SA5109· Pop. 20,748Tea Tree Gully

SALISBURY HEIGHTS

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

$809,000

SA Gov · 2026

Rent yield

3.7%

computed from govt data

Annual growth

19.0%

annualised from govt data

Vacancy rate

0.9%

modelled estimate

AI insights for SALISBURY HEIGHTS

Investment analysis, risks & comparisons

PREMIUM

SALISBURY HEIGHTS 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

$573/wk

SA Housing Trust · Q1 2026

Demand change

+4.8%

annual shift

Yield × growth index

11.3

combined signal

Net yield (est.)

1.86%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+13.2%

est. compound, long-run avg

10-yr growth (CAGR)

+8.9%

est. compound, long-run avg

Rental demand

63 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$295k

2021

$435k

2022

$507k

2023

$651k

2024

$660k

2025

$680k

2026

$809k

Source: SA Gov · 2026 · all sources

Market overview

SALISBURY HEIGHTS is a metropolitan SA suburb with strong 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 3.7% with stable tenant demand
High annual growth of 19.0% — 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

$1,255/wk

$85k taxable p.a.

Renters

23.1%

73.4% owner-occupier

Median age

39.0 yrs

Unemployment

4.9%

Population growth

+2.7% p.a.

Investor-owned

9.0%

of all dwellings (ATO)

Houses

58%

36% apartments

Degree qualified

27.8%

bachelor's or higher (ABS)

Work from home

13.8%

of employed residents (ABS Census)

Median lot size

380 m²

Compact block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

3.3%

Some Airbnb activity

Market activity

Distance to CBD

18.4 km

Outer suburbs

Days on market

26 days

Normal turnover

Auction clearance

67.5%

Strong demand

Walkability

53 / 100

Very walkable

Coastal proximity

26.1 km

Coastal fringe

NBN technology

FTTC

Good — fibre to curb

Population density

1,171/km²

Suburban

Schools in postcode 5109

🏫5 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (5)

Salisbury Heights Primary School

Government · Yrs U, R-6

ICSEA 974

Salisbury Park Primary School

Government · Yrs U, R-6

ICSEA 960

Keller Road Primary School

Government · Yrs U, R-6

ICSEA 941

Madison Park School

Government · Yrs U, R-6

ICSEA 923

Brahma Lodge Primary School

Government · Yrs U, R-6

ICSEA 906

🎓Secondary (1)

Salisbury East High School

Government · Yrs U, 7-12

ICSEA 941

📚Combined (1)

Tyndale Christian School

Independent · Yrs R-12

ICSEA 1016

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

Moderate

76/ 100

0.7 offences / 100 persons

Source: SA Police · 2024-25

School quality

Average

952ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

44/ 100

🚆 1 train🚌 20 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in SALISBURY HEIGHTS

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