SA5113· Pop. 19,570Playford

EDINBURGH NORTH

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

$667,500

SA Gov · 2026

Rent yield

1.9%

computed from govt data

Annual growth

4.8%

annualised from govt data

Vacancy rate

1.0%

modelled estimate

AI insights for EDINBURGH NORTH

Investment analysis, risks & comparisons

PREMIUM

EDINBURGH NORTH 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

$250/wk

SA Housing Trust · Q1 2026

Demand change

+4.5%

annual shift

Yield × growth index

3.4

combined signal

Net yield (est.)

2.12%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+16.6%

est. compound, long-run avg

10-yr growth (CAGR)

+10.7%

est. compound, long-run avg

Rental demand

61 / 100

Strong demand

Supply pipeline

Real

3.7%

new dwellings approved / stock · ABS 2024-25

High supply risk

5-year price history

2020

$213k

2021

$310k

2022

$355k

2023

$440k

2024

$552k

2025

$637k

2026

$668k

Source: SA Gov · 2026 · all sources

Market overview

EDINBURGH NORTH is a metropolitan SA suburb with steady 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 1.9% with stable tenant demand
Consistent annual growth of 4.8%
Very low vacancy rate — high rental demand

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$944/wk

$84k taxable p.a.

Renters

47.0%

49.4% owner-occupier

Median age

34.0 yrs

Unemployment

2.8%

Population growth

+2.7% p.a.

Investor-owned

3.0%

of all dwellings (ATO)

Houses

60%

36% apartments

Degree qualified

33.4%

bachelor's or higher (ABS)

Work from home

22.9%

of employed residents (ABS Census)

Median lot size

570 m²

Standard block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

2.8%

Mostly long-term tenants

Market activity

Distance to CBD

25.5 km

Outer suburbs

Days on market

33 days

Normal turnover

Auction clearance

67.5%

Strong demand

Walkability

22 / 100

Some errands walkable

Coastal proximity

32.7 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

1,169/km²

Suburban

Schools in postcode 5113

🏫6 Primary🎓1 Secondary⭐1 Special

ACARA 2025

🏫Primary (6)

St Thomas More School

Catholic · Yrs R-6

ICSEA 927

Taparra Primary School

Government · Yrs U, R-6

ICSEA 926

Swallowcliffe School P-6

Government · Yrs U, R-6

ICSEA 917

Elizabeth North Primary School

Government · Yrs U, R-6

ICSEA 907

Elizabeth Downs Primary School

Government · Yrs U, R-6

ICSEA 904

Elizabeth Park Primary School

Government · Yrs U, R-6

ICSEA 862

🎓Secondary (1)

St Patrick's Technical College

Catholic · Yrs 10-12

ICSEA 998

⭐Special (1)

Compass Catholic Community

Catholic · Yrs 12

ICSEA 916

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

90/ 100

0.3 offences / 100 persons

Source: SA Police · 2024-25

School quality

Below average

920ICSEA · national avg 1000

8 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

39/ 100

🚆 1 train🚌 19 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

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in EDINBURGH NORTH

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