Adelaide property market data, trends, forecasts

Adelaide property market news - key takeaways

• Price growth continues: Cotality's latest figures show Adelaide’s property market experiencing strong growth, with dwelling values rising by +0.5 per cent in May 2025. This is part of a broader national trend where Australian dwelling values have increased by 1.7 per cent over the first five months of the year.
• Supply remains tight: Listings in Adelaide are still limited, which is pushing prices up. This shortage is a common issue in several Australian cities, supporting continued price growth.
• Auction clearance rates high: Domain data reveals that Adelaide’s auction clearance rate was 74 per cent for the week of June 15, 2025, indicating solid buyer demand and competitive market conditions.
• Rental market tightens: SQM Research data shows Adelaide’s vacancy rate held at a low 0.8 per cent in May 2025. While weekly rents decreased by -1.0 per cent over the past month, they are still up +4.7 per cent year-on-year. This tight rental market continues to favour landlords.
• Interest rate cuts anticipated: The Reserve Bank of Australia’s recent rate cuts are expected to further influence the Adelaide property market, potentially boosting buyer demand as borrowing conditions ease. This aligns with broader expectations of further rate reductions throughout the year.

Adelaide property price movements

The Adelaide property market is on the rise, with property values steadily increasing, albeit at a slower pace than was seen in 2024. Recent interest rate cuts have boosted buyer confidence and borrowing power, driving prices higher despite growing affordability pressures.

Adelaide property prices - May 2025

Adelaide's property market has seen a notable uptick, with values climbing by +0.5 per cent monthly. Over the quarter, values rose by +1.3 per cent, and annually, they have jumped by +8.6 per cent. The median property value in Adelaide now stands at $829,695.

^{Source: Cotality}

This consistent growth in Adelaide's property values in 2025 mirrors the national trend, where capital cities are experiencing similar growth rates. The lower price segments are seeing faster growth, thanks to improved affordability from recent rate cuts.

House prices in Adelaide - May 2025

In the Adelaide housing market, house prices have increased by +0.3 per cent monthly. Quarterly growth is at +1.3 per cent, and the annual change is a solid +8.3 per cent. The median house price in Adelaide is now $882,157.

^{Source: Cotality}
The Adelaide housing market remains robust, with house prices continuing to rise. This growth is driven by limited housing supply and increased buyer demand due to lower interest rates. The Adelaide house prices reflect the broader trend seen across mid-sized capitals, which are experiencing significant gains.

Unit prices in Adelaide - May 2025

Adelaide unit prices have seen a significant monthly increase of +0.8 per cent. Over the quarter, unit prices have risen by +1.2 per cent, and the annual growth is an impressive +10.7 per cent. The median unit price in Adelaide is now $600,071.

^{Source: Cotality}
The rise in Adelaide unit prices highlights a broader trend where units are outpacing houses in growth as affordability pressures are pushing some buyers towards higher-density housing options. Strong demand for units is also driven by improved borrowing conditions following recent rate cuts, enhancing buyer capacity and confidence.

Adelaide property market forecasts 2025-26

Australia’s major banks regularly release house price forecasts to guide their mortgage-lending strategies, manage risks, and demonstrate their market knowledge.

Here's what's expected around the country in 2025.

^{Source: Westpac Housing Pulse, NAB Residential Property Survey.}

Adelaide is expected to stand out among capital cities, with predictions pointing to steady growth. These Adelaide property market predictions indicate a strong rise in house prices, driven by the city's consistent demand and limited availability.

Adelaide home price forecasts 2025-26

NAB anticipates Adelaide's house prices will climb by about +5.0 per cent in 2025 followed by a +5.6 per cent gain in 2026.

Similarly, Westpac foresees a +4.0 per cent increase for 2025, with a further +6.0 per cent to come in 2026. 

These forecasts are based on the expectation of further easing interest rates, which could boost borrowing capacity and attract more buyers. Adelaide's market is also benefiting from a scarcity of listings, which supports price growth. However, the extent of price increases might be limited by slower wage growth compared to larger cities.

