Salisbury, SA 5108
City Of Salisbury, South Australia
Good to Know
Salisbury, SA 5108 is an opportune house market in the City Of Salisbury area, currently positioned as a yield-and-growth focused submarket. Located north of the Adelaide CBD, Salisbury is home to roughly 8,841 adults across 4,576 dwellings, and it is trading with a low vacancy rate of 0.67%.
According to HtAG Analytics, Salisbury is exhibiting tight supply and demand-driven momentum. Stock on Market sits at 0.40% and Inventory at 1.11 months — well below the ~3-month balanced-market threshold — driving +10.5% YoY price growth and +3.8% YoY rent growth.
What the market data is signalling
Salisbury's houses show capital growth running ahead of rents: prices are up 10.5% over 12 months while rents rose 3.8%. At the same time, tight supply signals are clear — 0.40% Stock on Market, 1.11 months Inventory and a 0.67% vacancy rate — which together suggest continued upward pressure on prices and rents if demand persists. See the Markets in the Moment (MiM™) heatmap for comparable market signals.
Who lives in Salisbury — and why it matters for investors
Salisbury scores an IRSAD decile of 1, indicating relative socioeconomic disadvantage; that profile can mean more price sensitivity but also steady rental demand. The renter/owner split is a neutral 42% (within the 15–45% neutral band), so the suburb supports both owner-occupier stability and tenant demand. For more on how area socioeconomic mixes affect property dynamics, see the IRSAD Crossover study.
Why suburb-level data matters for Salisbury
Council averages can mask pockets like Salisbury; investment decisions should rest on the suburb's own metrics. Salisbury's typical house price is $788,658, with an indicative gross yield of 3.65%, Stock on Market at 0.40%, Inventory 1.11 months and median days on market of 24 days — a clear signal of tight, active trading. Read more on why council-level screening is only a starting point in our LGA vs Suburb research.
For a data-packed export, download the full Salisbury data guide.
What's behind the RCS™ score of 37
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite. A score of 37 flags trade-offs between upside and risk; reading the component sub-scores is essential to match Salisbury to a specific strategy rather than rely on the headline alone. Learn more about how the RCS™ is built.
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Forward signals to watch
vacancy rate — currently 0.67%: sustained sub-1% vacancy typically means tightening rental conditions and upward pressure on rents over the next 12–24 months.
building approvals ratio — currently 1.09%: this neutral reading suggests moderate new supply; if approvals rise materially it could relieve some rental and sales pressure over time.
Adelaide cycle phase: a city-wide shift from expansion to contraction would slow local momentum and cap price upside, while continued expansion at the capital-city level would amplify Salisbury's recent gains.
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RCS Breakdown
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.
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Critical to know
Market Trends
Salisbury's headline values — $781K to buy and $555PW to rent, a 3.69% gross yield. Over the past decade, prices have moved 185.74% and rents 86.58% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$781K 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.
$555PW today, with rent growth at (+3.73% YoY) compared to price growth (+8.72%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Salisbury in its cycle - and is the 3.69% 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 Salisbury's long-hold story?
Beyond the headline price, 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
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
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 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 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 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
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 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 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
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 Salisbury has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Salisbury 5108 SA is 7,176, with a median age of 37. Of those, 39.76% are married, 15.30% are divorced or separated, 37.51% are single and 7.50% are widowed.
The average household size is 2.5 people per dwelling, and the median household monthly income is estimated to be $5,272. The median monthly mortgage repayment for households in this suburb is $1,213 which is 23.01% of their earnings.
Source: ABS Census Data (2021)