Adelaide Property Market – Prices, Trends, Forecast [September 2026]

Adelaide’s housing boom has shifted into a test of staying power. Values are now easing, yet they remain 8.6% higher over the year, leaving the market resilient but no longer one-directional.

For homeowners, that change protects much of the recent equity gain while raising the stakes around presentation and pricing. Sellers face a market where softer demand, listing competition and tight rental conditions pull in different directions, making the underlying signals especially important.

Key Takeaways

• Price momentum has turned negative, with values down 0.8% in August and 1.6% over three months.
• Units slightly outperformed houses annually, rising 9.0% versus 8.6%, while retaining a substantially lower median value.
• Seller leverage is weakening as stock accumulates, selling times lengthen and clearance rates remain below 50% across most capitals.
• Rental support remains strong, with Adelaide’s vacancy rate at 1.3% and unit rents rising 6.0% annually.
• Near-term outlook points to further modest declines, moderated by limited new supply and first-home buyer assistance.

See how Adelaide’s property values have performed across houses and units over various timeframes, along with returns, yields, and median prices.

Watch Cotality’s Housing Market Update for expert commentary on national and capital city housing trends, price movements, and key market drivers across Adelaide.

Adelaide Property Price Growth

After a long expansion, price momentum has turned. Adelaide dwelling values fell 0.8% in August and 1.6% over the three months to August, moving 1.6% below the May 2026 peak. Even so, values remained 3.1% higher year to date and 8.6% above a year earlier, showing that recent declines are trimming, rather than erasing, earlier gains.

The median dwelling value was $937,207. Houses carried a $999,091 median and rose 8.6% over the year, while units sat at $684,469 after stronger 9.0% annual growth. Monthly falls were similar, at 0.8% for houses and 0.7% for units.

Longer term, Adelaide values are 64.0% higher over five years and 107.1% over ten. Local growth remains uneven: Campbelltown led the city’s SA3 areas at 12.7% annually, while Mitcham recorded 8.9%.

Adelaide Property Market Trends

Market power is shifting as the wider capital-city supply build gives buyers more choice. Advertised stock was 24% higher than a year earlier and 8% above the five-year average, despite fewer new listings. Longer selling times, larger discounts and clearance rates below 50% point to weaker absorption and less seller leverage.

Rental conditions provide a counterweight. Adelaide’s vacancy rate was 1.3%, the tightest among mainland capitals, while annual rents rose 5.8% for houses and 6.0% for units. Tight availability supports landlords, although rental unaffordability may restrain further increases.

The yield picture adds balance. Gross yields were 3.4% for houses and 4.4% for units, making units more income-attractive. Elevated borrowing costs, however, mean rent may not offset holding costs for many investors.

Here’s how values have shifted across the main regions and timeframes.

Adelaide Property Market Forecast

Over the next few months, Adelaide values are likely to remain under pressure, with modest declines more probable than a renewed upswing. Clearance rates below 50% across most capitals reinforce the prospect of softer spring conditions.

High mortgage rates, reduced borrowing capacity, weak real wages and cautious sentiment will restrain demand. Normalised population growth and the risk of another rate rise add further resistance.

The correction should stay contained. Low unemployment, first-home buyer support and constrained new housing supply provide buffers, while weaker vendor confidence may limit the usual spring listing surge. Sellers should prioritise realistic pricing over waiting for a rapid rebound.

The Reserve Bank of Australia’s ongoing adjustments to interest rates will likely play a crucial role in shaping market dynamics, as higher borrowing costs limit purchasing power for many buyers.

Here are some of the most recent forecasts by the big-4 banks in Australia:

• ANZ predicts a 5-6% increase in capital city property prices in 2024, with Brisbane expected to see the highest rise at 9-10%, Perth property values could go up by 1-11%, Sydney by 4-5%, and Melbourne prices by 2-3%.
• CBA forecasts a 5% rise in capital city prices, with some variations: Brisbane is anticipated to grow by 6%, Melbourne and Perth by 5%, Sydney by 4%, and Adelaide by 1%.
• NAB projects a 5.4% average increase across the capitals, with Brisbane expected to see a 6.5% rise, Perth and Adelaide by 6.2%, Melbourne by 5.5%, Sydney by 5%, and Hobart remaining flat.
• Westpac expects a 6% growth across the combined capitals, with Perth leading at 10%, followed by Brisbane at 8%, Sydney at 6%, Adelaide at 4%, and Melbourne at 3%

Oxford Economics recently released property forecasts predicting where house prices will be in three years.

Conclusion

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