Adelaide property market data, trends, forecasts

Adelaide property market news - key takeaways

• Values at record high: Adelaide dwelling values held flat in June 2026 at a median of $945,868, yet the Adelaide property market remains at a record high following +11.6 per cent annual growth.
• Stock rising, buyers still active: Total listings climbed +17.8 per cent year on year, giving buyers more choice, though properties are still selling in a median of 28 days, faster than the national average of 32 days.
• Auctions tilting toward buyers: The clearance rate for the week ending 12 July 2026 came in at 45.2 per cent from 84 auctions, a result that sits firmly in buyer-favourable territory.
• Rental supply stays very tight: Adelaide's vacancy rate edged lower to 0.7 per cent, with annual rent growth of +4.8 per cent keeping steady upward pressure on tenants across the city.
• Rate outlook split among lenders: The RBA cash rate sits at 4.35 per cent, with three of the Big Four expecting eventual cuts and Westpac forecasting near-term rises, leaving borrowing costs uncertain for the months ahead.

Adelaide property price movements

The Adelaide property market closed June 2026 at a record high, with strong annual gains continuing to push values up across all property types. Monthly momentum has eased, but the underlying trend over the past year tells a clear story of sustained growth.

Adelaide property prices - June 2026

Adelaide home values held flat over June 2026, with the monthly change sitting at 0.0 per cent. The quarterly and annual pictures remain firmly positive, with values up +1.3 per cent over the quarter and +11.6 per cent over the year.

^{Source: Cotality}

The median Adelaide home value reached $945,868 in June 2026, essentially unchanged from the prior month. Adelaide values are at a record high, reflecting how consistently the market has built on each year's gains without a meaningful pullback.

House prices in Adelaide

Adelaide house prices held flat over the month, posting a 0.0 per cent monthly change in June 2026. Quarterly growth of +1.4 per cent and annual growth of +11.5 per cent confirm that the Adelaide housing market continues to record strong year-on-year progress.

^{Source: Cotality}
The median house value in Adelaide stood at $1,008,736, with the monthly movement leaving it essentially at the same level as May. The annual gain of +11.5 per cent means the typical Adelaide house has added well over $100,000 in value over the past twelve months.

Unit prices in Adelaide

Adelaide unit prices edged up over June 2026, gaining +0.1 per cent for the month. That modest rise keeps Adelaide unit prices on a positive trajectory, with quarterly growth of +1.1 per cent and annual growth of +11.7 per cent.

^{Source: Cotality}
The median unit value reached $695,151 in June 2026, up around $695 on the prior month. At +11.7 per cent over the year, Adelaide unit prices have grown at a pace marginally ahead of houses, suggesting demand for more affordable entry points into the market has been particularly strong.

Adelaide property market forecasts 2026

Australia's Big Four banks each publish annual property price forecasts as part of their economic research programmes. Views on the Adelaide house price forecast for 2026 vary considerably across the four, reflecting different assumptions about rate timing, migration, and supply.

• CBA predicts Adelaide property prices to rise +9.0 per cent over 2026.
• Westpac predicts Adelaide property prices to rise +7.0 per cent over 2026.
• NAB's published forecast is at the South Australia state level; it predicts dwelling prices to rise +4.1 per cent over the next 12 months across South Australia.
• ANZ predicts Adelaide property prices to rise +5.7 per cent over 2026.

CBA sits at the optimistic end of Adelaide property market predictions, at +9.0 per cent, while NAB's South Australia state figure of +4.1 per cent represents the most conservative position. ANZ's +5.7 per cent sits closer to the lower end of the range, and Westpac's +7.0 per cent clusters toward the upper end, leaving a spread of nearly five percentage points between the most and least bullish city-level views.

RBA cash rate forecast 2026

The RBA cash rate currently sits at 4.35 per cent. Three of the four major banks expect the next move to be a cut, though Westpac stands apart, forecasting rate rises in the near term before the others have pencilled in any easing.

According to Canstar:

• ANZ predicts that we’ll see 25 basis point cuts in September and December of 2027, bringing the cash rate to 3.85% by the end of next year.
• CBA predicts that we’ll see 25 basis point cuts in May and August of 2027, bringing the cash rate to 3.85% by the third quarter of next year.
• NAB predicts that we’ll see 25 basis point cuts in June, September and December of 2027, bringing the cash rate to 3.60% by the end of next year.
• Westpac currently predicts two more 25 basis point hikes in August and September, bringing the cash rate to 4.85%.

