HILLBANK
Investor score
63
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
$680,000
SA Gov · 2026
Rent yield
4.5%
computed from govt data
Annual growth
-0.7%
annualised from govt data
Vacancy rate
0.7%
modelled estimate
AI insights for HILLBANK
Investment analysis, risks & comparisons
HILLBANK 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.
Median rent
$590/wk
SA Housing Trust · Q1 2026
Demand change
+6.0%
annual shift
Yield × growth index
1.9
combined signal
Net yield (est.)
1.33%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+13.4%
est. compound, long-run avg
10-yr growth (CAGR)
+11.0%
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
Source: SA Gov · 2026 · all sources
Market overview
HILLBANK 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 4.5% 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 2022–23Median household income
$992/wk
$84k taxable p.a.
Renters
43.0%
53.1% owner-occupier
Median age
37.0 yrs
Unemployment
2.1%
Population growth
+2.7% p.a.
Investor-owned
6.0%
of all dwellings (ATO)
Houses
50%
36% apartments
Degree qualified
35.0%
bachelor's or higher (ABS)
Work from home
19.5%
of employed residents (ABS Census)
Median lot size
500 m²
Standard block
Household size
2.2 persons
avg per dwelling (ABS Census)
Short-term rental
5.6%
Some Airbnb activity
Market activity
Distance to CBD
23.3 km
Outer suburbs
Days on market
35 days
Normal turnover
Auction clearance
67.5%
Strong demand
Walkability
65 / 100
Very walkable
Coastal proximity
30.7 km
Inland
NBN technology
FTTNStandard — fibre to node
Population density
1,169/km²
Suburban
Schools in postcode 5112
🏫Primary (5)
St Mary Magdalene's School
Catholic · Yrs R-6
Elizabeth Grove Primary School
Government · Yrs R-6
Elizabeth Vale Primary School
Government · Yrs U, R-6
Elizabeth East Primary School
Government · Yrs U, R-6
Elizabeth South Primary School
Government · Yrs U, R-6
🎓Secondary (2)
Northern Adelaide Senior College
Government · Yrs U, 11-12
Playford International College
Government · Yrs U, 7-12
📚Combined (3)
Pinnacle College
Independent · Yrs R-12
Playford College
Independent · Yrs R-12
Kaurna Plains School
Government · Yrs U, R-12
⭐Special (2)
Indie School Elizabeth
Independent · Yrs 9-12
Edmund Rice Flexi School
Catholic · Yrs 7-12
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 crime1.5 offences / 100 persons
Source: SA Police · 2024-25
School quality
Below average12 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
34
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in HILLBANK
View listingsLocal professionals
Connect with agents and building inspectors who operate in HILLBANK. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
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