SA5066· Pop. 12,237Adelaide Hills

WATERFALL GULLY

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

$1,975,000

SA Gov · 2026

Rent yield

1.1%

computed from govt data

Annual growth

-1.2%

annualised from govt data

Vacancy rate

0.8%

modelled estimate

AI insights for WATERFALL GULLY

Investment analysis, risks & comparisons

PREMIUM

WATERFALL GULLY 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

$410/wk

SA Housing Trust · Q1 2026

Demand change

+5.4%

annual shift

Yield × growth index

-0.1

combined signal

Net yield (est.)

1.22%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.7%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

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

$775k

2021

$1500k

2022

$1190k

2023

$1200k

2024

$1414k

2025

$1999k

2026

$1975k

Source: SA Gov · 2026 · all sources

Market overview

WATERFALL GULLY is a metropolitan SA suburb with moderate 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 1.1% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
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

$2,399/wk

$85k taxable p.a.

Renters

13.0%

84.5% owner-occupier

Median age

45.0 yrs

Unemployment

2.8%

Population growth

+2.7% p.a.

Investor-owned

20.0%

of all dwellings (ATO)

Houses

17%

78% apartments

Degree qualified

36.9%

bachelor's or higher (ABS)

Work from home

27.8%

of employed residents (ABS Census)

Median lot size

150 m²

Apartment/strata

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

7.1%

Some Airbnb activity

Market activity

Distance to CBD

5.6 km

Middle ring

Days on market

26 days

Normal turnover

Auction clearance

68.0%

Strong demand

Walkability

85 / 100

Walker's paradise

Coastal proximity

12.9 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

4,583/km²

Dense urban

Schools in postcode 5066

🏫1 Primary📚1 Combined

ACARA 2025

🏫Primary (1)

Burnside Primary School

Government · Yrs R-6

ICSEA 1156

📚Combined (1)

St Peter's Collegiate Girls' School

Independent · Yrs R-12

ICSEA 1180

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

Top tier

1168ICSEA · national avg 1000

2 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

95/ 100

🚆 5 train🚌 50 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

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in WATERFALL GULLY

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