Suburb overview
Highbury is a well-established middle-ring suburb of Adelaide, Australia, with a population of approximately 6,956, making it a smaller community. Located approximately 13 km from the Adelaide CBD, Highbury is a middle ring area in South Australia. The median household income is $105,976 per year.
Location
Key indicators
Postcode
5089
Postcode for Highbury, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
6,956
Usual resident population at the most recent census.
Median weekly rent
$700/wk
Median weekly rent — as at Jan–Mar 2026, Consumer & Business Services (SA) (CC BY 4.0).
Distance to CBD
13 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Sale prices & yield
Median house price
$1,185,000
Median house sale price — as at Q1 2026, Valuer-General (SA) (CC BY 4.0). Figure covers suburb (metro Adelaide).
Indicative gross yield
3.1%
Estimated as current median rent × 52 ÷ current median house price. A guide only — not a guaranteed return; excludes costs, vacancy and buying expenses.
Housing
Median monthly mortgage
$1,733/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
93% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why people like living in Highbury
- Well-connected to Adelaide at ~13 km from the CBD.
- Predominantly separate houses (93%) — suburban lifestyle with more land.
- Established streets, local shops, and schools within the neighbourhood.
Who Highbury suits
Pros and cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Established middle-ring position between the CBD and the urban fringe.
- Established infrastructure and existing community base.
Cons
- Traffic can build during peak hours, especially on arterial roads.
- Prices may rise further as demand continues.
Investment insight
Highbury's population of 6,956 sits 88% above the South Australia suburb median of 3,699, giving it a wider tenant and buyer catchment than the average SA locality. Median household income of $105,976/year runs 31% above the South Australia suburb median of $80,964, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median rent of $700/week (as at Jan–Mar 2026, Consumer & Business Services (SA)) equates to roughly $3,033/month — about 175% of the $1,733/month median mortgage repayment recorded at the 2021 Census. On those figures rental income covers most or all of the recorded repayment, but repayments on new loans have risen with interest rates since 2021, so re-run the coverage at today's rates before treating this as a cash-flow suburb. 13 km from Adelaide places Highbury in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Separate houses make up 93% of dwellings — 20 percentage points above the South Australia median of 73% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
Investment tip
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. At the 2021 Census, local rents consumed roughly 18% of household income — a dated but useful sanity check on tenant affordability.
Highbury vs South Australia median
How Highbury stacks up against the median of all South Australia suburbs in our dataset. Positive values mean Highbury sits above the state median; negative means below.
| Metric | Highbury | SA median | Δ vs state |
|---|---|---|---|
| Population | 6,956 | 3,699 | +88% |
| Median household income | $105,976/yr | $80,964/yr | +31% |
| Median rent (weekly, 2021 Census) | $369 | $320 | +15% |
| Median mortgage (monthly, 2021 Census) | $1,733 | $1,616 | +7% |
| Distance to CBD | 13 km | 13 km | 0% |
| Separate houses | 93% | 73% | +20pp |
Investor checklist
Pre-inspection briefing for Highbury — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 6,956 residents — 188% of the SA suburb median (3,699).
- Purchasing power: median household income $105,976/year (+31% vs South Australia suburb median of $80,964).
- Cash-flow coverage (2021 Census): $369/week rent (≈ $1,599/month) covered ~92% of the $1,733/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 13 km straight-line from Adelaide (state suburb median 13 km).
- Dwelling mix: 93% separate houses — house-dominant market (vs 73% state median).
- Rate stress-test: budget ~$173/month extra for a 1-percentage-point RBA rate rise on top of the $1,733/month median repayment.
- Tenant rent burden: 18% of the median household income is spent on rent — comfortably affordable.
Investment strategy
Strong buy-and-hold fundamentals: household incomes run 31% above the South Australia suburb median ($105,976 vs $80,964), and the 13 km CBD distance keeps this suburb in the primary demand zone. In South Australia, suburbs with this profile have historically clustered in the upper tercile of 10-year capital growth.
