to $843,339.

^{Source: Cotality}

This consistent growth in Adelaide's property values highlights a robust market, even as it slows from the previous year's rapid increases. The current median value shows a significant rise from last year, pointing to sustained demand and limited supply in the market.

House prices in Adelaide - July 2025

The Adelaide housing market has shown resilience, with house prices rising by +0.7 per cent over the past month and +1.4 per cent over the quarter. Annually, house prices have increased by +6.8 per cent, with the median house price now at $895,726.

^{Source: Cotality}
Adelaide's housing market continues to benefit from its affordability relative to other cities, attracting buyers seeking value. The steady increase in Adelaide house prices suggests that demand remains strong, even as the market adjusts to broader economic conditions. The combination of low interest rates and limited housing supply continues to support the Adelaide housing market.

Unit prices in Adelaide - July 2025

Unit prices in Adelaide have seen a more modest increase, with a monthly rise of +0.4 per cent and a quarterly gain of +2.1 per cent. Over the past year, unit values have grown by +8.5 per cent, with the median unit price at $611,471.

^{Source: Cotality}
The Adelaide unit market has shown strong annual performance, outpacing houses in terms of percentage growth. This trend reflects a growing demand for more affordable housing options, particularly as interest rates remain low and rental yields are attractive. Adelaide unit prices are likely to continue their upward trajectory as the market remains competitive.

Adelaide property market forecasts 2025-26

Australia's big four banks regularly release house price forecasts as part of their economic research. This helps them make informed mortgage-lending decisions, manage risk, and demonstrate their market expertise. Here's a look at what's expected across the country in 2025 and 2026.

^{Sources: Westpac Housing Pulse, NAB Residential Property Survey, ANZ Australian Housing Chartpack, Commonwealth Bank Economic Insights}

Adelaide is anticipated to experience reasonably strong growth compared to other major cities. These Adelaide property market predictions indicate a steady rise in house prices, thanks to the city's affordability and stable demand.

Adelaide home price forecasts 2025

Westpac predicts a +4.0 per cent increase in Adelaide's property prices for 2025. NAB expects a +5.0 per cent rise, while ANZ forecasts a +4.7 per cent increase. These predictions are shaped by the expectation of further cash rate cuts, which could boost borrowing capacity and drive demand. Adelaide's affordability and consistent demand for well-located homes are likely to keep price growth steady. 

RBA cash rate forecast 2025

On 12 August 2025, the RBA reduced the cash rate by -0.25 percentage points to 3.60 per cent. The Bank cited inflation returning to the 2–3 per cent target range, softer labour-market readings, and a subdued demand backdrop as key reasons for the cut, while noting that uncertainty remains high. Here's where the major banks think the cash rate is heading next:

• CBA: Two more cuts in 2025 (September and December), ending 2025 at 3.35 per cent, then two cuts in Q1 2026 to 2.85 per cent.
• Westpac: No September cut; two cuts by early 2026 (November 2025 and February 2026), to 3.10 per cent.
• NAB: One cut in September 2025 and another in February 2026, to 3.10 per cent.
• ANZ: Two cuts in 2025 (September and November), then two in Q1 2026, to 3.10 per cent.

What this means for the Adelaide market

Adelaide's property cycle has been surprisingly strong over the past two years. Typically, rate cuts lead to a gradual increase rather than a sharp rise. Expect more competition for well-located houses and family-sized townhomes as serviceability improves. Given Adelaide's affordability advantage, small reductions in mortgage rates can boost demand without significantly increasing risk, keeping price growth steady through the rest of 2025.

Adelaide house prices graphs and charts

Adelaide house price growth over the last 5 years has shown resilience. In July 2025, prices increased by +0.7 per cent. Over the last three months, there was a +1.5 per cent rise, and over the past year, prices surged by +7.0 per cent, reaching a record high. This steady growth highlights the city's consistent market performance, even amidst broader economic fluctuations.

The five-year chart for Adelaide shows a market that has avoided deep downturns, maintaining positive quarterly growth for most of the last two years. This stability is due to tight listings and steady local demand, rather than relying heavily on migration. The recent easing cycle by the RBA in 2025 has further supported affordability and turnover.

Adelaide property prices graph over 30 years

Adelaide property prices growth over the last 10 years has been characterised by a steady increase, with significant gains during the pandemic era. This period saw a nearly 45 per cent rise in house values, driven by low interest rates and increased demand from interstate migration. More recently, the market has shown resilience against interest rate hikes, with affordability and strong local wages supporting continued growth.

Over the past 30 years, Adelaide has experienced cycles of growth and stability, with its market rarely experiencing extreme volatility. Homeowners today feel cautiously optimistic, buoyed by resumed capital growth, although concerns about mortgage costs persist. 

The long-term fundamentals of Adelaide's market, such as relative affordability and positive migration trends, continue to underpin demand.

Adelaide selling statistics

Adelaide's property market in August 2025 is holding steady, with a slight uptick in sales volume compared to the previous year. Properties are taking a bit longer to sell than in some other capitals, suggesting a balanced market where buyers have time to make decisions.

Adelaide sales volume and days on market

In August 2025, Adelaide's sales volume rose by +3.0 per cent compared to the same month last year, showing stable demand. The median days on market for Adelaide properties over the past three months is 32 days, which is slightly shorter than the national median of 35 days.

^{Source: Cotality}

The rise in sales volume indicates that Adelaide is maintaining a healthy level of buyer interest, even as properties take a bit longer to sell compared to the national average. This suggests that while there is demand, buyers might be more discerning, taking their time to find the right property. Compared to faster-moving markets like Brisbane, Adelaide's market appears more stable and less rushed.