RBA cash rate forecast 2025

On 20 May 2025, the RBA reduced the cash rate by another -0.25 percentage points to 3.85 per cent, noting that inflation had returned to the 2–3 per cent target range and that global uncertainties, especially ongoing trade tensions, were affecting the economy. Analysts largely anticipated this easing due to slowing price pressures and recent inflation data. The banks’ forecasts below were based on data published before this decision:

• CBA: Predicts the first cut in February 2025, with four 0.25-per-cent cuts throughout the year, bringing the cash rate to 3.10 per cent by December 2025
• Westpac: Expects the first cut in May 2025, with four 0.25-per-cent reductions in 2025, lowering the cash rate to 3.10 per cent by year-end
• NAB: Forecasts the first cut in May 2025, with five total cuts in 2025, reducing the cash rate to 2.85 per cent by December 2025
• ANZ: Anticipates the first cut in May 2025, with two 0.25-per-cent cuts in 2025, bringing the cash rate to 3.60 per cent by August 2025

What this means for the Adelaide market

Adelaide’s market has remained resilient despite high interest rates, with values rising +4.5 per cent over the past year. Lower rates are likely to sustain this trend, particularly in outer suburbs where prices remain relatively affordable.

Borrowers in Adelaide might not experience as much increased capacity as those in larger cities, due to generally lower wages. However, investors seeking good rental yields could be attracted if mortgage rates decrease. The shortage of listings in Adelaide continues to support prices. The latest RBA decision has not yet influenced the banks’ predictions, so any shifts in buyer behaviour will take time to emerge.

Adelaide house prices graphs and charts

Adelaide's house price growth over the last 5 years has been remarkably steady compared to some other cities. According to Cotality, there was a +0.5 per cent rise in May 2025, +1.3 per cent growth over the quarter, and a significant +8.6 per cent increase over the past year. This consistent growth has pushed Adelaide dwelling values to a record high.

The five-year chart highlights Adelaide's resilience, avoiding the sharp downturns experienced by other capitals like Sydney and Melbourne. CoreLogic’s analysis shows that Adelaide’s market has been driven by affordability and limited supply, maintaining a steady growth trajectory with fewer sudden peaks or troughs.

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 June 2025 is showing some interesting trends. Sales volumes are up, and there is a noticeable increase in total listings. While the pace of sales is moderate, properties are taking a bit longer to sell compared to last year.

Adelaide sales volume and days on market

Sales volume in Adelaide rose by +7.3 per cent from the previous year, highlighting solid demand in the market. The median days on market for properties is now 30 days, slightly longer than the 28 days recorded in May 2024.

This uptick in sales volume points to a keen interest in Adelaide's property market, especially when compared to cities like Sydney, where sales have dropped. The days on market in Adelaide align with the national trend, where properties generally take longer to sell. This could be due to buyers being more selective or waiting for the right opportunity.

Adelaide new and total listings

In Adelaide, new listings decreased by -0.5 per cent from May 2024 to May 2025, while total listings increased by +3.6 per cent over the same period.

The decrease in new listings, alongside an increase in total listings, suggests that properties are staying on the market longer, contributing to the higher total listings. This could provide buyers with more options, potentially easing competition slightly compared to the previous year.

Adelaide vendor discount and auction clearance rates

Vendor discounting reflects the percentage difference between the original asking price and the final sale price, while auction clearance rates show the proportion of scheduled auctions that result in a sale. Together, these metrics reveal the negotiating power buyers have and how confidently homes are selling.

Adelaide vendor discount over time

^{Source: Cotality}

The vendor discount in Adelaide is -3.4 per cent, matching the national median. It suggests a balanced market where buyers have some room to negotiate, but sellers are not under significant pressure to slash prices.

Adelaide auction clearance rates

^{Source: Domain}

Auction clearance rates in Adelaide have been fluctuating, hitting a rate of 74 per cent for the week of June 15, 2025. This is relatively strong compared to Brisbane, which had a lower clearance rate.

