The July Cotality data confirms what we've been telling clients since autumn: Adelaide's growth cycle has moved from breakneck to measured, but the market is still historically strong. Dwelling values held flat in the latest month at a median of $945,868, and the annual growth figure of 11.6 per cent remains the highest of any capital city in the country.
The headline numbers
Median dwelling value: $945,868 — a record high. Houses sit at $1,008,736 (+11.5% year on year). Units sit at $695,151 (+11.7%). Quarterly growth was 1.3 per cent, year-to-date growth 4.6 per cent. Adelaide properties are still selling in a median of 28 days — comfortably faster than the national average of 32 days.
What is actually happening under the surface
Monthly momentum has eased, but that is not the same as the market softening. Buyer demand is still comfortably above listing supply in most metropolitan pockets, which is why time-on-market has held near a month rather than blowing out. Where sellers have priced ambitiously above evidence, campaigns are stretching; where pricing is grounded, homes are still moving quickly and often at or above the guide.
The suburbs leading the pack
Salisbury has led the city over the last twelve months at +16.1 per cent annual growth (median $829,809), driven by relative affordability and defence and manufacturing employment concentrated in Adelaide's north. Campbelltown follows at +15.1 per cent (median $1,167,633) and Tea Tree Gully at +14.5 per cent (median $939,697). The pattern is consistent: buyers priced out of the inner-east premium suburbs are pushing further into the middle ring, and family-sized homes with proper block sizes are the properties clearing fastest.
Rental market — still very tight
Adelaide's vacancy rate held at 0.7 per cent through June — the tightest of any capital city, and less than half the 1.3 per cent national average. That has clear implications for investment property owners: well-presented rentals are still leasing quickly at rents that would have been considered ambitious eighteen months ago.
What this means for owners considering their next move
For owners thinking about selling in the second half of 2026, the answer is not 'wait for the peak.' Adelaide is at the peak. What matters much more is accurate pricing, proper presentation, and a campaign timed to give the property a clean run at active buyers. If you're weighing your options, a considered appraisal — grounded in actual sales evidence in your street — is the right first step. We're happy to prepare one without any obligation attached.
