Median house price
$943k
+22% change
SA · Tea Tree Gully Council
Holden Hill, 5088
Est. population · Jun 2025
3,817
Growth (1 yr)
+1.1%
Growth (5 yr)
+4.4%
Median age
37
Median income
$1,363/wk
Employment rate
57.9%
Median house price · Q1 2026
$942,750
Languages at home
37.7%non-English
Most common: Punjabi, Hindi, Gujarati
2021 Census · usual residence
Desirability score
- High desirability
- Excellent transport
- Education hub
- Café precinct
Suburb profile
In Tea Tree Gully Council, Holden Hill 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 family life visible on every street. Many residents were born overseas or speak a language other than English at home.
Parks and open space are a real strength relative to many metro suburbs, easy for walks, sport and weekend downtime. Reasonably walkable — many errands reachable on foot or by bus, and buses help with longer trips. Property sits in a premium price band and is harder to enter for many buyers.
Reported crime has been falling recently. Active development is adding new homes and refreshed pockets throughout the suburb.
Against similar metro suburbs, growth momentum stand out and the overall desirability rating is good, with community and employment less decisive.
At a glance
Holden Hill snapshot
A quick read of housing, growth, livability, and risk
Median rent
$635/wk
Houses $650 · Units $500
Population (ERP)
3,817
+1.1% annual growth
Dwelling vacancy
6.5%
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
#25
among Metro Adelaide · Growth area
Safety
73rd
percentile in state (higher = safer)
Pop. growth
77th
percentile in SA
Advantage (IRSAD)
3/10
national SEIFA decile
School ICSEA
63rd
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
- 55.4/100 — Good
- State standing
- Top 15% of South Australia's suburbs
- National rank
- 1519th in Australia
- State rank
- 100th in SA
- Peer rank
- #25 among Metro Adelaide · Growth area suburbs
- Cohort rank
- #75 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)
- $500
- Houses (01/01/26 to 31/03/26)
- $650
- All types (01/01/26 to 31/03/26)
- $635
- Rental bonds lodged (01/01/26 to 31/03/26)
- 35
- Median house price (Q1 2026)
- $942,750
- Median price change
- +22.4%
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
3,817(June 2025)
+1.1% annual · +4.4% over 5 years · 77th percentile in SA
Growth figures & methodology
- Annual growth
- +1.1%
- 5-year growth
- +4.4%
- Change in 1 year
- +43
- Change in 5 years
- +162
- Growth rank in SA
- 77th 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 (~4,000), extrapolated at +0.9% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 3,716
- Median age
- 37
- Median household income / week
- $1,363
- Dwelling vacancy
- 6.5%
- Unoccupied private dwellings
- 103 of 1,582
- Median monthly mortgage
- $1,500
- Employment rate
- 57.9%
- Dwelling mix (houses / semi / flats)
- 1,198 / 199 / 81
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 decreased compared with the previous period.
Offence counts & rates
- Total offences (2024–25)
- 244
- Against the person
- 56
- Against property
- 188
- Rate per 1,000 residents
- 63.9
- Person-crime prevalence
- About 1 in 66 residents
- State safety percentile
- 73.3th (lower crime is better)
- Family & domestic abuse offences
- 45
- Decrease (daily rate)
- -31.3%
Most common offence types
- Other Property Damage And Environmental31
- Other Theft62
- Serious Assault Not Resulting In Injury29
- Theft From Motor Vehicle19
- Theft From Shop19
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
- 1
- Median school ICSEA (5 schools)
- 1,037
- Median ICSEA percentile
- 63th
School list
- Kildare CollegeSecondary · Catholic · ICSEA 1051 · 69th percentile · LBOTE 16% · 768 students · Top SEA quarter 19% · 0.6 km awayView on My School →
- Wandana Primary SchoolPrimary · Government · ICSEA 962 · 30th percentile · LBOTE 55% · 181 students · Top SEA quarter 16% · 1.0 km awayView on My School →
- Dernancourt SchoolPrimary · Government · ICSEA 1046 · 67th percentile · LBOTE 43% · 326 students · Top SEA quarter 26% · 1.1 km awayView on My School →
- St Paul's CollegeCombined · Catholic · ICSEA 1037 · 63th percentile · LBOTE 50% · 1,191 students · Top SEA quarter 18% · 1.7 km awayView on My School →
