people’s choice of housing · 2019. 4. 12. · adelaide gpo (km) crimes reported in past...

People’s Choice of HousingSOUTH AUSTRALIA APRIL 2019

Welcome to the People’s Choice of Housing The People’s Choice of Housing is a new way to look at Adelaide’s most affordable and liveable suburbs.

For the first time, People’s Choice has combined a broad range of economic and liveability measures to identify those Adelaide suburbs where people can afford to buy – and would like to live.

Every six months People’s Choice will release our analysis of those factors that look beyond the costs of buying a home - factors which include public transport links, “driveability”, crime rates, schools and economic prospects – for each suburb where a couple on average incomes and modest expenses are likely to be able to borrow to buy, and afford to buy.

Bringing that data together means the People’s Choice of Housing lets you see the real estate market in a different way.

Of course, a suburb’s standing will change as new data becomes available, as a suburb’s median price changes with houses sold and as other factors change. Therefore we have listed this edition’s fast-moving suburbs so you can see the suburbs you may want to keep an eye on.

The People’s Choice of Housing is primarily designed for households with fairly average disposable incomes and expenses. However, there is also a section for those people looking for a unit.

We can’t find your perfect home – that’s up to you – but People’s Choice can give you a better idea of where you may find it.

Happy hunting with the People’s Choice of Housing!

Steve Laidlaw Chief Executive Officer

People’s Choice of Housing

SOUTH AUSTRALIA APRIL 2019

It’s one thing to be able to afford to live somewhere - you also have to want to live there.

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April Highlights Ingle FarmIngle Farm is located between Mawson Lakes and Modbury about 12km north-east of Adelaide city.

Its December 2018 median house price of $333,000 makes it one of Adelaide’s more affordable suburbs – we rank it 101st out of 368 suburbs considered for this release – but its extensive bus connections, settled community and schools make it very liveable. While there is limited train access, connections to the O-Bahn and buses to the city and nearby Tea Tree Gully Plaza reinforce why Ingle Farm is not just on our list of top suburbs with its overall ranking of 16, but also stands out as one of the most fast-improving suburbs in this issue of the People’s Choice of Housing, leaping 28 places from our unreleased June 2018 index.

Fast Movers

What are the Fast Movers? The position of suburbs within the People’s Choice of Housing changes every issue based on the updated data we obtain. Some suburbs drop down the list, some stay the same, and some may shoot upwards.

Here we try to pull out those suburbs that have jumped up 10 or more spots since our last report – some of which weren’t even in the top 50 when we did our last analysis. We’ve listed the 20 top fastest movers of the 40 appearing in this issue.

It’s not a guarantee of success, but it may just make you think about somewhere new that ticks the right boxes for you.



PEOPLE’S CHOICE OF HOUSING – APRIL 2019

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Compared to Adelaide’s Median Values $24,000 $49,651 $480,000

11 ST AGNES NEW 152 31 $19,930 $40,839 $398,600 14.8 27.0 80

12 EYRE 22 9 77 $6,975 $13,896 $139,500 26.4 1.8 203

14 MODBURY HEIGHTS 23 140 36 $19,240 $39,345 $384,800 14.8 31.1 60

16 INGLE FARM 28 101 58 $16,650 $33,738 $333,000 11.8 54.6 8

25 WALKLEY HEIGHTS 18 215 18 $24,250 $50,192 $485,000 10.3 21.1 178

27 PARA VISTA 19 109 64 $16,938 $34,360 $338,750 12.5 40.3 95

32 PARA HILLS 19 106 75 $16,775 $34,008 $335,500 13.9 68.7 7

33 SALISBURY HEIGHTS 22 127 67 $18,250 $37,202 $365,000 19.5 38.8 37

35 FAIRVIEW PARK 10 168 48 $20,788 $42,696 $415,750 18.3 31.8 86

38 CAMPBELLTOWN 18 244 21 $26,425 $55,043 $528,500 7.7 36.8 24

39 LARGS NORTH 25 160 55 $20,500 $42,073 $410,000 15.3 46.5 28

40 SALISBURY EAST 23 84 96 $15,250 $30,707 $305,000 17.0 56.7 22

43 NORTH PLYMPTON 15 239 28 $26,250 $54,647 $525,000 5.2 38.9 80

45 PARALOWIE 25 84 103 $15,250 $30,707 $305,000 18.8 54.4 14

46 GULFVIEW HEIGHTS 29 158 66 $20,388 $41,830 $407,750 16.1 27.3 192

49 OAKDEN 16 193 50 $22,575 $46,565 $451,500 9.0 37.4 151

51 CLARENCE GARDENS 11 269 22 $28,250 $59,177 $565,000 5.5 23.9 164

52 WINDSOR GARDENS 21 197 51 $22,850 $47,161 $457,000 8.7 52.0 30

54 OLD REYNELLA 30 114 102 $17,500 $35,578 $350,000 20.0 56.0 50

56 PARAFIELD GARDENS 24 107 105 $16,875 $34,225 $337,500 16.0 69.1 4 Overall rank is our subjective overall ranking of a suburb after taking into account both the Affordability rank and the Liveability rank. The information in the table should be read in conjunction with the rest of this report, in particular What is Affordable, What is Liveable and Deposits and Funds.

