Q3 2025 Adelaide Property Market Report

South Australia Market Update

Two key factors remain unchanged in Adelaide’s property market: 

1. Demand continues to outpace supply. 

1. Adelaide’s dwelling values are at an all-time high. 

Adding weight to this argument, we’ve just wrapped up our busiest quarter since Q2 2024, which shows that demand for properties in Adelaide is still strong. More buyers are turning to Buyer Agents to navigate our competitive, undersupplied market. 

While the pace of growth has slowed slightly with monthly growth dipping to 0.5%, dwelling values remain at record highs. In fact, our current median dwelling value of $862,000 is now higher than Melbourne’s, which sits at $839,000.

As Quarter 3 concludes and Spring begins, we enter a traditional peak season for the Adelaide property market. Spring sees vendors more likely to sell, with blooming gardens and warmer weather enticing more buyers into the market. And, frankly, Adelaide is in desperate need of new stock. 

In the following sections, we’ll explore what’s driving capital growth in the Adelaide market. 

So, as well as a shortage of stock what the key factors driving the Adelaide market now.  

1. Interest Rate Cuts – Interest rate cuts are boosting consumer confidence and increasing borrowing capacity. Since January this year, we’ve seen three rate cuts, reducing the official rate from a peak of 4.35% to 3.6%. This is excellent news for those taking out new loans or on variable-rate mortgages, making it easier to borrow and invest in the market.
2. Strong Capital Growth – Adelaide has experienced impressive capital growth over the past 12 months, with 8.6% growth across all dwellings, according to PropTrack. While the rate of growth has slowed, it’s still outpacing the national average of 6.2%. Regionally, Adelaide continues to be the highest-performing state, with 12.3% annual growth. This steady and consistent growth provides confidence to prospective buyers, whether local or from interstate, and highlights the market’s resilience. 
3. Low Supply Levels – One of the key factors driving growth in Adelaide is the ongoing low supply of available properties. According to Cotality, August listings were 33% lower than the 5-year average. And as the chart below from SQM Research shows, there’s been no sudden increase in listings under 30 days. Demand continues to absorb all the “good” stock, leaving little on the market after 30 days. This means buyers need to be prepared to act quickly. When high-quality family homes or A-grade investment properties become available, competition is fierce, and they can be snapped up in as little as a week.
4. Properties for every budget –The Adelaide property market is more diverse than many people realise. This quarter alone, we’ve purchased investment properties across 25 different suburbs, with prices ranging from $650,000 to $1.7 million. For homeowners, we’ve secured properties between $652,000 and $2.41 million. While median prices continue to climb, opportunities still exist for a wide range of buyers and budgets. Whether you’re a first-home buyer, upsizing, or investing, Adelaide offers something for everyone.
5. Affordability – With Adelaide’s median dwelling value now at $862,201, it’s becoming harder to champion the city as a purely “affordable” market. However, for our investor clients, our median purchase price in 2025 is currently $735,500, which still represents excellent value. In fact, in Quarter 2, we secured an outstanding investment for a client with a conservative budget: a 2-bedroom unit with land, located just 10km from the CBD and 2.5km from the beach, all for $486,500. Quality investments like this still exist. You just need to know where to look.
6. Low Vacancy Rates- While low vacancy rates can be tough for tenants, they’re a major advantage for landlords and investors. A healthy vacancy rate is around 3%, yet the national average is currently 1.2%, and Adelaide’s is even lower at 0.8%, according to SQM Research. Adelaide has long faced an undersupply of rental properties, and demand remains strong. At many of our rental open homes, we receive multiple high-quality applications after just one inspection, making it easier for landlords to find reliable tenants and reduce vacancy downtime. 
7. High Rental Yields –The low vacancy rates have led to rising rental prices. In the past 12 months, rents in Adelaide have increased by 4.7% – which is a definite slower rate of growth than the double-digit growth rates we received for the previous 12-month period. Our investor clients achieved an average rental yield of 4.32%, with the highest yield reaching 5.2% for the second quarter of 2025. This is above the national average and Adelaide’s reported average by CoreLogic, both of which are 3.7%. Higher rental yields help offset monthly costs for investors, potentially making properties positively geared or cashflow-positive.
8. Unbeatable Lifestyle – Adelaide’s reputation as a premium lifestyle destination continues to grow. Whether you want to live by the sea, in the hills, or close to the CBD, Adelaide offers lifestyle options to suit all preferences. From pristine white beaches to world-class wineries, many of South Australia’s best features are just 20 minutes from the city. Combined with our world-famous festivals, a strong sporting culture, and outstanding food and wine, it’s easy to see why more people are choosing to call Adelaide home. 

