Suburb overview
Salisbury Downs is an outer-metropolitan suburb of Adelaide, Australia, with a population of approximately 6,296, making it a smaller community. Located approximately 18 km from the Adelaide CBD, Salisbury Downs is a outer metro area in South Australia. The median household income is $58,968 per year.
Location
Key indicators
Postcode
5108
Postcode for Salisbury Downs, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →
Population
6,296
Usual resident population at the most recent census.
Median weekly rent
$520/wk
Median weekly rent — as at Jan–Mar 2026, Consumer & Business Services (SA) (CC BY 4.0).
Distance to CBD
18 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
$845,000
Median house sale price — as at Q1 2026, Valuer-General (SA) (CC BY 4.0). Figure covers suburb (metro Adelaide).
Indicative gross yield
3.2%
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
$1,300/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
76% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why people like living in Salisbury Downs
- Middle-ring location about 18 km from Adelaide — balance of commute and affordability.
- Predominantly separate houses (76%) — suburban lifestyle with more land.
- Newer estates with modern homes and family-sized blocks.
Who Salisbury Downs suits
Pros and cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Mortgage costs are lower than the South Australia median, improving cash-flow margins.
- Affordable entry point compared with inner-city suburbs.
Cons
- Traffic can build during peak hours, especially on arterial roads.
- Prices may rise further as demand continues.
Investment insight
Salisbury Downs's population of 6,296 sits 70% above the South Australia suburb median of 3,699, giving it a wider tenant and buyer catchment than the average SA locality. Salisbury Downs's median household income of $58,968/year is 27% below the South Australia suburb median ($80,964) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Median rent of $520/week (as at Jan–Mar 2026, Consumer & Business Services (SA)) equates to roughly $2,253/month — about 173% of the $1,300/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. 18 km from Adelaide places Salisbury Downs in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs.
Investment tip
This suburb suits long-term investors due to steady population growth and affordable entry prices. Look for established streets close to schools and shops rather than raw new-estate land. At the 2021 Census, local rents consumed roughly 24% of household income — a dated but useful sanity check on tenant affordability.
Salisbury Downs vs South Australia median
How Salisbury Downs stacks up against the median of all South Australia suburbs in our dataset. Positive values mean Salisbury Downs sits above the state median; negative means below.
| Metric | Salisbury Downs | SA median | Δ vs state |
|---|---|---|---|
| Population | 6,296 | 3,699 | +70% |
| Median household income | $58,968/yr | $80,964/yr | -27% |
| Median rent (weekly, 2021 Census) | $273 | $320 | -15% |
| Median mortgage (monthly, 2021 Census) | $1,300 | $1,616 | -20% |
| Distance to CBD | 18 km | 13 km | +38% |
| Separate houses | 76% | 73% | +3pp |
Investor checklist
Pre-inspection briefing for Salisbury Downs — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 6,296 residents — 170% of the SA suburb median (3,699).
- Purchasing power: median household income $58,968/year (-27% vs South Australia suburb median of $80,964).
- Cash-flow coverage (2021 Census): $273/week rent (≈ $1,183/month) covered ~91% of the $1,300/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 18 km straight-line from Adelaide (state suburb median 13 km).
- Dwelling mix: 76% separate houses — house-dominant market (vs 73% state median).
- Rate stress-test: budget ~$130/month extra for a 1-percentage-point RBA rate rise on top of the $1,300/month median repayment.
- Tenant rent burden: 24% of the median household income is spent on rent — comfortably affordable.
Investment strategy
Limited buy-and-hold upside: household incomes 27% below the SA median ($58,968 vs $80,964) means liquidity is thin and capital growth tends to lag the wider South Australia market over full cycles.
Strong rental coverage at the 2021 Census: $273/week (~$1,183/month) covered 91% of the $1,300/month median mortgage, a shortfall of just $117/month. Both rents and repayments have moved since 2021 — verify current figures, though this suburb has historically leaned cash-flow-friendly.
With 76% houses in a 6,296-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Risk factors
- Interest-rate sensitivity: the $1,300/month median mortgage in Salisbury Downs means a 1-percentage-point RBA rate rise could add roughly $130/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Income vulnerability: household incomes in Salisbury Downs are 27% below the South Australia median ($58,968 vs $80,964), which tends to compress rent growth and increases exposure to local unemployment shocks.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Salisbury Downs regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Salisbury Downs 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 Salisbury Downs property
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Start your journey near Salisbury Downs →2026 outlook
Capital-growth expectations for Salisbury Downs are modest for 2026 — incomes 27% below the SA median of $80,964 suggest gains will lag headline metro markets. At the 2021 Census, rental coverage ran at ~91% of the typical mortgage ($1,183/month rent vs $1,300/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Salisbury Downs is cautious 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 Salisbury Downs a good suburb for investment?
Whether Salisbury Downs suits you depends on your strategy, but the fundamentals are concrete: a population of 6,296, a median household income of $58,968/year and median weekly rent of $273. 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 Salisbury Downs?
The main demand drivers in Salisbury Downs are proximity to Adelaide (18 km), a median household income of $58,968/year, a dwelling mix that is 76% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Salisbury Downs?
Salisbury Downs has a usual resident population of approximately 6,296, 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 Salisbury Downs from the Adelaide CBD?
Salisbury Downs sits 18 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 Salisbury Downs?
The median weekly rent in Salisbury Downs is $520 (as at Jan–Mar 2026, Consumer & Business Services (SA)), equating to approximately $27,040/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 Salisbury Downs?
The median monthly mortgage repayment in Salisbury Downs is $1,300, or approximately $15,600/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 Salisbury Downs cash-flow positive for investors?
A median weekly rent of $273 works out to $1,183/month, covering 91% of the median mortgage repayment of $1,300/month. That leaves a $117/month shortfall (around $1,404/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 Salisbury Downs?
The main risks are interest-rate sensitivity on the $1,300 median mortgage, below-median household incomes ($58,968 vs $80,964 state median), 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 Salisbury Downs 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.