Median house price
$1.19M
+39% change
SA · Tea Tree Gully Council
Highbury, 5089
Est. population · Jun 2025
7,498
Growth (1 yr)
+1.0%
Growth (5 yr)
+7.0%
Median age
41
Median income
$2,038/wk
Employment rate
63.6%
Median house price · Q1 2026
$1,185,000
Languages at home
16.6%non-English
Most common: Italian, Punjabi, Mandarin
2021 Census · usual residence
Desirability score
- Excellent transport
- High desirability
- Education hub
- Heritage area
Suburb profile
In Tea Tree Gully Council, Highbury is a settled mid-sized suburb with a familiar suburban feel and good links to the wider city. Residents are mostly families and working professionals, with plenty of young families in the mix. Everyday cafés are limited locally, with the wider metro area covering the bigger food and entertainment trips.
Green space punches above what many metro suburbs offer, with parks and playgrounds woven through the suburb. Getting around is straightforward, with buses tying neighbouring communities together. Property sits in a premium price band and is harder to enter for many buyers.
Crime reports are up on the previous period. Construction and infill projects are noticeably reshaping parts of the area.
The overall desirability read is around average, pulled by softer schools and education compared with similar metro suburbs, though community and employment, plus growth momentum remain brighter spots. Limited access to some essential local services also trimmed the result.
At a glance
Highbury snapshot
A quick read of housing, growth, livability, and risk
Median rent
$700/wk
Houses $725 · Units $435
Population (ERP)
7,498
+1.0% annual growth
Dwelling vacancy
3.8%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#34
among Metro Adelaide · Established
Safety
31st
percentile in state (higher = safer)
Pop. growth
74th
percentile in SA
Advantage (IRSAD)
9/10
national SEIFA decile
School ICSEA
70th
percentile among schools with ICSEA
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Desirability
Ranks & confidence
- Desirability score
- 52.7/100 — Average
- State standing
- Top 21% of South Australia's suburbs
- National rank
- 1832nd in Australia
- State rank
- 148th in SA
- Peer rank
- #34 among Metro Adelaide · Established suburbs
- Cohort rank
- #114 among Metro Adelaide suburbs
- Data confidence
- 96%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (01/01/26 to 31/03/26)
- $435
- Houses (01/01/26 to 31/03/26)
- $725
- All types (01/01/26 to 31/03/26)
- $700
- Rental bonds lodged (01/01/26 to 31/03/26)
- 15
- Median house price (Q1 2026)
- $1,185,000
- Median price change
- +39.4%
Median weekly rent from SA Housing Authority rental bond data. Figures can be unreliable where few bonds were lodged in the quarter.
Median house sale prices cover metropolitan Adelaide and selected fringe councils (19 LGAs, including Adelaide Hills and Gawler), not all of regional South Australia.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- SA rent report & metro median house sales — Government of South Australia · 1 January - 31 March 2026; 1Q 2026 · Updated · Quarterly; metro-fringe sales only
Population
Estimated resident population
7,498(June 2025)
+1.0% annual · +7.0% over 5 years · 74th percentile in SA
Growth figures & methodology
- Annual growth
- +1.0%
- 5-year growth
- +7.0%
- Change in 1 year
- +74
- Change in 5 years
- +491
- Growth rank in SA
- 74th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~7,750), extrapolated at +0.7% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 6,956
- Median age
- 41
- Median household income / week
- $2,038
- Dwelling vacancy
- 3.8%
- Unoccupied private dwellings
- 97 of 2,578
- Median monthly mortgage
- $1,733
- Employment rate
- 63.6%
- Dwelling mix (houses / semi / flats)
- 2,410 / 65 / 0
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences increased compared with the previous period.
Offence counts & rates
- Total offences (2024–25)
- 157
- Against the person
- 32
- Against property
- 125
- Rate per 1,000 residents
- 20.9
- Person-crime prevalence
- About 1 in 217 residents
- State safety percentile
- 30.8th (lower crime is better)
- Family & domestic abuse offences
- 25
- Increase (daily rate)
- +51.4%
Most common offence types
- Other Property Damage And Environmental22
- Other Theft18
- Serious Assault Not Resulting In Injury17
- Theft From Motor Vehicle26
- Theft From Shop25
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- SAPOL reported crime statistics — South Australia Police — OpenData · 2023-24 → 2024-25; 2024-25 · Updated · Financial-year releases
Family & Lifestyle
Schools & preschools
- Schools within 2 km
- 2
- Median school ICSEA (5 schools)
- 1,054
- Median ICSEA percentile
- 70th
School list
- Highbury Primary SchoolPrimary · Government · ICSEA 1054 · 70th percentile · LBOTE 22% · 499 students · Top SEA quarter 24% · 0.8 km awayView on My School →
- Torrens Valley Christian SchoolCombined · Independent · ICSEA 1085 · 80th percentile · LBOTE 32% · 565 students · Top SEA quarter 32% · 1.4 km awayView on My School →
- Athelstone SchoolPrimary · Government · ICSEA 1100 · 84th percentile · LBOTE 29% · 368 students · Top SEA quarter 40% · 1.6 km awayView on My School →
- Modbury South Primary SchoolPrimary · Government · ICSEA 1011 · 52th percentile · LBOTE 61% · 179 students · Top SEA quarter 17% · 1.8 km awayView on My School →
- Modbury Special SchoolSpecial · Government · ICSEA 997 · 45th percentile · LBOTE 37% · 166 students · Top SEA quarter 14% · 1.8 km awayView on My School →
- Dernancourt Kindergarten10 Vernons DrivePreschools
- Highbury Preschool46 Beckman AvenuePreschools
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- Government education sites register — Government of South Australia · current · Updated
- School ICSEA (ACARA) — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Childcare
1 childcare service from OpenStreetMap
- Dernancourt KindergartenVernons Drivekindergarten
Contributes to desirability score · Education (15%)
Childcare centre count
Data sources & freshness
- Childcare services (SA) — OpenStreetMap + SA Education · current · Updated
Public transport
28 public transport stops in this suburb
- Stop 40 Lower North East Rd - West side
- Stop 40B Josephine St - South side
- Stop 41 Lower North East Rd - East side
- Stop 43 Lower North East Rd - East side
- Stop 43 Lower North East Rd - West side
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Adelaide Metro GTFS stops — Department for Infrastructure and Transport (SA) · current · Updated
Amenities
53 nearby amenities within ~1.5 km
1 pubs · 5 playgrounds · 1 sports centres
Local character & venue list
Local character
- A car helps for daily errands
- Great for outdoor family life — 12 parks mapped in suburb, 5 playgrounds nearby
- Well connected by public transport — 28 public transport stops
- Walkability proxy
- 32/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0.14
- Parks per 1,000 residents
- 1.73
Food & drink(1)
- Highbury HotelPub
1017 Lower North East Road, Highbury
Community(2)
- Dernancourt KindergartenKindergarten
10 Vernons Drive, Highbury
- Highbury Primary SchoolSchool
Sport & outdoors(17)
- Amber ReservePark
- Beckman ReservePark
- Elliston ReservePark
- Park (6)
- Xavier ReservePark
- Beckman Avenue PlaygroundPlayground
- Beckman Reserve PlaygroundPlayground
- Playground (3)
- Turramurra Recreation CentreSports centre
1000 Lower North East Road, Highbury
- Sports field
Transport(23)
23 bus stops
Other(4)
- Dan Murphy'sAlcohol
1017 Lower North East Road, Highbury
- Bench
- Drinking water
- Parking (7)
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Green cover
- Parks & woodland (OSM)
- 13
- Parks (OSM)
- 12
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Modbury Hospital (2.7 km)
- Nearest hospital type
- Public Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & GP Plus clinics (SA) — SA Health · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 216
- Participants per 1,000 residents
- 28.8
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 29° / 14°
- Rainfall
- 67 mm · ~8 rainy days
Autumn (Mar–May)
- Usual max / min
- 23° / 10°
- Rainfall
- 97 mm · ~12 rainy days
Winter (Jun–Aug)
- Usual max / min
- 16° / 6°
- Rainfall
- 148 mm · ~18 rainy days
Spring (Sep–Nov)
- Usual max / min
- 22° / 9°
- Rainfall
- 119 mm · ~15 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from PlanSA register and EPA licensed activities.