What this means for the Adelaide market

At 4.35 per cent, the cash rate continues to constrain how much Adelaide buyers can borrow. With the median house now at $1,008,736, even a modest reduction in borrowing capacity can push some buyers out of a segment entirely, particularly first-home buyers stretching to enter a market that has gained +11.5 per cent over the past year.

The split among the banks is meaningful for Adelaide buyers and sellers to understand. If Westpac's view proves correct and rates rise further to 4.85 per cent, the growth forecasts at the upper end of the range would likely come under pressure. If the majority view holds and cuts arrive in 2027, improved borrowing capacity would provide a tailwind for Adelaide prices through the back half of the forecast horizon.

The unit segment is worth watching in this environment. Adelaide units, with a median of $695,151, carry a lower borrowing requirement than houses and tend to attract more rate-sensitive buyers, including first-home buyers using the federal government's 5 per cent deposit guarantee. Rate relief, when it comes, may be felt in that segment first.

NAB's forecast predates the current cash rate setting, having been published at the Q1 2026 reference period, so its view on South Australian price growth may be revised as the rate outlook clarifies over coming months.

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 been one of the stronger stories among Australia's capital cities, and according to Cotality's latest figures, the dwelling median sits at $945,868 as at June 2026, with values holding flat on the month, up +1.3 per cent over the quarter, and up +11.6 per cent over the year.

The five-year arc reflects a market that gathered pace through the post-pandemic period on the back of strong interstate migration, a constrained supply of new homes, and Adelaide's relative affordability compared to Sydney and Melbourne. The current cash rate of 4.35 per cent has weighed on borrowing power across the country, but Adelaide's lower price base has helped it hold growth better than the larger capitals, with sales volumes running +7.0 per cent ahead of year-ago levels and homes selling in a median of just 28 days.

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 market continues to run at a different pace from most other capital cities. Sales are moving quickly, new stock is flowing in, and buyer activity remains ahead of where it was a year ago, even as conditions nationally turn more cautious.

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Adelaide sales volume and days on market

Sales volumes in Adelaide climbed +7.0 per cent year on year, a result that stands out sharply against the combined capitals, which saw volumes slip -0.7 per cent over the same period. Properties are also selling faster: the median days on market fell to 28 days, down from 34 days a year ago.

^{Source: Cotality}

Adelaide's 28-day median is quicker than both the combined capitals average of 30 days and the national figure of 32 days. That gap suggests buyers in Adelaide are still moving with more urgency than those in most other markets, which is a useful signal for sellers setting their campaign timelines.

Adelaide new and total listings

New listings rose +8.6 per cent year on year, while total listings climbed +17.8 per cent over the same period. More stock is clearly entering the market.

^{Source: Cotality}

A +17.8 per cent lift in total listings means buyers have meaningfully more choice than they did twelve months ago. That said, properties are still selling quickly, which tells us the additional supply is being absorbed rather than accumulating unchecked. Sellers entering now face more competition from other vendors than a year ago, so accurate pricing matters more than it did.

Adelaide vendor discount and auction clearance rates

Vendor discount measures the percentage difference between a property's first listed price and its final sale price, with a wider figure meaning the final price landed further below the initial ask. Auction clearance rates record the share of properties that sell at auction on the day, giving a read on how competitive buyers are in that format. Together, these two measures offer a clear picture of negotiating conditions in any given market.

Adelaide vendor discount

^{Source: Cotality}

Adelaide's vendor discount sits at -3.8 per cent, wider than the -3.4 per cent recorded a year ago. Sellers are accepting offers slightly further below their initial asking price than they were twelve months back, a shift consistent with the broader rise in total stock levels across the city.

Adelaide auction clearance rates

^{Source: Cotality}

For the week ending 12 July 2026, Adelaide recorded a clearance rate of 45.2 per cent from 84 auctions. A result in this range sits well below the long-run benchmark of around 64 per cent, placing conditions firmly in buyer-favourable territory at auctions. Sellers taking properties to auction should factor in that a pass-in is the more likely outcome at present, and private treaty campaigns may suit some properties better in the current environment.

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Adelaide property investing

Adelaide's rental market continues to put pressure on tenants while offering landlords a steady income stream. Vacancy rates sit well below the national average, and rents have climbed again over the past year, keeping the city on investors' shortlists despite values that have run hard.

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

Adelaide rental market

The table below covers Adelaide's annual rent change for both houses and units, its gross rental yield, and how those figures compare with other capital cities and the national average. SQM data shows that Adelaide's rental conditions remain among the tightest in the country.

^{Source: Cotality}

Adelaide rents rose +4.8 per cent over the year to June 2026, with houses (+4.9 per cent) and units (+4.3 per cent) both pushing higher. That result sits a little below the combined capitals average of +6.0 per cent, placing Adelaide in the moderate-growth tier among the capitals.

