SA5116· Pop. 10,731Playford

HILLIER

EstablishedSteady performer with reliable demand and moderate capital growth

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

$625,000

SA Gov · 2026

Rent yield

4.6%

computed from govt data

Annual growth

-16.7%

annualised from govt data

Vacancy rate

1.3%

modelled estimate

AI insights for HILLIER

Investment analysis, risks & comparisons

PREMIUM

HILLIER 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

$550/wk

SA Housing Trust · Q1 2026

Demand change

+8.9%

annual shift

Yield × growth index

-6.0

combined signal

Net yield (est.)

3.01%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.0%

est. compound, long-run avg

10-yr growth (CAGR)

+6.6%

est. compound, long-run avg

Rental demand

64 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$412k

2021

$425k

2022

$575k

2023

$568k

2024

$600k

2025

$750k

2026

$625k

Source: SA Gov · 2026 · all sources

Market overview

HILLIER 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 4.6% 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 2022–23

Median household income

$1,301/wk

$85k taxable p.a.

Renters

30.6%

65.3% owner-occupier

Median age

38.0 yrs

Unemployment

3.9%

Population growth

+2.7% p.a.

Investor-owned

8.0%

of all dwellings (ATO)

Houses

57%

36% apartments

Degree qualified

34.6%

bachelor's or higher (ABS)

Work from home

19.0%

of employed residents (ABS Census)

Median lot size

490 m²

Standard block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

2.7%

Mostly long-term tenants

Market activity

Distance to CBD

35.8 km

Regional

Days on market

35 days

Normal turnover

Auction clearance

67.5%

Strong demand

Walkability

15 / 100

Car-dependent

Coastal proximity

43.4 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

1,169/km²

Suburban

Schools in postcode 5116

🏫1 Primary🎓1 Secondary📚3 Combined

ACARA 2025

🏫Primary (1)

Evanston Gardens Primary School

Government · Yrs R-6

ICSEA 943

🎓Secondary (1)

Trinity College Senior

Independent · Yrs 11-12

ICSEA 1025

📚Combined (3)

Trinity College North

Independent · Yrs R-10

ICSEA 1040

Trinity College South

Independent · Yrs R-10

ICSEA 1039

Gawler and District College B-12

Government · Yrs U, R-12

ICSEA 932

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

89/ 100

0.3 offences / 100 persons

Source: SA Police · 2024-25

School quality

Average

996ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

93/ 100

🚆 3 train🚌 38 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

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in HILLIER

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