Adelaide property market data, trends, forecasts

Adelaide property market news - key takeaways

• Price growth continues: Adelaide home values climbed by +0.9 per cent in September, aligning with the combined capitals benchmark. The quarterly growth rate hit +2.5 per cent, marking the highest three-month change since November last year, according to Cotality’s latest data.
• Low supply persists: Cotality’s data highlights that advertised stock levels in the Adelaide property market are still very low, running 36 per cent below the five-year average. This scarcity supports ongoing price growth.
• Auction clearance rates moderate: Domain data indicates that Adelaide's auction clearance rate was 50 per cent for the week of October 5, 2025. This suggests a more balanced market compared to previous weeks.
• Rental market tightens: Weekly rents in Adelaide fell by 1.0 per cent over the past month to $613, while the vacancy rate remains low at 0.8 per cent, according to SQM data. This points to a tight rental market despite the slight easing in rent.
• Interest rates hold steady: The RBA kept the cash rate at 3.60 per cent in late September, with major banks predicting no further cuts in 2025. This stability in interest rates is expected to maintain borrowing conditions relatively unchanged.

Adelaide property price movements

The Adelaide property market is holding strong. Local demand is high, and limited stock is pushing prices up. Even with these conditions, the market remains steady, with growth expected to continue into summer.

Adelaide property prices - September 2025

Adelaide's property prices are on the rise. Over the past month, values increased by +0.9 per cent, leading to a quarterly rise of +2.5 per cent. Annually, growth hit +6.2 per cent, bringing the median property value to $855,998.

^{Source: Cotality}

The Adelaide property market is experiencing a demand-supply imbalance, with stock levels 36 per cent below the five-year average. The lower quartile of the market is seeing the strongest gains, driven by increased borrowing capacity and demand at slightly higher price points.

House prices in Adelaide

The Adelaide housing market saw a +0.9 per cent increase in house prices over the past month, with a quarterly gain of +2.6 per cent. Annually, house prices rose by +6.1 per cent, bringing the median house price to $912,084.

^{Source: Cotality}
Strong local demand is boosting the Adelaide housing market, especially in family suburbs under $800k where supply is tight. The Adelaide housing market continues to outperform many other capital cities, maintaining steady growth despite broader economic challenges.

Unit prices in Adelaide

Unit prices in Adelaide are also on the rise, with a +0.7 per cent increase over the past month. The quarterly rise is +1.7 per cent, and annually, unit values have grown by +6.4 per cent. The median unit price now stands at $624,657.

^{Source: Cotality}
Adelaide unit prices are benefiting from strong rental yields and limited supply, contributing to their steady appreciation. The market's performance is supported by local demand and strategic infrastructure developments, enhancing the city's appeal.

Adelaide property market forecasts 2025-26

Australia's major banks regularly release house price forecasts to guide mortgage-lending decisions, manage risk, and demonstrate their market expertise. Here's what they anticipate for 2025 and 2026.

<sup>Source: Westpac Housing Pulse, NAB Residential Property Survey, CBA Economic Update, ANZ Housing Outlook. No prediction data for Canberra or Darwin.
* ANZ estimate for Capital Cities, not national</sup>

Adelaide is expected to see steady growth compared to other capital cities. While some cities might experience faster increases, Adelaide's property market predictions suggest a more gradual rise in house prices. 

This reflects the city's consistent demand and limited supply, contributing to a stable market environment. These Adelaide property market predictions highlight its resilience amidst varying national trends.

Adelaide home price forecasts 2026

Westpac forecasts a +3 per cent increase in Adelaide property prices for 2026, while NAB predicts a +4.1 per cent rise. ANZ, however, expects a growth of +2.5 per cent. These forecasts suggest a stable market, with Adelaide's growth supported by strong local demand and limited stock. 

The earlier interest rate cuts in 2025 have improved affordability, but the market remains tight due to low listings. This environment is likely to sustain moderate price growth into the summer, with potential for further increases if interest rates are cut again in early 2026.