Strong rental coverage at the 2021 Census: $369/week (~$1,599/month) covered 92% of the $1,733/month median mortgage, a shortfall of just $134/month. Both rents and repayments have moved since 2021 — verify current figures, though this suburb has historically leaned cash-flow-friendly.
A dwelling mix skewed to houses (93% vs 73% SA median) combined with a population of 6,956 creates a deeper market for value-add renovations — older stock, separate titles and stronger buyer competition are the usual pattern here.
Risk factors
- Interest-rate sensitivity: the $1,733/month median mortgage in Highbury means a 1-percentage-point RBA rate rise could add roughly $173/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Premium-pricing risk: incomes 31% above the South Australia median ($105,976 vs $80,964) correlate with elevated purchase prices and compressed gross yields — enter only with a clear capital-growth thesis and a comfortable deposit.
- House-dominant stock: 93% of dwellings are separate houses, so value is concentrated in land — weather events, insurance repricing and land-tax changes hit investors here more directly than in a unit-heavy suburb.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Highbury regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Highbury with a 10–15% price pullback scenario before committing capital — returns to date are not a guarantee of future performance.
Run the numbers on a Highbury property
Walk the journey to a place like Highbury
Seven guided stops — government schemes compared for your exact numbers, a real budget, suburb shortlisting and every contract deadline tracked. Free, no signup to start.
Start your journey near Highbury →2026 outlook
Highbury enters 2026 with a demographic tailwind — household incomes 31% above the South Australia suburb median of $80,964 and a population of 6,956 give it the depth and purchasing power to outperform the wider SA market over the next 12–18 months. At the 2021 Census, rental coverage ran at ~92% of the typical mortgage ($1,599/month rent vs $1,733/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Highbury is constructive heading into the second half of 2026, based on its income, rent and mortgage profile relative to the South Australia median.
Frequently asked questions
Is Highbury a good suburb for investment?
Whether Highbury suits you depends on your strategy, but the fundamentals are concrete: a population of 6,956, a median household income of $105,976/year and median weekly rent of $369. Weigh those against your goal — cash flow, capital growth, or a value-add renovation — each of which we break down with suburb-specific ABS numbers elsewhere on this page.
What drives property demand in Highbury?
The main demand drivers in Highbury are proximity to Adelaide (13 km), an above-state-median household income of $105,976/year, a dwelling mix that is 93% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Highbury?
Highbury has a usual resident population of approximately 6,956, compared with a South Australia suburb median of 3,699 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
How far is Highbury from the Adelaide CBD?
Highbury sits 13 km straight-line from the Adelaide CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
What is the median rent in Highbury?
The median weekly rent in Highbury is $700 (as at Jan–Mar 2026, Consumer & Business Services (SA)), equating to approximately $36,400/year in gross rental income. Confirm against current listings on realestate.com.au and Domain before making an offer.
What is the typical mortgage repayment in Highbury?
The median monthly mortgage repayment in Highbury is $1,733, or approximately $20,796/year (vs $1,616/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
Is Highbury cash-flow positive for investors?
A median weekly rent of $369 works out to $1,599/month, covering 92% of the median mortgage repayment of $1,733/month. That leaves a $134/month shortfall (around $1,608/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
What are the main risks of investing in Highbury?
The main risks are interest-rate sensitivity on the $1,733 median mortgage, the broader South Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
How we built this Highbury profile
The population figure on this page comes from the ABS 2021 Census. The postcode comes from a community postcode dataset cross-checked against Australia Post. The dwelling mix is from the ABS 2021 Census. The median household income is the ABS 2021 Census median weekly household income, annualised. Distance to the CBD is calculated from the suburb's ABS centroid. The Census median rent and mortgage figures are 2021 figures and are labelled as such wherever they appear — they are five years old and have moved substantially since. The current median weekly rent in Key indicators is a genuine recent figure from Consumer & Business Services (SA) (Jan–Mar 2026), published under a Creative Commons licence and dated on the page. The median sale price shown comes from Valuer-General (SA) (Q1 2026), published under a Creative Commons licence and dated on the page. We do not publish an investment score or school/park counts for this suburb. See our methodology and data sources for exactly what's measured and what's estimated.