Adelaide property market data, trends, forecasts

Adelaide property market news - key takeaways

• Values easing from peak: Adelaide dwelling values fell -0.8 per cent in August 2026 and are now -1.6 per cent below their May 2026 peak, though annual growth of +8.6 per cent shows how far the market has come over the past year.
• Stock building sharply: Total listings in the Adelaide property market rose +41.0 per cent year on year, giving buyers considerably more choice than they had at this time in 2025.
• Auction clearance rate soft: Adelaide recorded a clearance rate of 36.2 per cent for the week ending 6 September 2026, a result firmly in buyer-favourable territory where negotiation after auction is more likely than a sale under the hammer.
• Rental market stays tight: Adelaide's vacancy rate tightened to 0.6 per cent, with annual rent growth at +5.8 per cent, keeping pressure on tenants despite the broader softening in property values.
• Further rate rises expected: All four major banks forecast at least one more cash rate rise to 4.60 per cent, which would add further pressure to borrowing capacity and monthly repayments for Adelaide buyers.

Adelaide property price movements

The Adelaide property market has eased back from its recent peak, with values pulling back over both the month and the quarter while still sitting well ahead of where they were a year ago. For buyers and sellers alike, the direction has shifted from the strong run of gains seen through 2025 and into early 2026.

Adelaide property prices - August 2026

Adelaide home values fell -0.8 per cent in August 2026, with the quarterly decline at -1.6 per cent. Values remain +8.6 per cent higher than a year earlier, so the annual measure still reflects the strength of the preceding growth cycle.

^{Source: Cotality}

The median home value in Adelaide stood at $937,207 in August 2026, down around $7,519 from the month prior. Values remain -1.6 per cent below their May 2026 peak, meaning the pullback, while consistent over three months, is still relatively contained in dollar terms.

House prices in Adelaide

Adelaide house prices fell -0.8 per cent in August 2026, matching the broader market's monthly pace. The quarterly decline for houses also came in at -1.6 per cent, though the annual gain of +8.6 per cent shows how far values have moved over the past year.

^{Source: Cotality}
The median house value reached $999,091 in August 2026, down approximately $8,064 from the prior month. At the annual level, units have edged ahead of houses, posting +9.0 per cent compared with +8.6 per cent for houses.

Unit prices in Adelaide

Adelaide unit prices eased -0.7 per cent in August 2026, a slightly smaller monthly dip than houses. Annual growth for Adelaide units reached +9.0 per cent, the stronger result of the two property types over the year.

^{Source: Cotality}
The median unit value in August 2026 was $684,469, down around $4,832 on the month before. The quarterly decline for units was -1.4 per cent, a shade less than the -1.6 per cent recorded for houses, though the gap between the two is narrow enough to read as broadly similar conditions across both segments.

Adelaide property market forecasts 2026

Australia's Big Four banks publish house price forecasts as part of their annual economic research, and their views on Adelaide's outlook for 2026 vary considerably. Each bank's forecast reflects its own read on interest rates, population growth, and housing supply conditions.

• CBA predicts Adelaide property prices to rise +6.0 per cent over 2026.
• Westpac predicts Adelaide property prices to rise +7.0 per cent over 2026.
• NAB predicts Adelaide property prices to rise +1.0 per cent over 2026.
• ANZ predicts Adelaide property prices to rise +3.9 per cent over 2026.

The spread across Adelaide house price forecast views is wide. Westpac is the most optimistic at +7.0 per cent, while NAB sits at the other end with just +1.0 per cent, producing a six-percentage-point gap that reflects meaningful disagreement about how quickly rising rates and softening conditions will weigh on Adelaide property market predictions. ANZ's +3.9 per cent sits closer to the lower end of that range than the middle, while CBA's +6.0 per cent sits near the top.

RBA cash rate forecast 2026-2027

The RBA cash rate currently stands at 4.35 per cent, having risen substantially from 3.60 per cent in the preceding period. All four major banks now expect the next move to be a further rise, though they differ on timing, with NAB the most immediate in its outlook and the others pointing to November 2026.

• ANZ expects the next cash-rate move to be a 25 basis point rise in November 2026, bringing the cash rate to 4.60 per cent.
• CBA expects the next cash-rate move to be a 25 basis point rise in November 2026, bringing the cash rate to 4.60 per cent.
• NAB expects the next cash-rate move to be a 25 basis point rise in September 2026, forecasting a risk of a further rise in November 2026 to bring the cash rate to 4.60 per cent.
• Westpac expects the next cash-rate move to be a 25 basis point rise in November 2026, bringing the cash rate to 4.60 per cent.

Sally Tindall, Data Insights Director at Canstar said of the rate outlook:

"The economic narrative has taken a U-turn in the space of just a couple of days."

