Salisbury, SA 5108
City Of Salisbury, South Australia
Good to Know
Salisbury, SA 5108 is a tightly-held house market in the Salisbury area, currently positioned as a long-hold capital growth submarket. Located north of the Adelaide CBD, it is home to roughly 8,841 adults across 4,576 dwellings and trading with a vacancy rate of 0.78%.
According to HtAG Analytics, Salisbury is exhibiting a supply-constrained, demand-led behaviour. Stock on Market sits at 0.24% and Inventory at 1.13 months — well below the ~3-month balanced-market threshold — driving +13.9% YoY price growth and +3.6% YoY rent growth.
What the market data is signalling
Salisbury shows clear capital-led momentum: one-year price growth of 13.9% is outpacing one-year rent growth of 3.6%, pushing gross yield to 3.47% (above the recommended 3%). At the same time, rental-market depth is tight — vacancy is 0.78%, Stock on Market is an opportune 0.24% and Inventory only 1.13 months — which collectively explain upward pressure on prices and short advertising windows (median DOM 21 days). For a visual of where this sits in broader trend patterns see the Markets in the Moment (MiM™) heatmap.
Who lives in Salisbury — and why it matters for investors
Salisbury's IRSAD of 795 sits below typical higher-income thresholds, signalling a more price-sensitive local market with a higher risk of rent stress and potential volatility in weaker economic cycles. The owner/renter split is neutral at 42.0% (renters not dominant) and the units/houses mix is neutral at 26.0%, so tenure and dwelling-type structure are balanced rather than extreme. For research on how socio-economic position alters growth outcomes see the IRSAD Crossover study.
Why suburb-level data matters for Salisbury
Council or LGA averages can mask local pockets; Salisbury’s own suburb-level metrics tell the real story for an investor. Typical house price is $825,208, gross yield is 3.47%, Stock on Market is an opportune 0.24%, Inventory 1.13 months and median days on market 21 days — these are the signals you should use to set holding-period and exit expectations. Read more about why LGA vs suburb is an important research distinction in our LGA vs Suburb research.
Download the full Salisbury, SA 5108 data guide for a printable summary of these metrics.
What's behind the RCS™ score of 38
The HtAG RCS™ of 38 combines three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single view. A composite score this level signals mixed attributes: strong recent capital momentum but tighter cashflow and socio-economic constraints. Digging into the sub-scores is crucial to match Salisbury to an investor strategy; learn how the RCS™ is built. To explore the detailed breakdown, open Salisbury in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 0.78%: sustained vacancy below ~1% typically implies ongoing rental-tightness and upward pressure on advertised rents over 12–24 months, but also an acute supply-demand imbalance that can compress tenant choice.
The building approvals ratio — currently 1.1%: this neutral reading indicates steady developer activity rather than a construction boom; a sustained rise would add stock and soften short-term price upside.
The Adelaide cycle phase: if the wider Adelaide cycle shifts from expansion to slowdown, it would moderate Salisbury’s capital momentum and place more emphasis on cashflow resilience and tenant demand fundamentals.
Does this area meet your investment goals?
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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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Market Trends
Salisbury's headline values — $825K to buy and $551PW to rent, a 3.47% gross yield. Over the past decade, prices have moved 201.06% and rents 84.56% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$825K 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.
$551PW today, with rent growth at (+3.58% YoY) compared to price growth (+13.94%). 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 3.47% 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)