Adelaide's gross yield of 3.5 per cent matches the combined capitals average exactly, and sits above Sydney and Brisbane at 3.3 per cent. That yield position reflects a market where values have grown strongly, keeping the ratio of rent to price tighter than in smaller or more affordable markets like Hobart and Darwin, where yields run considerably higher.

Adelaide vacancy rates

The vacancy rate measures the share of rental properties sitting empty at any given time. A lower rate means fewer options for renters and less choice for tenants between properties, which typically supports both rent levels and landlord income. SQM data shows that Adelaide's vacancy rate eased slightly from 0.8 per cent a year ago to 0.7 per cent in June 2026.

^{Source: SQM Research}

Adelaide's vacancy rate of 0.7 per cent is well below the national rate of 1.3 per cent, and the number of vacant rental properties has dropped from 1,268 a year ago to 1,096 now. Only Perth and Darwin sit lower among the capitals, placing Adelaide firmly in the group of cities where rental supply remains constrained relative to demand.

The -0.1 percentage point decline from a year ago is a modest move, but it confirms the direction of travel. With fewer properties available and strong interstate migration continuing to support Adelaide's population base, landlords are finding little reason to compete on price.

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

"While the national vacancy rate has edged up to 1.3%, Australia's rental market remains exceptionally tight by historical standards. Most capital cities continue to record vacancy rates below one per cent or only marginally above, highlighting that rental supply remains insufficient to meet demand."

Adelaide sits squarely in the group Mr Christopher identifies as the pressure points of the national rental market. At 0.7 per cent, the city's vacancy rate is nearly half the national figure, which helps explain why annual rent growth has remained positive even as some other cost pressures on renters have begun to ease. For investors, a vacancy rate at this level means properties are being absorbed quickly, reducing the risk of extended periods without a tenant.

Highest growth areas in Adelaide

Adelaide's strongest annual price gains in June 2026 were spread across the city's northern corridor, inner east, and southern fringes. The table below ranks the top 10 Statistical Area Level 3 (SA3) regions across Greater Adelaide by annual percentage change, each SA3 is an ABS-defined geographic unit that typically groups several adjacent suburbs into a single region.

^{Source: Cotality}

Highlights for Adelaide’s high growth areas

• Salisbury: Ranked #1 with annual growth of +16.1 per cent and a median value of $829,809, Salisbury leads the city on the strength of relative affordability and its position as a hub for defence and manufacturing employment in Adelaide's north. Suburbs such as Mawson Lakes and Paralowie have drawn steady buyer interest from households seeking established homes well below the city median.
• Campbelltown (SA): Ranked #2 with +15.1 per cent annual growth and a median value of $1,167,633, Campbelltown sits in Adelaide's inner-east foothills and appeals to buyers after family-sized homes within easy reach of the CBD. Suburbs such as Campbelltown have benefited from strong demand and limited turnover, which together have pushed values meaningfully higher over the past year.
• Tea Tree Gully: Ranked #3 with +14.5 per cent annual growth and a median value of $939,697, Tea Tree Gully captures buyers seeking more space in Adelaide's north-eastern foothills without crossing into the higher price brackets of the inner east. Suburbs such as Modbury and Modbury Heights represent solid mid-market options with good access to schools and local retail.
• Northern growth corridor: Ranks #4 and #5, Gawler - Two Wells (+14.3 per cent, $830,400) and Onkaparinga (+13.3 per cent, $913,242), extend Adelaide's growth story outward to its northern and southern fringes respectively, where buyers have been drawn by larger allotments and comparatively accessible entry prices. Within the Onkaparinga region, suburbs such as Aberfoyle Park and Morphett Vale have seen consistent demand from owner-occupiers and investors attracted by the area's lifestyle appeal and infrastructure connections to the city.
• Port and prestige belt: Ranks #6 through #10, Port Adelaide - East (+13.1 per cent, $963,530), Unley (+12.9 per cent, $1,524,529), Adelaide Hills (+12.6 per cent, $1,034,061), Playford (+12.3 per cent, $712,409), and Port Adelaide - West (+12.2 per cent, $905,395), round out a broad band of gains spanning the inner south, the Hills, and both sides of the Port. Playford, with the lowest median in the top 10 at $712,409, has attracted buyers priced out of neighbouring northern corridors, with suburbs such as Andrews Farm and Elizabeth East drawing particular interest, while Adelaide Hills centres such as Mount Barker have continued to perform on lifestyle demand.

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