SA5094· Pop. 912Salisbury

DRY CREEK

GrowthStrong momentum, tight vacancy, rising population — in the sweet spot

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

$735,000

SA Gov · 2026

Rent yield

4.0%

computed from govt data

Annual growth

-1.6%

annualised from govt data

Vacancy rate

1.0%

modelled estimate

AI insights for DRY CREEK

Investment analysis, risks & comparisons

PREMIUM

DRY CREEK 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

$570/wk

SA Housing Trust · Q1 2026

Demand change

+6.2%

annual shift

Yield × growth index

1.2

combined signal

Net yield (est.)

2.03%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.9%

est. compound, long-run avg

10-yr growth (CAGR)

+8.5%

est. compound, long-run avg

Rental demand

64 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$405k

2021

$480k

2022

$603k

2023

$631k

2024

$647k

2025

$747k

2026

$735k

Source: SA Gov · 2026 · all sources

Market overview

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

Highlights

Metro SA suburb with strong infrastructure and transport
Rental yield 4.0% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

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

$1,320/wk

$85k taxable p.a.

Renters

29.6%

70.7% owner-occupier

Median age

38.0 yrs

Unemployment

4.1%

Population growth

+2.7% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

54%

37% apartments

Degree qualified

25.7%

bachelor's or higher (ABS)

Work from home

17.2%

of employed residents (ABS Census)

Median lot size

450 m²

Standard block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

8.1%

Active STR market

Market activity

Distance to CBD

14.1 km

Middle ring

Days on market

24 days

Fast-moving market

Auction clearance

68.0%

Strong demand

Walkability

3 / 100

Car-dependent

Coastal proximity

20.1 km

Coastal fringe

NBN technology

FTTN

Standard — fibre to node

Population density

1,098/km²

Suburban

Schools in postcode 5094

🎓2 Secondary

ACARA 2025

🎓Secondary (2)

Sports College South Australia

Independent · Yrs 11-12

ICSEA 1015

Roma Mitchell Secondary College

Government · Yrs U, 7-12

ICSEA 971

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

0/ 100

16.3 offences / 100 persons

Source: SA Police · 2024-25

School quality

Average

993ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

0/ 100

🚆 5 train🚌 54 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in DRY CREEK

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