Looking forward 

Spring typically brings an increase in property listings, and the lead-up to Christmas is traditionally a busy period in the Adelaide market. We already have several clients looking to purchase before the end of the year, and we anticipate strong buyer activity and property inspections continuing through to early or mid December. 

As usual, the market will quieten over the Christmas break, with January likely to kick off with a mix of off market and prelisting opportunities. These are ideal for buyers who stay active over the holiday period. 

With only two more RBA monetary policy meetings scheduled for the year, and signals from the September meeting suggesting a cautious approach, many economists including those at CBA now forecast the next rate cut in February. Westpac remains the only major bank still predicting a cut before the end of 2025. 

Additionally, the recent expansion of the Federal Government’s Home Guarantee Scheme is expected to place even more pressure on properties under $900,000, the cap for Adelaide and many of our regional centres. This price bracket is already highly competitive, and we expect buyer demand in this segment to remain strong. 

As always, preparation, local knowledge and swift action are key in this tight market. We’re here to help our clients make confident, informed decisions through to the end of the year and beyond. 

Suburb Review: Seacliff

Seacliff is a stunning coastal suburb located in Adelaide’s south-west, offering a laid-back beachside lifestyle with easy access to the city. Known for its picturesque coastline, family-friendly environment, and strong community vibe, Seacliff is a hidden gem for those seeking a balance between nature and convenience. 

And compared to its more affluent neighbours of Brighton, Hove and Glenelg South, Seacliff offers a more affordable buy in price and still provides all the same lifestyle benefits and pristine coastline, although prices are increasing because people have caught onto what it can offer. 

1. Location & Accessibility

Situated approximately 17 km southwest of Adelaide’s CBD, Seacliff is well-connected via both road and public transport. The Seacliff railway station makes commuting straightforward, with trips into the city taking about 30 minutes. Depending on traffic it will take about 35 minutes to drive in on nearby arterial roads For those who enjoy cycling, the coastal path provides a scenic and safe route connecting Seacliff to neighbouring suburbs. 

2. Shops and Amenities

While Seacliff itself is a quieter suburb, it is conveniently close to vibrant shopping hubs. Seacliff Park and nearby Brighton offer a good mix of supermarkets, cafes, and specialty stores. For more extensive retail options, Westfield Marion one of Adelaide’s largest shopping centres is only a short drive away. Local amenities also include medical centres, gyms, and community facilities, contributing to a comfortable lifestyle. 

3. Schools & Education

Seacliff is well-served by quality educational institutions. Seacliff Primary School enjoys a solid reputation making it a popular choice for families. Nearby secondary options include Brighton Secondary School, which is highly regarded. Access to childcare and early learning centres is also available in surrounding suburbs. 

For higher education, Seacliff is only an 11-minute drive to Flinders University, or jump on the 681 and bus there in 25 minutes.  

4. Parklands and Playgrounds

The suburb truly shines when it comes to outdoor spaces. Seacliff Beach is the highlight—clean, family-friendly, and perfect for swimming, paddleboarding, or sunset walks. The Esplanade offers a great walking and cycling path with spectacular ocean views. Nearby reserves and playgrounds, such as Kauri Parade and Angus Neill Reserve, provide ample space for picnics, sports, and playtime for children. 

5. Properties and Prices

Seacliff features a mix of housing styles, from charming older homes to modern townhouses and beachfront properties. The suburb has seen steady growth in property values due to its desirability and coastal location. As of 2025, the median house price sits around $1.8 million, reflecting the premium for beachside living. Units and townhouses offer more affordable entry points at from around $750,000. 

Seacliff is a peaceful, picturesque suburb that offers an enviable beachside lifestyle without sacrificing access to city conveniences. With excellent transport links, strong local schools, beautiful natural surroundings, and a welcoming community, it’s easy to see why Seacliff is becoming a sought-after destination for families, retirees, and professionals alike. 

Purchase Examples

4 Bed | 3 Bath | 4 Cars |  Sold for $1,600,000

In a great pocket near the beach. Originally built in 1957 but thoughtfully renovated with a self containated studio.

View original listing here.

2 Bed | 1 Bath | 2 Cars |  Sold for $689,000

A charming 2 bedroom unit in a sought after coastal pocket in a boutique group of 5.

View original listing here.