HILLTOWN
Investor score
54
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
2.4%
rent real · price estimated
Annual growth
7.2%
modelled estimate
Vacancy rate
0.7%
modelled estimate
AI insights for HILLTOWN
Investment analysis, risks & comparisons
HILLTOWN 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
$165/wk
SA Housing Trust · Q1 2026
Demand change
+7.7%
annual shift
Yield × growth index
4.8
combined signal
Net yield (est.)
3.40%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.7%
est. compound, long-run avg
10-yr growth (CAGR)
+6.3%
est. compound, long-run avg
Rental demand
56 / 100
Strong demand
Supply pipeline
Est.1.0%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
HILLTOWN 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 2.4% with stable tenant demand
- High annual growth of 7.2% — outperforming state average
- 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 2022–23Median household income
$1,437/wk
$43k taxable p.a.
Renters
25.0%
75.0% owner-occupier
Median age
38.0 yrs
Unemployment
3.3%
Population growth
+1.0% p.a.
Investor-owned
20.5%
of all dwellings (ATO)
Houses
78%
8% apartments
Degree qualified
13.9%
bachelor's or higher (ABS)
Work from home
11.2%
of employed residents (ABS Census)
Median lot size
1.8 ha
Large block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
2.6%
Mostly long-term tenants
Market activity
Distance to CBD
139.5 km
Regional
Days on market
58 days
Slower market
Auction clearance
37.4%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
107.5 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
119/km²
Low density
Liveability & safety
Safety index
Safe3.2 offences / 100 persons
Source: SA Police · 2024-25
School quality
Average3 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
11
/ 100
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
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 HILLTOWN
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