RBA cash rate forecast 2025-2026

The RBA held the cash rate at 3.60 per cent at its late-September meeting, and the focus has shifted to whether the Board will move again before year-end or wait for early 2026. The current buzz is all about the next CPI print and signs that services inflation and wage growth are easing, against a still-tight rental market and resilient jobs. 

The four major banks have updated their views, mostly agreeing on "no further 2025 cuts," with one notable exception.

• CBA: No further move in 2025; a -0.25 percentage point cut in February 2026 (cash rate to 3.35 per cent by early 2026).
• Westpac: Expects a -0.25 percentage point cut in November 2025, then two more in February and May 2026 (cash rate to 2.85 per cent by mid-2026).
• NAB: No further move in 2025; a -0.25 percentage point cut in May 2026 (cash rate to 3.35 per cent by mid-2026).
• ANZ: No further move in 2025; a -0.25 percentage point cut in February 2026 (cash rate to 3.35 per cent by early 2026).

What this means for the Adelaide market

Adelaide’s reputation as the "steady" market has shifted—tight stock and strong local demand have driven significant gains over the past two years. A continued hold into November should keep conditions tight rather than cool them, as serviceability has already improved after the earlier 2025 cuts. 

Houses priced under $800,000 in family suburbs remain undersupplied; premium segments are price-disciplined but resilient. Unless listings increase significantly, the base case is continued price growth into summer, with any early-2026 cut supporting further increases. Recent Cotality readings keep Adelaide in the outperformer camp on rolling growth.

Adelaide house prices graphs and charts

Adelaide house price growth over the last 5 years has been impressive, with the city consistently moving upwards. As of October 2025, dwelling values rose by +0.9 per cent over the month, +2.5 per cent over the quarter, and +6.2 per cent over the past year, reaching a new peak.

Cotality’s analysis shows that Adelaide has maintained one of the most stable growth patterns since 2020, with fewer abrupt changes compared to larger markets. The downturn in 2022 due to rate rises barely affected annual growth before the market picked up again, thanks to limited stock and affordability compared to east-coast capitals.

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 September 2025 presents a mixed bag. Some indicators hint at a cooling trend, while others show stability. Sales volume has dipped slightly from last year, suggesting a potential slowdown in buyer activity. Yet, the days on market remain steady, indicating properties are still selling at a consistent pace.

Adelaide sales volume and days on market

In September 2025, Adelaide saw a -0.8 per cent drop in sales volume compared to the same month last year, reflecting a dip in buyer activity. The median days on market for properties in Adelaide was 31 days, consistent with previous months. This suggests properties are still selling steadily.

^{Source: Cotality}

The stable days on market imply that while there may be fewer buyers, those in the market are actively purchasing. Compared to other capital cities, Adelaide's days on market is moderate. For instance, Brisbane sees quicker sales at 21 days, while Melbourne is at 32 days. This indicates Adelaide's market is balanced—not too hot, not too cold.

Adelaide new and total listings

New listings in Adelaide have dropped significantly by -22.5 per cent from the previous year, while total listings have decreased by -14.9 per cent.

^{Source: Cotality}

This reduction in listings might contribute to the stable days on market, as less competition among sellers can lead to quicker sales. However, the significant drop in new listings might also suggest potential sellers are hesitant to enter the market, possibly due to uncertainty about achieving desired sale prices.

Adelaide vendor discount and auction clearance rates

Vendor discounting and auction clearance rates provide insights into the market's health. Vendor discounting reflects the gap between asking and sale prices, while auction clearance rates indicate buyer demand and market confidence.

Adelaide vendor discount

^{Source: Cotality}

Adelaide's vendor discount rate is -3.5 per cent, slightly higher than the national average of -3.2 per cent. This suggests sellers in Adelaide are negotiating more on their asking prices compared to other capitals, indicating a softer market where buyers have more bargaining power.