Adelaide new and total listings

New listings in Adelaide have dropped by -17.4 per cent from April 2024 to April 2025, while total listings have remained relatively stable with a slight decrease of -0.1 per cent.

^{Source: Cotality}

The large drop in new listings suggests fewer homeowners are putting their properties on the market, possibly due to market uncertainty or satisfaction with current housing conditions. The stability in total listings indicates that while fewer new properties are entering the market, existing listings are not being absorbed at an especially rapid pace.

Adelaide vendor discount and auction clearance rates

Vendor discounting shows the difference between the initial asking price and the final sale price, offering insight into market conditions and buyer negotiation power. Auction clearance rates reflect the percentage of properties sold at auction, indicating market demand and competition levels.

Adelaide vendor discount

^{Source: Cotality}

The vendor discount in Adelaide over the last three months to July 2025 was -3.6 per cent, slightly higher than the national median of -3.5 per cent. This suggests sellers in Adelaide are conceding a bit more on their asking prices compared to the national average, possibly due to a more competitive market where buyers have some leverage.

Adelaide auction clearance rates

^{Source: Domain}

Adelaide's auction clearance rate for the week of August 3, 2025, was 65 per cent. This moderate rate indicates a balanced market where properties are selling at auction but not at an exceptionally high rate. Compared to cities like Sydney and Melbourne, where clearance rates are typically higher, Adelaide's rate suggests an auction market that is active but not overheated, providing opportunities for both buyers and sellers to negotiate effectively.

Adelaide property investing

Adelaide’s rental market is holding strong, driven by high demand and limited supply, which keeps rents under pressure. As we progress through 2025, these dynamics mirror broader national trends. Let's dive into the statistics on rental rates, yields, and vacancy trends to understand what’s shaping the Adelaide market.

Adelaide rental market

Rental rates in Adelaide have risen significantly, highlighting the ongoing demand for housing in the city. Gross rental yields have stayed steady, offering consistent returns for investors. These trends provide context for the detailed metrics below.

^{Source: Cotality}

Adelaide’s rental market has seen a substantial annual increase in rents. Houses have experienced a +4.0 per cent rise, while units have seen a +6.1 per cent increase over the past year. Despite rental yields holding at 3.7 per cent, the market remains competitive due to limited housing supply. The ongoing demand, along with a shortage of new housing stock, continues to fuel rental growth in the city.

Adelaide vacancy rates

Vacancy rates are a key indicator of the balance between supply and demand, showing how easily tenants can find properties and negotiate rents. Nationally, vacancy rates are tight, creating a challenging environment for renters. A seasonal winter lull has caused short-term increases in vacancies, but this is expected to reverse as demand picks up.

^{Source: SQM Research}

Adelaide’s current vacancy rate of 0.8 per cent is a slight increase from last year, yet it remains well below the balanced range of 2–3 per cent. This low vacancy rate benefits landlords, keeping rents on the rise. Compared to other cities, Adelaide’s vacancy rate is among the lowest, highlighting the city’s tight rental market.

Louis Christopher, Managing Director of SQM Research said in his latest rental market report

“Vacancy rates remain tight across most capital cities, and this is continuing to place upward pressure on rents,” said Louis Christopher, Managing Director of SQM Research. “While there are short-term fluctuations—particularly in Perth and Canberra—the broader trend is clear: rental affordability is deteriorating, especially in Sydney, Brisbane, and Hobart. Unless we see a meaningful uplift in rental supply, particularly in the inner and middle rings of our major cities, the market will remain challenging for tenants heading into spring.”

Adelaide remains one of the tightest markets, supporting Louis’s view that upward rent pressure will persist. Any winter softening has been minimal and hasn’t altered the broader imbalance. The July report indicates low stock across most suburbs, especially for houses. Without a clear increase in advertised rentals, Adelaide’s vacancy rate is likely to dip further into spring, keeping rents high.

Highest growth areas in Adelaide

^{Source: Cotality}

Highlights for Adelaide’s high growth areas

• Holdfast Bay leads the pack with a median value of $1,100,000 and an impressive annual growth of 12.5 per cent. It has consistently been in the top three for 4 of the past 6 months. Suburbs to keep an eye on include Henley Beach and Grange.
• Port Adelaide takes the second spot with a median value of $980,000 and a growth rate of 11.8 per cent. It has been a regular feature on the top lists recently. Key suburbs here are Port Adelaide and Largs Bay.
• Inner-city areas like North Adelaide and West Torrens are gaining traction. North Adelaide ranks third with a median value of $1,050,000 and 11.2 per cent growth, while West Torrens is fourth at $910,000 and 11.0 per cent growth. Notable suburbs include North Adelaide, Thebarton, and Mile End.
• Lifestyle destinations such as Eastern Adelaide and Glenelg continue to show steady growth. Eastern Adelaide is fifth with a median value of $870,000 and 10.9 per cent growth, and Glenelg follows at sixth with $1,020,000 and 10.7 per cent growth. Suburbs to watch are Norwood, Mitcham, Glenelg, and Glenelg East.
• Areas like Southern Adelaide, Flinders Park, Garden Island, and Campbelltown - Torrens Island are emerging as affordable options with fresh market entries. Southern Adelaide ranks seventh with a median value of $800,000 and 10.5 per cent growth, followed by Flinders Park at $840,000 and 10.3 per cent growth, Garden Island at $760,000 and 10.2 per cent growth, and Campbelltown - Torrens Island at $730,000 and 10.0 per cent growth. Suburbs to consider include Edwardstown, Stepney, and Flinders Park.