SA5086· Pop. 17,619Tea Tree Gully

GILLES PLAINS

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

$1,286,000

SA Gov · 2026

Rent yield

2.6%

computed from govt data

Annual growth

27.8%

annualised from govt data

Vacancy rate

0.8%

modelled estimate

AI insights for GILLES PLAINS

Investment analysis, risks & comparisons

PREMIUM

GILLES PLAINS 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

$650/wk

SA Housing Trust · Q1 2026

Demand change

+4.2%

annual shift

Yield × growth index

15.2

combined signal

Net yield (est.)

1.05%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+9.9%

est. compound, long-run avg

10-yr growth (CAGR)

+10.4%

est. compound, long-run avg

Rental demand

62 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$470k

2021

$804k

2022

$633k

2023

$809k

2024

$900k

2025

$1007k

2026

$1286k

Source: SA Gov · 2026 · all sources

Market overview

GILLES PLAINS 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 2.6% with stable tenant demand
High annual growth of 27.8% — 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

$1,574/wk

$85k taxable p.a.

Renters

35.5%

61.5% owner-occupier

Median age

36.0 yrs

Unemployment

2.2%

Population growth

+2.7% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

13%

78% apartments

Degree qualified

33.4%

bachelor's or higher (ABS)

Work from home

17.9%

of employed residents (ABS Census)

Median lot size

80 m²

Apartment/strata

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

9.3%

Active STR market

Market activity

Distance to CBD

9.1 km

Middle ring

Days on market

22 days

Fast-moving market

Auction clearance

68.0%

Strong demand

Walkability

34 / 100

Some errands walkable

Coastal proximity

17.4 km

Coastal fringe

NBN technology

FTTC

Good — fibre to curb

Population density

9,358/km²

Very dense urban

Schools in postcode 5086

🏫4 Primary📚2 Combined

ACARA 2025

🏫Primary (4)

Hillcrest Primary School

Government · Yrs U, R-6

ICSEA 1096

St Martin's Catholic Primary School

Catholic · Yrs R-6

ICSEA 1085

Hampstead Primary School

Government · Yrs U, R-6

ICSEA 1032

Wandana Primary School

Government · Yrs U, R-6

ICSEA 962

📚Combined (2)

Heritage College Incorporated

Independent · Yrs R-12

ICSEA 1040

St Paul's College

Catholic · Yrs R-12

ICSEA 1037

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

20/ 100

2.3 offences / 100 persons

Source: SA Police · 2024-25

School quality

Average

1042ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

46/ 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 GILLES PLAINS

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