Key takeaways
Adelaide dwelling values rose 0.7% in July; strongest monthly gain since December 2024.
Annual growth slowed to 7.0%, down from 14.6% last year, showing market stabilisation.
Market remains resilient but faces affordability and listing volume tests this spring.
Adelaide's property market continues to show resilience, recording another month of positive growth in July. Dwelling values across the city climbed by 0.7%, a result that stands out among the capital cities.
As Tim Lawless notes, this is a significant short-term result:
Dwelling values are up 0.7% across Adelaide in July, the strongest month-on-month gain since December last year.
Adelaide housing market trends
| Metric | Value / Rate |
|---|---|
| Change in Dwelling Values | |
| Past three months | +1.5% |
| Past twelve months | +7.0% |
| Average annual growth (past decade) | +6.9% |
| Median Values | |
| Median dwelling value | $843,339 |
| Median house value | $895,726 |
| Median unit value | $611,471 |
| Volume of Sales | |
| Number of sales (past 12 months) | 26,258 |
| Annual change in sales | +3.0% |
Source: Cotality Australia
While the monthly figures are strong, the annual growth trend tells a different story. The market is gracefully stepping back from the super-charged growth rates seen over the past few years.
According to Lawless:
The market has clearly lost momentum, with the annual rate of growth easing back to 7%.
To put this into perspective, let's look at the slowdown:
- Current Annual Growth (July 2025): 7.0%
- Annual Growth One Year Ago (July 2024): 14.6%
- Peak Cyclical Growth (March 2022): A staggering 24.5%
This moderation suggests a market that is transitioning from a period of rapid acceleration to one of more sustainable, steady growth.
For renters and investors, the key takeaway is that Adelaide’s rental market remains incredibly tight. With a vacancy rate of just 1%, competition for available properties is fierce.
Lawless confirms that rental markets remain extremely tight. However, like the sales market, the pace of rental increases is also easing. Rents rose just 0.1% in July, bringing the annual growth to 4.4%—the slowest yearly increase since January 2021.
| Rental Metric | Houses | Units |
|---|---|---|
| Median Weekly Rent | $610 | $550 |
| Gross Rental Yield | 3.5% | 4.6% |
| Annual Change in Rent | +4.0% | +6.1% |
Source: Cotality Australia
One of the most defining features of the Adelaide market is the widening affordability gap between houses and units. The median house value now sits at $895,726, while the median unit value is $611,471.
This represents a dollar value difference of over $284,000, making the jump from a unit to a house a significant financial challenge for many.
Adelaide house prices - the longer-term data
Adelaide continues to be a strong performer on the national stage. Its steady monthly growth, combined with a moderating annual trend, points to a market finding a more balanced and sustainable rhythm.
The coming months will be a crucial test for the Adelaide market. Lawless advises keeping a close eye on the spring selling season, noting:
As we approach spring it's normal for listing numbers to ramp up, testing the depth of housing demand.
While affordability constraints and extremely low rental vacancies remain key challenges, the city's property market is proving to be both resilient and robust.
