SA5155· Pop. 3,994Mount Barker

BRIDGEWATER

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

$2,392,600

SA Gov · 2026

Rent yield

1.4%

computed from govt data

Annual growth

125.7%

annualised from govt data

Vacancy rate

1.1%

modelled estimate

AI insights for BRIDGEWATER

Investment analysis, risks & comparisons

PREMIUM

BRIDGEWATER 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

$625/wk

SA Housing Trust · Q1 2026

Demand change

+8.5%

annual shift

Yield × growth index

63.5

combined signal

Net yield (est.)

2.40%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+19.7%

est. compound, long-run avg

10-yr growth (CAGR)

+16.1%

est. compound, long-run avg

Rental demand

65 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$484k

2021

$974k

2022

$725k

2023

$904k

2024

$876k

2025

$1060k

2026

$2393k

Source: SA Gov · 2026 · all sources

Market overview

BRIDGEWATER is a metropolitan SA suburb with strong 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 1.4% with stable tenant demand
High annual growth of 125.7% — outperforming state average
Very low vacancy rate — high rental demand

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$2,074/wk

$85k taxable p.a.

Renters

10.0%

87.8% owner-occupier

Median age

41.0 yrs

Unemployment

3.2%

Population growth

+2.7% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

49%

36% apartments

Degree qualified

27.5%

bachelor's or higher (ABS)

Work from home

19.7%

of employed residents (ABS Census)

Median lot size

500 m²

Standard block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

5.9%

Some Airbnb activity

Market activity

Distance to CBD

17.5 km

Outer suburbs

Days on market

26 days

Normal turnover

Auction clearance

67.5%

Strong demand

Walkability

7 / 100

Car-dependent

Coastal proximity

21.5 km

Coastal fringe

NBN technology

FTTN

Standard — fibre to node

Population density

1,167/km²

Suburban

Schools in postcode 5155

🏫1 Primary

ACARA 2025

🏫Primary (1)

Bridgewater Primary School

Government · Yrs R-6

ICSEA 1076

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

49/ 100

1.5 offences / 100 persons

Source: SA Police · 2024-25

School quality

Above average

1076ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Excellent

90/ 100

🚆 3 train🚌 32 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

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 BRIDGEWATER

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