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Ingle Farm is the one of Adelaide’s fastest-moving suburbs in this edition, People’s Choice Spokesperson Stuart Symons says.



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The Numbers There are about 1513 identifiable towns and suburbs across South Australia. Of those, we have only been able to obtain median house prices for 368 towns and suburbs for this issue. Without a price, we can’t investigate whether it should be on our list, so you will still find surprises!

In rough terms, based on our analysis of the December 2018 data we used, there are 284 suburbs that are affordable.

So, if you’re after a dream home in American River, we can’t help you. However, we suggest you look at Units on page 7 for more information. Of course, there are properties in the suburbs we have identified that are available for less than the median house price, and there may also be affordable properties in other suburbs we haven’t included.

South Australia has 1513 towns and suburbs for housing. We’ve identified 50 Adelaide suburbs that should be on your radar today.

What is Affordable? To arrive at affordability, we’ve made some assumptions. We have made assumptions about income, tax, living expenses, debts, interest rates, and how the banking industry will treat that information when assessing whether a household can service a loan for a property of that median price. We have also assumed a 5% deposit and estimated the costs of taking out a loan including stamp duty and registration fees (see Deposits and Funds on page 6).

After that, it’s easy: we rank suburbs by how much is left in your pocket after paying for all your estimated living expenses including your mortgage payments. If there’s more left, that’s good news. Less? Not so good. But we also realise that it’s about more than the dollars and cents.

Affordability rank is based on how much a household with no dependents has left at the end of a week assuming they purchased a median-priced home in that suburb with a 5% deposit. They are assumed to be earning a weekly after-tax income of $2,138 with weekly expenses of $1,120 including repayments of debts other than their mortgage. Mortgage payments are calculated on a principal and interest basis assuming a 25 year loan term and using an interest rate of 4.07% per annum.

What is Liveable? We rank available suburbs by taking into account a number of factors including crime rates, public transport availability, whether businesses are likely to invest in services in the suburb, whether local councils are likely to invest in the area, and how driveable a suburb is.

We don’t include the professional or education mix in any suburb, the cost of council rates or insurance premiums or other post-purchase costs that are likely to vary significantly from house to house. We also don’t cover new builds – after all, who are we to know what your dream house will be? That’s up to you.

Liveability rank is our subjective ranking of how liveable a suburb is compared to other affordable suburbs. It is based on a weighting of factors including crime rates for the suburb, the number of public transport access points available, whether businesses are likely to invest in services in the suburb, whether local councils are likely to invest in the area, how driveable a suburb is and the level of residential stability each suburb has.

Top 25PEOPLE’S CHOICE OF HOUSING – APRIL 2019

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Compared to Adelaide’s Median Values $24,000 $49,651 $480,000 81.5% 10.0% 6.8% 9.8% 33.0% 16.2%

