SA5291· Pop. 10,151Wattle Range

GLENCOE WEST

EmergingAffordable, high-yield, growing population — early-cycle opportunity

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

2.9%

rent real · price estimated

Annual growth

6.3%

modelled estimate

Vacancy rate

1.1%

modelled estimate

AI insights for GLENCOE WEST

Investment analysis, risks & comparisons

PREMIUM

GLENCOE WEST 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

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

Median rent

$220/wk

SA Housing Trust · Q1 2026

Demand change

+4.9%

annual shift

Yield × growth index

4.6

combined signal

Net yield (est.)

3.98%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.0%

est. compound, long-run avg

10-yr growth (CAGR)

+7.6%

est. compound, long-run avg

Rental demand

61 / 100

Strong demand

Supply pipeline

Est.

2.3%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

No price history available.

Market overview

GLENCOE WEST 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 2.9% with stable tenant demand
Consistent annual growth of 6.3%
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

$1,861/wk

$57k taxable p.a.

Renters

9.9%

85.9% owner-occupier

Median age

43.0 yrs

Unemployment

3.3%

Population growth

+2.2% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

71%

17% apartments

Degree qualified

23.3%

bachelor's or higher (ABS)

Work from home

13.1%

of employed residents (ABS Census)

Median lot size

890 m²

Large block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

2.9%

Mostly long-term tenants

Market activity

Distance to CBD

383.6 km

Regional

Days on market

51 days

Slower market

Auction clearance

54.3%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

268.4 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

309/km²

Low density

Schools in postcode 5291

🏫8 Primary📚1 Combined

ACARA 2025

🏫Primary (8)

Mil Lel Primary School

Government · Yrs R-6

ICSEA 1005

Glenburnie Primary School

Government · Yrs R-6

ICSEA 1001

Glencoe Central Primary School

Government · Yrs R-6

ICSEA 997

Compton Primary School

Government · Yrs R-6

ICSEA 980

Moorak Primary School

Government · Yrs R-6

ICSEA 976

Yahl Primary School

Government · Yrs R-6

ICSEA 974

Suttontown Primary School

Government · Yrs R-6

ICSEA 960

Kongorong Primary School

Government · Yrs R-6

ICSEA 911

📚Combined (1)

Allendale East Area School

Government · Yrs R-12

ICSEA 926

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

Moderate

78/ 100

6.7 offences / 100 persons

Source: SA Police · 2024-25

School quality

Average

970ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

35/ 100

🚆 0 train🚌 17 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

low

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in GLENCOE WEST

View listings

Local professionals

Connect with agents and building inspectors who operate in GLENCOE WEST. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium