Salisbury East SA Property Investment

THE MARKET

Salisbury East has compounded at 9.5%/yr over 5 years — a house that cost $452,282 in 2021 is worth $712,000 today. Properties are sitting on market for 32 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,120,858 by 2031.

- **Median house:** $712,000 | **Units:** $270,875 - **Gross yield:** 4.2% | **Net yield:** 2.7% - **5yr price CAGR:** 9.5%/yr | **3yr forecast:** 10.7%/yr - **Population:** 35,542 | **Owner-occupier rate:** 37% | **Affluence:** Below Average

- **Supply pipeline:** Moderate — Strong population growth likely attracting new development approvals

RENTAL SNAPSHOT

- **Vacancy:** 2.5% (stable) | **Rental demand:** Moderate - **Median weekly rent:** $580/wk | **Days on market:** 32 (stable) - Balanced market — vacancy manageable but monitor trend.

SHORT-TERM RENTAL

- **Median nightly rate:** $155/night | **Occupancy:** 64% - **Estimated annual STR gross:** ~$36,208/yr - **vs long-term rent:** $30,160/yr (+20% STR premium — factor in higher management costs)

INFRASTRUCTURE & CATALYSTS

- No major confirmed infrastructure projects on record. - **Transport:** Standard suburban transport access

BULL CASE

If Salisbury East maintains 3%+ annual growth and vacancy stays below 1.8%, median prices could reach $818,800 within 3 years with yields compressing slightly as capital values rise.

BEAR CASE

A market correction or interest rate shock could see prices in Salisbury East pull back 10-15% from $712,000, with vacancy rising to 4.5% and rental yields softening as tenants gain leverage.

KEY RISKS

- No significant risk factors identified for this suburb

COMPARABLE MARKETS

- **Albert Park** (SA): $880,000 median, 3.7% yield, 13.5% 1yr growth - **Aldinga Beach** (SA): $790,000 median, 4.0% yield, 8.2% 1yr growth - **Andrews Farm** (SA): $660,000 median, 4.5% yield, 14.5% 1yr growth

THE PLAY

Salisbury East presents a compelling investment opportunity. The combination of solid fundamentals and moderate rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 4.2% and prioritise properties with value-add potential. Consider timing entry around the current growth phase of the market cycle.

- Entry range: $640,800 – $783,200 - Minimum gross yield to target: 4.5% - Watch signal: vacancy dropping below 2% and days on market holding under 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.