- Avenues CollegeCombined · Government · ICSEA 929 · 18th percentile · LBOTE 51% · 493 students · Top SEA quarter 8% · 1.8 km awayView on My School →
- Holden Hill Kindergarten80 Valiant RoadPreschools
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
Public transport
29 public transport stops in this suburb
- Stop 31 North East Rd - South East side
- Stop 32 North East Rd - South East side
- Stop 36A Grand Junction Rd - South side
- Stop 37A Grand Junction Rd - South side
- Stop 38 Grand Junction Rd - South 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
150 nearby amenities within ~1.5 km
2 restaurants · 1 cafes · 1 supermarkets · 1 places of worship · 3 playgrounds · 1 dog parks · 1 sports centres · 3 petrol stations
Local character & venue list
Local character
- Reasonably walkable — many errands reachable on foot or by bus
- Great for outdoor family life — 5 parks mapped in suburb, 3 playgrounds nearby
- Well connected by public transport — 29 public transport stops
- Walkability proxy
- 61/100
- Cafés per 1,000 residents
- 0.27
- Food & drink per 1,000 residents
- 0.81
- Parks per 1,000 residents
- 1.35
Food & drink(3)
- Panini CafeCafe
38 Valiant Road, Holden Hill
- Chennai PalaceRestaurant
550 North East Road
- OrientaiRestaurant
Shopping(1)
- Wander Bros Indian SupermarketSupermarket
Community(1)
- Kildare CollegeSchool
96 Valiant Road
Sport & outdoors(11)
- Bentley Reserve Dog ParkDog park
Gentilly Street, Holden Hill
- Bentley ReservePark
- Park (3)
- Tarton Road ReservePark
- Playground (3)
- Vertical Reality ClimbingSports centre
Unit 12 560 North East Road
- Sports field
Transport(27)
27 bus stops
Other(20)
- Bench (2)
- BrewmakerBrewing Supplies
Unit 5 560 North East Road, Holden Hill
- Supercheap AutoCar Parts
578 North East Road
- GB Auto CareCar repair
24 Dundee Avenue
- Happywash Holden HillCar wash
742 - 746 North East Road, Holden Hill
- Drinking water
- Information
- SANE MakerspaceMakerspace
Unit 3 6 Armiger Court, Holden Hill
- Parking (85)
- PetbarnPet
Unit 1 578 North East Road
- Ampol Foodary Holden HillPetrol station
- OTR Holden Hill NorthPetrol station
742 - 746 North East Road, Holden Hill
- OTR Holden Hill South Cnr Tarton RoadPetrol station
656 North East Road, Holden Hill
- Photo Booth
- Adelaide Wedding ChapelPlace of worship
51 Valiant Road, Holden Hill
- Vending machine
- Waste Basket (3)
- Australian MuscleYes
- Goodlife health clubsYes
- Yes
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)
- 6
- Parks (OSM)
- 5
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
Places of worship
1 places of worship within ~1.5 km
- Adelaide Wedding Chapel
51 Valiant Road, Holden Hill
From OpenStreetMap within ~1.5 km of the suburb centre.
Data sources & freshness
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Windsor Gardens Day Surgery (2.4 km)
- Nearest hospital type
- Private Day Only Hospital
- Nearest hospital emergency
- No emergency department listed
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)
- 138
- Participants per 1,000 residents
- 36.2
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· 63 proposals
August 2026
- Land Division (1 into 2)13 KARINA CR HOLDEN HILL SA 5088Under Assessment
- Single storey detached dwelling with associated retaining walls and fence exceeding 2.1m combined heightLOT 522 VALIANT RD HOLDEN HILL SA 5088Under Assessment
- Single storey detached dwelling with double garage6 THE DRIVEWAY HOLDEN HILL SA 5088Under Assessment
- Construction of canopy over drivethru, new free standing signage, alterations to existing signage and internal fitout606 NORTH EAST RD HOLDEN HILL SA 5088Under Assessment
July 2026
- Land Division 1 allotment Into 2 allotments torrens title1 MCBEAN AV HOLDEN HILL SA 5088Under Assessment
- Replace tiled roof with pre-painted steel roofing (Unit 11 & Unit 12)UNIT 11 58 LYONS RD HOLDEN HILL SA 5088;UNIT 12 58 LYONS RD HOLDEN HILL SA 5088Under Assessment
- Two single storey detached dwellings, retaining walls and fencing1082 GRAND JUNCTION RD HOLDEN HILL SA 5088Under Assessment
- VerandahUNIT 9 58 LYONS RD HOLDEN HILL SA 5088Decision Made
- Verandah24A THE PARADE HOLDEN HILL SA 5088Decision Made
- Single storey detached dwelling (Lot 1)13 AURAMA ST HOLDEN HILL SA 5088Under Assessment
- Single storey detached dwelling (Lot 2)13 AURAMA ST HOLDEN HILL SA 5088Under Assessment
