SA5045· Pop. 16,071West Torrens

GLENELG

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

$1,400,000

SA Gov · 2026

Rent yield

2.2%

computed from govt data

Annual growth

-33.3%

annualised from govt data

Vacancy rate

1.0%

modelled estimate

AI insights for GLENELG

Investment analysis, risks & comparisons

PREMIUM

GLENELG 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

$598/wk

SA Housing Trust · Q1 2026

Demand change

+4.5%

annual shift

Yield × growth index

-15.6

combined signal

Net yield (est.)

1.66%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-3.5%

est. compound, long-run avg

10-yr growth (CAGR)

+3.3%

est. compound, long-run avg

Rental demand

61 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$990k

2021

$1675k

2022

$1875k

2023

$2815k

2024

$2150k

2025

$2100k

2026

$1400k

Source: SA Gov · 2026 · all sources

Market overview

GLENELG is a metropolitan SA suburb with moderate 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 2.2% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
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

$1,600/wk

$85k taxable p.a.

Renters

35.5%

60.4% owner-occupier

Median age

47.0 yrs

Unemployment

4.5%

Population growth

+2.7% p.a.

Investor-owned

16.0%

of all dwellings (ATO)

Houses

12%

78% apartments

Degree qualified

44.1%

bachelor's or higher (ABS)

Work from home

25.6%

of employed residents (ABS Census)

Median lot size

130 m²

Apartment/strata

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

19.1%

High Airbnb activity

Market activity

Distance to CBD

9.3 km

Middle ring

Days on market

35 days

Normal turnover

Auction clearance

68.0%

Strong demand

Walkability

97 / 100

Walker's paradise

Coastal proximity

900 m

Beachfront

NBN technology

FTTN

Standard — fibre to node

Population density

12,941/km²

Very dense urban

Schools in postcode 5045

🏫4 Primary

ACARA 2025

🏫Primary (4)

St Peter's Woodlands Grammar School

Independent · Yrs R-6

ICSEA 1140

St Mary's Memorial School

Catholic · Yrs R-6

ICSEA 1113

Glenelg Primary School

Government · Yrs R-6

ICSEA 1078

St Leonards Primary School

Government · Yrs R-6

ICSEA 1064

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

4.1 offences / 100 persons

Source: SA Police · 2024-25

School quality

Above average

1099ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

61/ 100

🚆 4 train🚌 49 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

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 GLENELG

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