1 HAPPY VALLEY 148 12 $19,500 $39,908 $390,000 17.9 20.3 5 88.7% 11.1% 0.2% 53.0% 21.8% 3.7%

2 GLENALTA 243 1 $26,356 $54,888 $527,125 9.8 12.1 60 96.3% 2.1% 1.6% 50.8% 25.2% 5.3%

3 HAWTHORNDENE 234 2 $25,963 $53,996 $519,250 10.9 12.3 43 99.0% 0.6% 0.3% 45.4% 30.3% 4.2%

4 HOPE VALLEY 151 17 $19,850 $40,666 $397,000 13.2 27.5 42 71.4% 24.4% 4.2% 44.2% 15.6% 1.8%

5 MODBURY NORTH 128 29 $18,500 $37,743 $370,000 13.7 31.9 53 96.6% 0.4% 2.8% 61.8% 21.1% 3.4%

6 ATHELSTONE 251 3 $26,800 $55,893 $536,000 11.4 15.4 33 93.9% 5.1% 0.9% 47.8% 30.1% 4.6%

7 ABERFOYLE PARK 171 16 $21,075 $43,318 $421,500 16.0 26.5 10 95.2% 4.5% 0.3% 51.6% 27.3% 4.2%

8 COROMANDEL VALLEY 257 4 $27,100 $56,572 $542,000 13.2 11.9 48 98.5% 0.3% 1.0% 43.7% 34.8% 5.8%

9 REDWOOD PARK 147 30 $19,375 $39,637 $387,500 16.2 20.3 120 97.9% 1.9% 0.2% 61.5% 22.8% 2.8%

10 FLAGSTAFF HILL 247 5 $26,750 $55,779 $535,000 14.1 14.4 37 96.7% 0.9% 0.1% 43.1% 36.0% 6.0%

11 ST AGNES 152 31 $19,930 $40,839 $398,600 14.8 27.0 80 85.8% 12.1% 2.1% 56.6% 17.8% 2.4%

12 EYRE 9 77 $6,975 $13,896 $139,500 26.4 1.8 203 N/A N/A N/A N/A N/A N/A

13 WYNN VALE 179 24 $21,788 $44,861 $435,750 16.5 26.2 37 87.2% 9.3% 3.6% 49.5% 28.4% 2.9%

14 MODBURY HEIGHTS 140 36 $19,240 $39,345 $384,800 14.8 31.1 60 90.4% 5.8% 3.8% 57.8% 22.7% 2.0%

15 SHEIDOW PARK 182 26 $22,000 $45,321 $440,000 18.1 23.6 43 99.7% 0.3% 0.0% 49.5% 35.3% 4.6%

16 INGLE FARM 101 58 $16,650 $33,738 $333,000 11.8 54.6 8 94.1% 5.1% 0.7% 68.8% 9.0% 1.4%

17 PARADISE 247 9 $26,750 $55,779 $535,000 9.4 25.8 30 78.8% 10.2% 11.0% 53.2% 17.6% 2.3%

18 DERNANCOURT 224 14 $25,250 $52,382 $505,000 10.0 24.3 95 97.0% 3.0% 0.0% 55.9% 23.3% 2.8%

19 NEWTON 245 10 $26,500 $55,213 $530,000 9.0 25.7 71 81.9% 13.4% 4.7% 54.6% 17.1% 2.4%

20 TROTT PARK 153 38 $20,000 $40,991 $400,000 17.4 23.0 146 98.2% 0.8% 1.1% 60.3% 23.8% 2.1%

21 HIGHBURY 266 6 $28,000 $58,611 $560,000 12.6 16.8 56 98.1% 0.9% 1.0% 49.8% 28.4% 5.6%

22 GREENWITH 198 25 $22,875 $47,215 $457,500 20.4 18.1 46 95.8% 3.6% 0.6% 45.2% 32.9% 4.9%

23 WOODCROFT 144 42 $19,300 $39,475 $386,000 20.2 30.5 34 96.1% 0.9% 0.1% 47.0% 30.2% 3.7%

24 HALLETT COVE 208 20 $23,325 $48,189 $466,500 18.3 24.6 3 94.8% 3.6% 1.5% 50.2% 30.0% 5.1%

25 WALKLEY HEIGHTS 215 18 $24,250 $50,192 $485,000 10.3 21.1 178 82.3% 14.8% 2.9% 36.7% 34.0% 5.0%Overall rank is our subjective overall ranking of a suburb after taking into account both the Affordability rank and the Liveability rank. The information in the table should be read in conjunction with the rest of this report, in particular What is Affordable, What is Liveable and Deposits and Funds.

Finding an affordable home in a liveable suburb can be challenging - but Adelaide has many options that are often overlooked.



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Deposits and Funds Finding your new home is exciting and challenging, but we’ve found many people overlook the costs involved in purchasing. This report includes an estimate of those costs for a median-priced house in that suburb to give a more realistic view of what can be expected.

Many lenders will allow you to purchase a home with a minimum deposit of 5% of the purchase price, but you will also have to pay Lender’s Mortgage Insurance (LMI) unless you have a deposit of 20%. You will also have to pay State Government Stamp Duty, Title Registration Fees, conveyancing charges and the cost of a building inspection. While LMI will normally be added to your total loan, you will need to be able to show your lender that you can cover the rest – this is called the ‘Funds to Complete’. We’ve estimated this figure to give you a better understanding of taking this first step into your home.