Tindall's observation points to just how quickly the rate picture can shift, and Adelaide borrowers sitting on variable rates or approaching fixed-rate expiry should factor that uncertainty into their planning.

What this means for the Adelaide market

A cash rate at 4.35 per cent, with all four banks expecting at least one more rise to 4.60 per cent, means borrowing capacity for Adelaide buyers is already under pressure and may tighten further before the year is out. At the city's current median dwelling value of $937,207, even a modest increase in mortgage repayments adds a meaningful amount to monthly costs.

The wide gap between the bank forecasts, from NAB's cautious +1.0 per cent to Westpac's +7.0 per cent, reflects genuine uncertainty about how far and how fast rising rates will bear on Adelaide prices. Units, with their lower entry point and median of $684,469, may prove more insulated than houses for buyers whose borrowing capacity is already stretched, while upgraders and investors carrying larger loans face the sharpest sensitivity to any further rate movement.

Helpful resource: Our simple guide to tracking market trends and data will walk you through everything you need to know to be able to read the market and make a smarter selling decision.

Adelaide house prices graphs and charts

Adelaide's house price growth over the last 5 years has carried dwelling values to a current median of $937,207, though the market has eased in recent months, with values slipping -0.8 per cent in August, -1.6 per cent over the quarter, and sitting +8.6 per cent higher than a year ago, according to Cotality's latest figures.

The five-year run was driven largely by a period of record-low interest rates that pulled forward buyer demand, followed by strong population growth and persistently tight housing supply that kept values supported even as the cash rate climbed to 4.35 per cent. The current quarterly easing reflects the combined weight of higher borrowing costs and a sharp rise in total listings, which have grown +41.0 per cent above year-ago levels, giving buyers considerably more choice than at any point during the earlier growth phase.

Adelaide property 30 year property price graph

Recent strength builds on a much longer rise in values — Adelaide property prices growth over the last 10 years has been pronounced, roughly doubling in that period as population inflows, low historical interest rates and constrained supply pushed medians sharply higher. 

Over the past three decades, Adelaide has delivered steady long‑term gains despite periods of flat growth, the GFC wobble and the COVID surge; homeowners today generally feel positive because many held through earlier dips and now sit on strong equity, while buyers are more cautious because affordability and tight rental markets make entry harder. The city’s recent upswing is also shaped by supply shortages, low vacancy rates and changing interest‑rate cycles, so sentiment is a mix of confidence for owners and frustration for aspiring buyers.

Adelaide selling statistics

Adelaide's selling conditions have shifted noticeably over the past year. Stock is building, properties are taking a little longer to find buyers, and sellers are adjusting their price expectations to close deals.

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Adelaide sales volume and days on market

Adelaide sales volume fell -2.9 per cent year on year in August 2026, while the median time to sell extended from 32 days a year ago to 33 days. Both measures point to a market where buyer activity has pulled back from the pace set in 2025.

^{Source: Cotality}

Adelaide's sales volume decline of -2.9 per cent is narrower than the combined capitals aggregate of -5.2 per cent, though broadly in line with the national figure of -2.7 per cent. At 33 days on market, Adelaide properties are selling considerably faster than the combined capitals median of 37 days and the national median of 39 days, suggesting that while demand has eased, stock is still moving more quickly here than in most other parts of the country.

Adelaide new and total listings

New listings in Adelaide rose +14.3 per cent year on year, a meaningful increase in fresh supply coming to market. Total listings climbed even more sharply, up +41.0 per cent year on year, as the combination of additional new supply and slower absorption caused available stock to accumulate.

^{Source: Cotality}

The sharp rise in total listings gives buyers noticeably more choice than they had a year ago. That build-up in stock, with properties sitting on the market for longer before selling, is part of what has put downward pressure on Adelaide values over recent months.

Adelaide vendor discount and auction clearance rates

Vendor discount measures the gap between a property's original asking price and its final sale price, expressed as a percentage. Auction clearance rate is the share of properties that sell on the day of auction, out of those that go to auction and receive a result. Together, they show how much pricing flexibility sellers are accepting and how competitive buyers are at auction.

Adelaide vendor discount

^{Source: Cotality}

Adelaide's median vendor discount widened to -4.0 per cent, from -3.4 per cent a year ago. Sellers are accepting offers further below their initial asking price than they were twelve months ago, consistent with the rise in stock and the broader softening in buyer demand.

Adelaide auction clearance rates

^{Source: Cotality}

Adelaide recorded a clearance rate of 36.2 per cent for the week ending 6 September 2026, with 34 of 94 scheduled auctions selling on the day. A rate in the mid-30s is well below the long-run benchmark of around 64 per cent, and firmly in territory that favours buyers, with sellers more likely to need to negotiate after auction than to secure a sale under the hammer.

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Adelaide property investing

Adelaide's rental market continues to keep landlords engaged and tenants searching hard, with rents rising across both houses and units and vacancy remaining among the tightest in the country. For investors weighing the city against other capital markets, the yield and rent-growth figures tell a consistent story.

Helpful resource: Estimate the capital gains tax on a sale with our free calculator.

Adelaide rental market

The table below sets out Adelaide's annual rent change, gross rental yield, and the split between houses and units, alongside other capitals and the national aggregate. These figures give investors a clear read on how Adelaide's rental conditions compare across the market.

^{Source: Cotality}

Adelaide's annual rent growth of +5.8 per cent sits above the national and combined-capitals averages, and units are edging slightly ahead of houses at +6.0 per cent versus +5.8 per cent. The gross yield of 3.6 per cent matches the combined-capitals average, which tells you property values in Adelaide have run far enough that income returns, while solid, are not particularly high relative to the purchase price.

Adelaide vacancy rates

Vacancy rates measure what share of available rental properties are sitting empty, making them a useful gauge of how much pressure tenants are under. SQM data shows that Adelaide's vacancy rate has tightened over the past year, moving to a level that leaves renters with very little room to be choosy.

^{Source: SQM Research}

Adelaide's vacancy rate sits at 0.6 per cent, down from 0.8 per cent a year ago, and well below the national rate of 1.3 per cent. That drop of -0.2 percentage points, representing 238 fewer vacant properties, points to a rental market that has tightened meaningfully over the year. Cities like Sydney and Canberra have moved in the opposite direction, which makes Adelaide's position more pronounced by comparison.

Louis Christopher, Managing Director at SQM Research said in the latest rental market report:

"The national vacancy rate is 1.3%, but that hides a market moving in two directions. Sydney has 26% more vacancies than a year ago and Canberra 29% more, while Brisbane, Perth, Adelaide and Darwin have fewer than they did last August."

Mr Christopher's observation maps closely onto what the Adelaide data shows. The city sits clearly in the tighter half of the national picture, with fewer vacancies than a year ago and a rate that remains well short of the national average, conditions that continue to support rent growth even as values in the city have pulled back from their May 2026 peak.

Highest growth areas in Adelaide

Adelaide's strongest 12-month price gains in August 2026 came from a spread of regions across the city, from the inner east to the outer north and south. The table below shows the top 10 Statistical Area Level 3 (SA3) regions for Greater Adelaide by annual percentage change, an SA3 is an ABS classification that typically groups several adjacent suburbs into a single statistical region.

^{Source: Cotality}

Highlights for Adelaide’s high growth areas

• Campbelltown (SA): Ranked #1 with annual growth of +12.7 per cent and a median value of $1,149,718, Campbelltown (SA) sits in Adelaide's inner-east corridor, where established family suburbs draw buyers seeking proximity to the city without inner-city prices. Suburbs such as Magill and Rostrevor have been among the more active pockets in this region.
• Onkaparinga: Ranked #2 with +12.2 per cent annual growth and a median value of $914,905, Onkaparinga covers a wide band of Adelaide's southern fringe, where relative affordability continues to attract buyers moving out from the middle ring. Coastal suburbs such as Christies Beach and Aldinga Beach add a lifestyle dimension to the region's appeal.
• Tea Tree Gully: Ranked #3 with +11.9 per cent annual growth and a median value of $945,905, Tea Tree Gully spans a large section of Adelaide's northern foothills, with suburbs such as Golden Grove and Modbury drawing consistent interest from families seeking established homes at prices below the city median.
• Inner-south strength: Ranks #4 and #5, Unley (+11.4 per cent, $1,499,763) and Gawler - Two Wells (+10.9 per cent, $839,570), represent two very different parts of the growth story. Unley, one of Adelaide's most tightly held inner-southern precincts, includes suburbs such as Hyde Park and Parkside, where limited supply underpins values at the premium end. Gawler - Two Wells, at the city's northern edge, reflects buyers stretching further out in search of more accessible price points, with suburbs such as Gawler and Roseworthy drawing attention.
• Northern and southern ring: Ranks #6 through #8, Salisbury (+10.4 per cent, $804,482), Adelaide City (+10.2 per cent, $730,005) and Port Adelaide - East (+9.9 per cent, $954,685), round out a broad band of growth spanning the northern suburbs and the inner-city apartment market. Salisbury suburbs such as Mawson Lakes have drawn buyers seeking newer stock at accessible prices, while Adelaide City and North Adelaide represent ongoing demand for inner-urban living close to employment and services.

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