City Of Salisbury
South Australia
Good to Know
Salisbury, SA is a high-value house market in the City of Salisbury area, currently positioned as a capital-growth submarket. Located roughly 23 km north of Adelaide CBD, Salisbury is home to roughly 145,806 adults across 63,035 dwellings, and currently records a vacancy rate of 0.96%.
According to HtAG Analytics, Salisbury is exhibiting tight-supply, demand-led conditions. Stock on Market sits at 0.6% and Inventory at 0.84 months — well below the ~3-month balanced-market threshold — driving +10.6% YoY price growth and +4.7% YoY rent growth.
What the market data is signalling
Salisbury's combination of rapid price growth (+10.6%) and positive rent growth (+4.7%) alongside very low Inventory (0.84 months) signals a market where demand is outpacing available stock. That mix typically favours capital appreciation over short-term cashflow expansion.
Explore the broader context on the Markets in the Moment (MiM™) heatmap to see how Salisbury's momentum compares across other micro-markets.
Who lives in Salisbury — and why it matters for investors
Salisbury records an IRSAD of 901, below the recommended crossover threshold of 927, indicating more relative socioeconomic disadvantage. Areas with lower IRSAD scores can show higher rental demand stability but greater downside risk in weaker cycles — read more in the IRSAD Crossover study for how socioeconomic position often interacts with capital growth and volatility.
Why suburb-level data matters for Salisbury
Suburb-level metrics reveal the real market drivers in Salisbury: a typical house price of $958,179, gross yield of 3.15%, Stock on Market at 0.6%, Inventory of 0.84 months and median days on market of 23 days. Those figures are what matter when matching a purchase to a strategy — council averages can mask pockets like this. See our methodology in LGA vs Suburb research.
For a downloadable breakdown, get the full Salisbury data guide.
What's behind the RCS™ score of 54
The HtAG RCS™ score of 54 bundles three dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite. Reading the sub-score breakdown helps match Salisbury to an investor's risk and return preferences; higher price momentum is balanced by affordability pressures and lower IRSAD.
Learn more about how the RCS™ is built, or open Salisbury in HtAG Copilot to run tailored scenario analysis.
Forward signals to watch
The vacancy rate — currently 0.96%: sustained vacancy below ~1% typically tightens rental competition and supports further rent gains over 12–24 months.
The building approvals ratio — currently 1.17%: a neutral/moderate approvals rhythm that suggests supply additions are present but not yet large enough to quickly ease low inventory.
The Adelaide cycle phase: any city-wide shift from expansion to slowdown would moderate local momentum in Salisbury, reducing the pace of price growth and increasing downside risk for speculative holdings.
Does this area meet your investment goals?
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RCS Breakdown
City Of Salisbury's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
starter
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Critical to know
Market Trends
City Of Salisbury's headline values — $958K to buy and $580PW to rent, a 3.14% gross yield. Over the past decade, prices have moved 132.19% and rents 87.42% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$958K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$580PW today, with rent growth at (+4.68% YoY) compared to price growth (+10.63%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is City Of Salisbury in its cycle - and is the 3.14% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping City Of Salisbury's long-hold story?
Beyond the headline price, City Of Salisbury carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
City Of Salisbury's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
City Of Salisbury can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is City Of Salisbury genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do City Of Salisbury prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into City Of Salisbury - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
City Of Salisbury looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does City Of Salisbury's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether City Of Salisbury has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
City Of Salisbury shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether City Of Salisbury has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.