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Compared to Adelaide’s Median Values $24,000 $49,651 $480,000 81.5% 10.0% 6.8% 9.8% 33.0% 16.2%

26 VALLEY VIEW 164 37 $20,625 $42,344 $412,500 11.3 39.6 36 95.5% 1.6% 2.9% 64.8% 15.9% 2.1%

27 PARA VISTA 109 64 $16,938 $34,360 $338,750 12.5 40.3 95 82.3% 13.0% 4.6% 61.8% 11.4% 1.6%

28 PANORAMA 271 7 $28,500 $59,743 $570,000 7.9 22.6 110 87.7% 10.6% 1.7% 45.4% 23.2% 4.8%

29 BLACKWOOD 245 13 $26,500 $55,213 $530,000 10.6 33.3 20 83.2% 14.5% 2.3% 42.1% 20.2% 3.7%

30 RIDGEHAVEN 155 49 $20,075 $41,153 $401,500 15.4 34.0 86 75.1% 3.4% 21.5% 54.1% 12.1% 1.8%

31 SURREY DOWNS 145 54 $19,338 $39,556 $386,750 17.3 38.5 60 96.1% 1.3% 2.6% 67.0% 16.5% 1.0%

32 PARA HILLS 106 75 $16,775 $34,008 $335,500 13.9 68.7 7 98.0% 0.7% 1.3% 65.4% 15.0% 1.8%

33 SALISBURY HEIGHTS 127 67 $18,250 $37,202 $365,000 19.5 38.8 37 97.0% 1.8% 1.3% 44.6% 35.3% 7.3%

34 BELLEVUE HEIGHTS 279 11 $29,625 $62,291 $592,500 11.4 11.8 171 89.1% 0.3% 10.6% 43.2% 26.0% 5.3%

35 FAIRVIEW PARK 168 48 $20,788 $42,696 $415,750 18.3 31.8 86 99.8% 0.0% 0.0% 57.7% 24.2% 3.0%

36 NETLEY 239 23 $26,250 $54,647 $525,000 5.3 23.0 178 92.5% 3.1% 4.3% 60.8% 10.4% 1.4%

37 UPPER STURT 264 15 $27,750 $58,044 $555,000 13.2 17.9 95 99.2% 0.0% 0.8% 45.9% 27.4% 3.8%

38 CAMPBELLTOWN 244 21 $26,425 $55,043 $528,500 7.7 36.8 24 68.2% 15.5% 16.2% 48.6% 10.5% 1.5%

39 LARGS NORTH 160 55 $20,500 $42,073 $410,000 15.3 46.5 28 80.8% 8.7% 10.3% 49.5% 12.8% 1.6%

40 SALISBURY EAST 84 96 $15,250 $30,707 $305,000 17.0 56.7 22 83.5% 8.4% 8.0% 54.6% 14.5% 1.7%

41 BRIDGEWATER 230 32 $25,700 $53,401 $514,000 17.9 7.4 185 98.4% 0.2% 1.4% 46.5% 22.8% 3.9%

42 WOODSIDE 156 60 $20,125 $41,261 $402,500 25.9 13.3 120 88.6% 7.2% 3.9% 45.1% 24.3% 3.1%

43 NORTH PLYMPTON 239 28 $26,250 $54,647 $525,000 5.2 38.9 80 67.8% 26.6% 5.4% 46.3% 8.3% 1.2%

44 EDEN HILLS 261 19 $27,500 $57,478 $550,000 10.6 29.6 60 93.1% 3.0% 3.6% 43.1% 26.2% 6.1%

45 PARALOWIE 84 103 $15,250 $30,707 $305,000 18.8 54.4 14 95.6% 1.6% 2.8% 59.4% 22.1% 2.9%

46 GULFVIEW HEIGHTS 158 66 $20,388 $41,830 $407,750 16.1 27.3 192 96.6% 0.0% 3.4% 36.2% 42.2% 7.6%

47 BANKSIA PARK 166 63 $20,750 $42,614 $415,000 17.4 30.6 146 100.0% 0.0% 0.0% 59.4% 22.6% 3.9%

48 TEA TREE GULLY 200 44 $23,000 $47,486 $460,000 16.3 35.2 86 91.1% 8.3% 0.6% 53.8% 21.5% 3.7%

49 OAKDEN 193 50 $22,575 $46,565 $451,500 9.0 37.4 151 83.6% 11.7% 4.7% 54.5% 17.1% 2.2%

50 GOLDEN GROVE 211 40 $23,800 $49,218 $476,000 18.9 33.5 9 86.3% 10.8% 2.9% 41.1% 30.2% 4.9%Overall rank is our subjective overall ranking of a suburb after taking into account both the Affordability rank and the Liveability rank. The information in the table should be read in conjunction with the rest of this report, in particular What is Affordable, What is Liveable and Deposits and Funds.

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Top 20 Suburbs for Units

Units Unfortunately, we have less data available in relation to median unit prices. However, we get it: not everyone wants a three-bedroom home with a backyard. And not everyone can afford it.

