SA5114· Pop. 36,847Gawler

HUMBUG SCRUB

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

$645,000

SA Gov · 2026

Rent yield

2.4%

computed from govt data

Annual growth

7.3%

annualised from govt data

Vacancy rate

0.9%

modelled estimate

AI insights for HUMBUG SCRUB

Investment analysis, risks & comparisons

PREMIUM

HUMBUG SCRUB 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

$300/wk

SA Housing Trust · Q1 2026

Demand change

+6.5%

annual shift

Yield × growth index

4.9

combined signal

Net yield (est.)

1.86%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+19.5%

est. compound, long-run avg

10-yr growth (CAGR)

+13.3%

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

$187k

2021

$265k

2022

$326k

2023

$415k

2024

$551k

2025

$601k

2026

$645k

Source: SA Gov · 2026 · all sources

Market overview

HUMBUG SCRUB is a metropolitan SA suburb with strong 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 2.4% with stable tenant demand
High annual growth of 7.3% — outperforming state average
Very low vacancy rate — high rental demand

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,481/wk

$85k taxable p.a.

Renters

31.2%

66.8% owner-occupier

Median age

33.0 yrs

Unemployment

2.2%

Population growth

+2.7% p.a.

Investor-owned

7.0%

of all dwellings (ATO)

Houses

49%

36% apartments

Degree qualified

27.2%

bachelor's or higher (ABS)

Work from home

22.7%

of employed residents (ABS Census)

Median lot size

560 m²

Standard block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

6.3%

Some Airbnb activity

Market activity

Distance to CBD

27.2 km

Outer suburbs

Days on market

25 days

Fast-moving market

Auction clearance

67.5%

Strong demand

Walkability

6 / 100

Car-dependent

Coastal proximity

35.5 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

1,169/km²

Suburban

Schools in postcode 5114

🏫6 Primary🎓1 Secondary📚4 Combined

ACARA 2025

🏫Primary (6)

Catherine McAuley School

Catholic · Yrs R-6

ICSEA 976

One Tree Hill Primary School

Government · Yrs R-6

ICSEA 965

Playford Primary School

Government · Yrs U, R-6

ICSEA 944

Craigmore South Primary School

Government · Yrs R-6

ICSEA 922

Blakeview Primary School

Government · Yrs U, R-6

ICSEA 921

John Hartley School B-6

Government · Yrs U, R-6

ICSEA 903

🎓Secondary (1)

Craigmore High School

Government · Yrs U, 7-12

ICSEA 916

📚Combined (4)

Trinity College Blakeview

Independent · Yrs R-10

ICSEA 1037

Blakes Crossing Christian College

Independent · Yrs R-12

ICSEA 983

Hope Christian College

Independent · Yrs R-12

ICSEA 977

St Columba College

Catholic · Yrs R-12

ICSEA 973

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

100/ 100

0.0 offences / 100 persons

Source: SA Police · 2024-25

School quality

Average

956ICSEA · national avg 1000

11 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

91/ 100

🚆 3 train🚌 33 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

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 HUMBUG SCRUB

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