2026· 84 proposals
August 2026
- Verandah5 CASEMATE ST HIGHBURY SA 5089Under Assessment
- Outbuilding (shed)1058 LOWER NORTH EAST RD HIGHBURY SA 5089Under Assessment
- Land Division - One into two allotments13 ANDREA ST HIGHBURY SA 5089Under Assessment
- Single Storey Detached Dwelling with retaining walls and fencing exceeding a combined height of 2.1m5 BARNS AV HIGHBURY SA 5089Under Assessment
- Two (2) x Single Storey Detached Dwellings, Retaining Walls, Fencing and Removal of two (2) x Regulated trees55 EDMUND RD HIGHBURY SA 5089Under Assessment
- Outbuilding (Shed)7 REIDS RD HIGHBURY SA 5089Under Assessment
July 2026
- Verandah and Outbuilding (Shed)8 GALLERY RD HIGHBURY SA 5089Decision Made
- Carport and verandah6A BRISTOL CR HIGHBURY SA 5089Under Assessment
- Tree Damaging Activity – Removal of one Regulated Cussonia spicata tree.3 DARYL PL HIGHBURY SA 5089Under Assessment
- Alterations to detached dwelling and garage and construction of two-storey detached dwelling with associated combined fence & retaining walls43 AMBER RD HIGHBURY SA 5089Under Assessment
- Land division - 1 into 2 allotments17 OBSERVATION DR HIGHBURY SA 5089Under Assessment
- Carport3 ANDREA ST HIGHBURY SA 5089Decision Made
- Outbuilding (domestic storage shed)17 MITCHELL AV HIGHBURY SA 5089Decision Made
- Verandah19 MACDONNELL ST HIGHBURY SA 5089Decision Made
- Storage Shed1200 LOWER NORTH EAST RD HIGHBURY SA 5089Decision Made
- Verandah16 WALKER PL HIGHBURY SA 5089Under Assessment
- Variation to condition 1 of development authorisation 24021033 to alter soft landscaping and remove/delete internal retaining wallsLOT 83 BARNS AV HIGHBURY SA 5089Under Assessment
- Single storey detached dwelling, retaining walls and fencing1169 -1171 LOWER NORTH EAST RD HIGHBURY SA 5089Under Assessment
- Single storey detached dwelling, retaining walls and fencing9 LINDSAY ST HIGHBURY SA 5089Under Assessment
- Outbuilding (Shed)49 AWOONGA RD HIGHBURY SA 5089Under Assessment
- Proposed additions to a dwelling including shed and verandah4 WOODLAND CT HIGHBURY SA 5089Under Assessment
- VerandahUNIT 6 22 VALLEY RD HIGHBURY SA 5089Under Assessment
June 2026
- Outbuilding45 AWOONGA RD HIGHBURY SA 5089Under Assessment
- Construction of a Deck21 DENE RD HIGHBURY SA 5089Under Assessment
- Dwelling alterations & additions and swimming pool with associated safety features36 EDMUND RD HIGHBURY SA 5089Under Assessment
- Land division - One into three allotments31 REIDS RD HIGHBURY SA 5089Decision Made
- 2 x Two storey detached dwellings, retaining walls and fencing17 OBSERVATION DR HIGHBURY SA 5089Under Assessment
- Verandah4 CLARENCE CT HIGHBURY SA 5089Decision Made
- Front fence & gate (retrospective)51 AWOONGA RD HIGHBURY SA 5089Under Assessment
- Alterations and additions to existing Detached dwelling21 ROGERS ST HIGHBURY SA 5089Under Assessment
- Land Division (1 into 2) and carport4 ELLISTON AV HIGHBURY SA 5089Under Assessment
- Spa pool and associated safety features8 CLARENCE CT HIGHBURY SA 5089Under Assessment
- Swimming pool, associated safety barrier and features, verandah and screen fence.25 THE PROMENADE HIGHBURY SA 5089Under Assessment