- Alteration to existing ancillary accommodation including addition of a bathroom5 KARINA CR HOLDEN HILL SA 5088Decision Made
- Single storey detached dwelling15A WECOMA ST HOLDEN HILL SA 5088Under Assessment
- Double storey Detached Dwelling, Retention of existing Carport onsite, Retaining wall and Fencing5 CHRYSLER DR HOLDEN HILL SA 5088Under Assessment
June 2026
- 2 x Warehouse22 PLEASANT GR HOLDEN HILL SA 5088Under Assessment
- VERANDAH18 WECOMA ST HOLDEN HILL SA 5088Decision Made
- Single storey detached dwellings with retaining wall and fencing exceeding a combined height of 2.1m1 THE PARKWAY HOLDEN HILL SA 5088Under Assessment
- Single storey detached dwelling (proposed lot 101)11 GRAHAM AV HOLDEN HILL SA 5088Under Assessment
- Single storey detached dwelling, retaining walls, fencing and a Significant tree removal (Brachychiton populneus) (Proposed Lot 102)11 GRAHAM AV HOLDEN HILL SA 5088Under Assessment
- Proposed café alfresco area with access doors to existing indoor café area, canopy addition, signage and pizza oven with counter30 LYONS RD HOLDEN HILL SA 5088Under Assessment
- Variation to DA 114156 (dwellings reconfigured, including addition of a carport to Dwelling 3)2 THE PARADE HOLDEN HILL SA 5088Under Assessment
- 2 x single storey detached dwellings, retaining walls and fencing13 KARINA CR HOLDEN HILL SA 5088Under Assessment
May 2026
- Land division - One into two allotments13 MERCEDES DR HOLDEN HILL SA 5088Decision Made
- Two-storey detached dwelling and combined fence & retaining walls43 THE DRIVEWAY HOLDEN HILL SA 5088Under Assessment
- Regulated Tree Removal (Gawler Hybrid Bottlebrush) - associated with complete demolition and clearance of subject land.13 AURAMA ST HOLDEN HILL SA 5088Decision Made
- Torrens Title land division (1 allotment into 2 allotments)10 ELLIOTT AV HOLDEN HILL SA 5088Decision Made
- Land Division creating 2 additional allotments (2 into 4 torrens title)33 SOUTHERN TCE HOLDEN HILL SA 5088;35 SOUTHERN TCE HOLDEN HILL SA 5088Decision Made
- Proposed change of use to an indoor recreational facility (martial arts training studio)UNIT 3 650 NORTH EAST RD HOLDEN HILL SA 5088Decision Made
- Single storey Detached dwelling, Retaining walls and Fencing (No.17)LOT 1 THE DRIVEWAY HOLDEN HILL SA 5088Decision Made
- Single storey detached dwelling54 GAELIC AV HOLDEN HILL SA 5088Decision Made
- Single storey detached dwelling54 GAELIC AV HOLDEN HILL SA 5088Decision Made
- Land Division (1 into 2)11 RILEY ST HOLDEN HILL SA 5088Decision Made
April 2026
- Variation to Development Application 22013926 (Alterations and Additions) to existing light industry13 VALIANT RD HOLDEN HILL SA 5088;2 -6 ARDTORNISH ST HOLDEN HILL SA 5088;21 -27 VALIANT RD HOLDEN HILL SA 5088Under Assessment
- Land Division (1 into 3), 3 x Single Storey Detached Dwellings, retaining walls and fencing70 VALIANT RD HOLDEN HILL SA 5088Under Assessment
- Single storey detached dwelling, with associated verandah, fence and retaining wall exceeding combined height of 2.1m6 MERCEDES DR HOLDEN HILL SA 5088Under Assessment
- Single storey Detached dwelling, Retaining walls and Fencing (Lot 1)42 THE PARADE HOLDEN HILL SA 5088Under Assessment
- Single storey Detached dwelling, Retaining walls and Fencing (Lot 2)42 THE PARADE HOLDEN HILL SA 5088Under Assessment
- Two (2) abutting single storey detached dwellings10 ELLIOTT AV HOLDEN HILL SA 5088Decision Made
- Land Division (1-in-2) Torrens Title5 LOWAN ST HOLDEN HILL SA 5088Decision Made
- verandah - unit 6UNIT 6 18 RIDDELL RD HOLDEN HILL SA 5088Decision Made
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
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 3.0 km away).
Coalition 36.5%Labor 63.5%
6.9 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: +10.0 pp toward Labor
Nearest polling places
- Holden HillLabor 64.0% · Coalition 36.0% TPP (2025)0.6 km away
- DernancourtLabor 58.9% · Coalition 41.1% TPP (2025)1.1 km away
- Gilles Plains (Sturt)Labor 69.0% · Coalition 31.0% TPP (2025)1.1 km away
- Windsor Gardens EastLabor 65.5% · Coalition 34.5% TPP (2025)1.8 km away
- Highbury WestLabor 54.6% · Coalition 45.4% TPP (2025)1.9 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)
- 3/10
- IRSD decile (2021)
- 3/10
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.