Adelaide auction clearance rates

^{Source: Domain}

The auction clearance rate for Adelaide in the week of October 5, 2025, was 50 per cent. This is relatively low compared to Melbourne and Sydney, which had clearance rates of 72 per cent and 70 per cent, respectively. This lower clearance rate suggests auctions in Adelaide are less competitive, possibly due to fewer buyers or more cautious bidding, reflecting a more subdued market sentiment.

Adelaide property investing

Adelaide's rental market is currently marked by limited supply and consistent demand, which is impacting rental prices and yields. Let's explore the specifics of rental rates, yields, and vacancy trends that are shaping Adelaide's current landscape.

Adelaide rental market

Rental rates in Adelaide have risen significantly over the past year, mirroring the national trend of increasing rents. Gross rental yields in the city remain stable, indicating a balanced relationship between property values and rental income. These figures offer a glimpse into the current dynamics of Adelaide's rental market.

^{Source: Cotality}

The Adelaide rental market is defined by low vacancy rates and strong demand, which are key drivers of rental growth. Annual rent changes for houses and units in Adelaide have been positive, with a +3.9 per cent increase for houses and a +4.1 per cent increase for units. This growth is underpinned by a persistent shortage of rental properties, as shown by the low vacancy rate of 0.8 per cent.

Adelaide vacancy rates

Vacancy rates are a vital indicator of the balance between supply and demand in the rental market. Nationally, these rates remain low, indicating ongoing pressure on rental availability. In Adelaide, the vacancy rate is particularly tight, favouring landlords.

^{Source: SQM Research}

Adelaide's vacancy rate of 0.8 per cent in September 2025 highlights a very tight rental market. This rate aligns with the broader trend of low vacancies across many Australian capitals, supporting ongoing rent increases. Compared to other cities, Adelaide's vacancy rate is among the lowest, underscoring the limited availability of rental properties and strong tenant demand.

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

“The national vacancy rate holding at 1.2% suggests the rental market remains very tight, with little sign of meaningful supply increases. Sydney and Brisbane continue to see strong tenant demand, while Hobart remains at near record-low vacancy levels. Rents are still rising in most capitals, particularly for houses, despite a slight easing in rental growth rates compared to last year. Overall, we are still seeing an undersupplied rental market, although conditions appear to be stabilising in some cities such as Melbourne and Canberra.”

Adelaide’s vacancy rate remains at a very low 0.8 per cent, consistent with Louis Christopher's observation of tight conditions across many capital cities. With just 1,207 vacancies, even small demand changes could lead to renewed rent increases.

Rents increased by +0.4 per cent month-on-month and +2.7 per cent annually, with houses averaging about $673 per week. The ongoing supply constraints in Adelaide are keeping conditions favourable for landlords, and without a significant increase in available rental stock, these trends are likely to continue.

Highest growth areas in Adelaide

^{Source: Cotality}

Highlights for Adelaide’s high growth areas

• Adelaide Hills takes the top spot in September 2025 with a median value of $946,084, showing a strong growth of +9.6 per cent. This area is becoming increasingly popular due to excellent transport upgrades and demographic changes, especially attracting young families moving from urban centres.
• Playford comes in at #2, with a median value of $639,572 and an annual growth of +8.9 per cent. The area's growth is supported by job expansions in logistics and advanced manufacturing, along with health service upgrades that highlight its economic vitality. Suburbs to keep an eye on include Elizabeth East.
• Gawler - Two Wells ranks #3 with a median price increase to $739,253, reflecting an annual growth of +8.4 per cent. As an outer-north boundary growth area, it benefits from new housing developments and improved transport options. 
• Port Adelaide - West is at #4 with a median value of $843,819 and an annual growth of +8.3 per cent. This growth is driven by ongoing waterfront development and significant job creation in the defence sector. 
• Prospect - Walkerville holds the #5 position with a median price of $1,347,364 and annual growth of +7.6 per cent. This area remains attractive for professionals due to its proximity to the CBD and emerging local healthcare hubs.