- Community Title land division (1 allotment into 5 allotments with common property) and construction of five (5) single storey group dwellings and combined fence & retaining walls958 LOWER NORTH EAST RD HIGHBURY SA 5089Under Assessment
- Dwelling alterations and additions with associated deck and verandah11 KINNAIRD CR HIGHBURY SA 5089Under Assessment
- Land division creating one additional allotment (1 into 2) and two single storey detached dwellings with associated fence and retaining wall exceeding a combined height of 2.1m34 BECKMAN AV HIGHBURY SA 5089Under Assessment
May 2026
- construct partially above ground swimming pool & install associated safety fence27 VALLEY VIEW DR HIGHBURY SA 5089Decision Made
- Single storey Detached dwelling, Retaining walls, Fencing, and Removal of a Regulated tree (Photinia serratifolia)24 ROSEWOOD RD HIGHBURY SA 5089Decision Made
- Dwelling alterations and additions15 MITCHELL AV HIGHBURY SA 5089Under Assessment
- Alterations and additions to existing Detached dwelling, and Verandah17 DECLIVITY ST HIGHBURY SA 5089Under Assessment
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- PlanSA development applications & EPA licences — Government of South Australia — PlanSA · 2026 · Updated
Heritage
6 heritage places
- Athelstone (Dinham's) Flour MillLot 404 Historic Drive HIGHBURYState heritage
- House1 Halls Road HIGHBURYLocal heritage
- House11 Radiata Road HIGHBURYLocal heritage
- House12 Rhus Road HIGHBURYLocal heritage
- Thatched ShedThe Promenade HIGHBURYLocal heritage
- Dwelling ('Athelstone House')Lot 300 Historic Drive HIGHBURYState heritage
Data sources & freshness
- SA Heritage Places database — Department for Environment and Water (SA) · current · Updated
Hazards
- Bushfire planning zone
- No overlay at centroid
Bushfire overlay checked at suburb centroid against all current SA Planning risk layers (high, medium, general, urban interface, regional, outback). Safer places from CFS designated locations.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Bushfire & hazard overlays (SA) — Government of South Australia · current · Updated
Politics & representation
- Federal electorate
- Sturt
- Member of Parliament
- Claire CLUTTERHAM (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 130,300
- Turnout (2025)
- 93.0%
- Swing since 2022 (2025)
- +7.1 pp toward Labor
Two-party preferred (2025)
Coalition 43.4%Labor 56.6%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 3.8 km away).
Coalition 39.9%Labor 60.1%
3.5 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: +11.7 pp toward Labor
Nearest polling places
- Highbury SouthLabor 60.6% · Coalition 39.4% TPP (2025)0.6 km away
- Highbury EastLabor 60.3% · Coalition 39.7% TPP (2025)0.7 km away
- Highbury WestLabor 54.6% · Coalition 45.4% TPP (2025)1.4 km away
- AthelstoneLabor 61.8% · Coalition 38.2% TPP (2025)1.7 km away
- DernancourtLabor 58.9% · Coalition 41.1% TPP (2025)3.3 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 9/10
- IRSD decile (2021)
- 9/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
Compare with
Similar suburbs to weigh up side by side — scores, safety, schools, and lifestyle.
More in Tea Tree Gully Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of South Australia.