Adelaide property investing

Adelaide's rental market is undergoing some interesting shifts, echoing broader national trends of slower growth. While rental rates are on the rise, the pace has eased compared to previous years. This section delves into rental rates, yields, and vacancy trends in Adelaide to give you a clear picture of the current market dynamics.

Adelaide rental market

Rental rates in Adelaide have seen a notable annual increase, with houses and units growing at different rates. The rental yield in Adelaide aligns with the national average, indicating a stable investment environment. 

Below, you will find a table with detailed metrics on rental rates, yields, and annual changes for houses and units across Australia.

^{Source: Cotality}

Adelaide's rental market is driven by strong demand, especially in established areas. The annual rent change for houses is +4.3 per cent, while units have seen a more substantial increase of +7.3 per cent. This difference highlights the growing appeal of unit living, possibly due to affordability factors. 

Despite the strong growth, the rental yield in Adelaide remains steady at 3.7 per cent, suggesting that property values are keeping pace with rent increases.

Adelaide vacancy rates

Vacancy rates are crucial for understanding the balance between supply and demand in the rental market. A low vacancy rate indicates a tight market, which can lead to higher rents and fewer choices for tenants. Nationally, vacancy rates have remained relatively stable, but Adelaide's rate is notably low, reflecting ongoing demand pressures.

^{Source: SQM Research}

Adelaide's vacancy rate is at 0.8 per cent, a slight increase from 0.6 per cent the previous year. This low rate underscores the tight rental market conditions, where demand continues to outstrip supply. 

Compared to other cities, Adelaide's vacancy rate is among the lowest, indicating a landlord-favoured market. Without significant new supply, these conditions are likely to persist, maintaining upward pressure on rents.

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

“Overall rental vacancies remained steady from April to May. Rental growth also remained steady but continued to be elevated given the ongoing shortage in the rental market. We are likely to have ongoing elevated rents for a long period of time, until we have equilibrium between tenancy demand and rental supply. That's not likely to happen until such time as we slow down in population rate and a meaningful increase in new dwelling completions.”

Adelaide’s vacancy rate held at 0.8 per cent in May, reflecting Louis’s observation that vacancies are largely unchanged month-to-month yet remain scarce. Rents dipped -0.3 per cent over the month but are still +3.1 per cent higher than last year, highlighting the “ongoing elevated rents” he anticipates. The sub-1 per cent vacancy rate keeps Adelaide firmly in landlord-friendly territory. Without substantial new supply, any short-term rent softness is unlikely to change the underlying imbalance.

Highest growth areas in Adelaide

^{Source: Cotality}

Highlights for Adelaide’s high growth areas

• Gawler - Two Wells leads the pack in June 2025, boasting a median dwelling value of $713,057. It has seen a 12 per cent annual growth, which is a slight decrease from May's +13.9 per cent.
• Playford holds the second spot with a median value of $615,399 and an annual growth of 11.5 per cent, down from May's +13 per cent. This area benefits from significant infrastructural upgrades. Keep an eye on suburbs like Elizabeth East.
• Mitcham ranks fourth, with a premium median value of $1,181,041 and a growth rate of 10.3 per cent. This reflects the increasing demand in the established inner south. Belair is a suburb to watch here.
• Salisbury comes in third with a median value of $697,554 and a growth rate of 10.3 per cent. Onkaparinga follows at fifth with $787,299 and 10.2 per cent growth, while Tea Tree Gully is eighth with $807,707 and 9 per cent growth. These areas are supported by local employment and lifestyle factors. Suburbs like Paralowie, Salisbury Downs, Happy Valley, Morphett Vale, and Aldinga Beach are worth noting.
• New trends are emerging with Adelaide Hills at sixth place, showing a median value of $929,124 and 9.4 per cent growth. Port Adelaide – East also debuts in the top 10 with a median of $843,987 and 9.4 per cent growth. Meanwhile, West Torrens in the inner-west is ninth with $981,202 and 9 per cent growth, and Port Adelaide – West rounds out the top 10 with a median of $800,607 and 8.6 per cent growth, highlighting varied investor interest.