So we have carried out an analysis on median unit prices in suburbs we have data for and applied the same methodology as we did for houses. Remember, it’s a smaller sample size, but it may just give you a few ideas as to where you might look next.



We get it: not everyone wants a three bedroom home with a backyard. And not everyone can afford it.


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gCompared to Adelaide’s Median Values $17,285 $35,112 $345,694

1 MAGILL 18 1 $14,763 $29,663 $295,250 7.2 27.7 15

2 NEW PORT 11 11 $13,750 $27,522 $275,000 13.0 49.1 42

3 KLEMZIG 12 15 $13,850 $27,733 $277,000 6.4 48.5 20

4 HENLEY BEACH SOUTH 6 21 $12,500 $24,878 $250,000 9.1 38.8 27

5 KINGSWOOD 35 2 $19,375 $39,637 $387,500 5.2 31.4 30

6 GLENELG EAST 33 4 $19,000 $38,826 $380,000 9.0 32.2 7

7 KENSINGTON GARDENS 36 6 $19,650 $40,233 $393,000 5.9 29.5 37

8 LIGHTSVIEW 25 12 $16,700 $33,846 $334,000 7.9 49.6 48

9 GRANGE 40 5 $20,425 $41,911 $408,500 9.7 30.6 11

10 HECTORVILLE 22 20 $15,625 $31,519 $312,500 7.0 34.9 37

11 CAMDEN PARK 7 30 $12,750 $25,407 $255,000 7.1 63.1 23

12 PAYNEHAM SOUTH 29 13 $17,600 $35,795 $352,000 4.9 23.9 48

13 WEST BEACH 24 18 $16,625 $33,684 $332,500 8.5 50.7 12

14 MARDEN 27 16 $17,480 $35,535 $349,600 4.9 48.2 37

15 BROOKLYN PARK 10 28 $13,350 $26,676 $267,000 4.9 55.6 32

16 PARKSIDE 46 3 $21,950 $45,212 $439,000 2.7 37.3 30

17 FULLARTON 39 7 $20,378 $41,808 $407,550 3.9 33.5 44

18 GLENELG NORTH 30 17 $17,800 $36,228 $356,000 8.6 44.4 18

19 NAILSWORTH 15 27 $14,300 $28,685 $286,000 4.9 59.0 50

20 CAMPBELLTOWN 41 9 $20,600 $42,290 $412,000 7.7 36.8 14 Overall rank is our subjective overall ranking of a suburb after taking into account both the Affordability rank and the Liveability rank. The information in the table should be read in conjunction with the rest of this report, in particular What is Affordable, What is Liveable and Deposits and Funds.

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While we try to break down areas of interest by suburb, many suburbs in the People’s Choice of Housing are clustered together because of their similar median house prices, distance from the city and other factors. So, if you’re driving around to get a feel for an area, here’s how you can spend your time more efficiently.

Hot Spots

For more information:

13 11 82

Visit a branch

peopleschoicecu.com.au

This report is published by Australian Central Credit Union Limited ABN 11 087 651 125 trading as People’s Choice Credit Union of 50 Flinders Street Adelaide SA 5000 (People’s Choice Credit Union). This report is solely for general information purposes and is not to be construed as advice or recommendations. This report has been prepared without taking into account the objectives, financial situation or needs of any person who may receive this report. We recommend that you seek your own independent legal, financial or other advice before making any decisions, including whether or not to purchase a property or obtain a loan. A number of assumptions and subjective judgements are made in preparing the report. Different assumptions and judgments could result in materially different results. People’s Choice Credit Union believes the information in this report is correct and any opinions or conclusions are reasonably held or made, based on the information available at the time of its compilation. This report contains, and is based on, material provided by third parties. While such material is published with the necessary permission, People’s Choice Credit Union accepts no responsibility for the accuracy or completeness of any such material. Although we have made every reasonable effort to ensure the information is free from error, People’s Choice Credit Union does not warrant the accuracy, adequacy or completeness of the information, or otherwise endorse it in any way. Except where contrary to law, People’s Choice Credit Union intends by this notice to exclude liability for the information in this report. The information in this report is subject to change without notice and People’s Choice Credit Union is under no obligation to update the information or correct any inaccuracy which may become apparent at a later date.

Questions about the construction, publication and use of this index should be directed to Public Affairs, Communications and Planning at [email protected].

Next South Australian release: October 2019



Fast Movers

Top 50 suburbs in the People’s Choice of Housing at April 2019

people’s choice of housing · 2019. 4. 12. · adelaide gpo (km) crimes reported in past...

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