SA5035· Pop. 6,364West Torrens

BLACK FOREST

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$1,200,000

SA Gov · 2026

Rent yield

2.2%

computed from govt data

Annual growth

-20.6%

annualised from govt data

Vacancy rate

1.0%

modelled estimate

AI insights for BLACK FOREST

Investment analysis, risks & comparisons

PREMIUM

BLACK FOREST shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from SA Gov · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$510/wk

SA Housing Trust · Q1 2026

Demand change

+8.2%

annual shift

Yield × growth index

-9.2

combined signal

Net yield (est.)

1.76%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.4%

est. compound, long-run avg

10-yr growth (CAGR)

+3.9%

est. compound, long-run avg

Rental demand

63 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$898k

2021

$1018k

2022

$1120k

2023

$1208k

2024

$2000k

2025

$1511k

2026

$1200k

Source: SA Gov · 2026 · all sources

Market overview

BLACK FOREST is a metropolitan SA suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro SA suburb with strong infrastructure and transport
Rental yield 2.2% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,627/wk

$85k taxable p.a.

Renters

41.2%

53.8% owner-occupier

Median age

37.0 yrs

Unemployment

3.6%

Population growth

+2.7% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

10%

78% apartments

Degree qualified

44.6%

bachelor's or higher (ABS)

Work from home

20.8%

of employed residents (ABS Census)

Median lot size

100 m²

Apartment/strata

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

13.4%

Active STR market

Market activity

Distance to CBD

3.5 km

Inner city

Days on market

36 days

Normal turnover

Auction clearance

68.0%

Strong demand

Walkability

63 / 100

Very walkable

Coastal proximity

5.3 km

Near coast

NBN technology

FTTC

Good — fibre to curb

Population density

10,257/km²

Very dense urban

Schools in postcode 5035

🏫2 Primary⭐1 Special

ACARA 2025

🏫Primary (2)

Richmond Primary School

Government · Yrs U, R-6

ICSEA 1122

Black Forest Primary School

Government · Yrs R-6

ICSEA 1108

⭐Special (1)

Aspect Treetop School

Independent · Yrs U

ICSEA 1080

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

High crime

54/ 100

1.3 offences / 100 persons

Source: SA Police · 2024-25

School quality

Top tier

1103ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

69/ 100

🚆 4 train🚌 47 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BLACK FOREST

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