SA5434· Pop. 405City of Playford

BLACK HILL STATION

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

2.1%

rent real · price estimated

Annual growth

6.8%

modelled estimate

Vacancy rate

1.1%

modelled estimate

AI insights for BLACK HILL STATION

Investment analysis, risks & comparisons

PREMIUM

BLACK HILL STATION 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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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$135/wk

SA Housing Trust · Q1 2026

Demand change

+7.0%

annual shift

Yield × growth index

4.4

combined signal

Net yield (est.)

5.68%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.3%

est. compound, long-run avg

10-yr growth (CAGR)

+6.3%

est. compound, long-run avg

Rental demand

62 / 100

Strong demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

No price history available.

Market overview

BLACK HILL STATION is a SA suburb offering lower rental yield and strong price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 2.1% with stable tenant demand
Consistent annual growth of 6.8%
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,220/wk

$43k taxable p.a.

Renters

29.1%

58.9% owner-occupier

Median age

51.0 yrs

Unemployment

4.5%

Population growth

+1.0% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

85%

8% apartments

Degree qualified

9.1%

bachelor's or higher (ABS)

Work from home

14.8%

of employed residents (ABS Census)

Median lot size

2.9 ha

Large block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

3.2%

Some Airbnb activity

Market activity

Distance to CBD

348.4 km

Regional

Days on market

45 days

Normal turnover

Auction clearance

37.3%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

169.1 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

142/km²

Low density

Schools in postcode 5434

📚1 Combined

ACARA 2025

📚Combined (1)

Hawker Area School

Government · Yrs R-12

ICSEA 930

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

Safe

81/ 100

5.8 offences / 100 persons

Source: SA Police · 2024-25

School quality

Below average

930ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

10/ 100

🚆 0 train🚌 5 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

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

Environmental risk

🌊

Flood risk

medium

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in BLACK HILL STATION

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