Property market overview for this South Australian suburb.
This market is the suburb as the publisher names and groups it in its own release. The boundary is the publisher’s naming, not a boundary APRIQ drew and not an ABS or postal polygon.
Population grew +0.7% over the year to 30 June 2025, against +1.5% for Australia over the same period.
Net overseas migration was the largest component of that change.
Dwelling approvals were +41.4% against the twelve months before. Approvals are permission to build, not completed dwellings.
Completions in the March quarter 2026 were equivalent to 84% of commencements, for South Australia. These figures compare pipeline flows and do not track individual approved dwellings through construction.
Achieved rents moved +8.3% over the year, against +5.7% for the middle suburb in South Australia.
These signals are shown separately so you can see what is driving the market. Explore them under Demand & supply below.
At $650 a week, Valley View is higher than 79% of the 224 SA suburbs we hold.
Rents there are up 8.3% over the past year, faster than South Australia as a whole (up 3.7%).
Based on 50 new leases. Enough to be meaningful, but a single unusual quarter will move it.
The most common new lease there was a three-bedroom house, at $648 a week across 35 of them.
Houses there rent for $650 and units for $445, so the figure above sits between two different markets.
In June quarter 2026, the median weekly rent rose 2.8% on the quarter before, from $633 to $650. Across the 72 quarterly changes held here, 36 were larger.
Six signals show how demand, supply and rents are moving. Open Data & method on any signal for the figures, rule and source behind it.
The Australian Bureau of Statistics does not publish population for suburbs. What is shown is the figure for Valley View - Gilles Plains, the statistical area containing Valley View — it describes that wider area, not this suburb.
Weak
How fast the population is growing, against the national rate.
| Population growth, Valley View - Gilles Plains | +0.7% | the year to 30 June 2025 |
|---|---|---|
| Population growth, Australia | +1.5% | the year to 30 June 2025 |
Strong when growth is at least half a percentage point above the national rate, weak when at least half a point below, moderate in between. Population is one ABS instrument measured the same way everywhere, so a market compares to Australia.
Net overseas migration
Which component moved the population most over the latest year the ABS splits it.
| Natural increase, Valley View - Gilles Plains | +49 | the year to 30 June 2025 |
|---|---|---|
| Net internal migration, Valley View - Gilles Plains | −101 | the year to 30 June 2025 |
| Net overseas migration, Valley View - Gilles Plains | +128 | the year to 30 June 2025 |
The largest of natural increase, net internal migration and net overseas migration by absolute size, so a large outflow is named rather than hidden inside a net total. This states which component was largest. It says nothing about why anyone moved.
Expanding
Whether dwelling approvals are running above or below the year before.
| Dwellings approved, Valley View - Gilles Plains | 99 | June quarter 2026 |
|---|---|---|
| The twelve months before, Valley View - Gilles Plains | 70 | a year earlier |
| Change on the year before, Valley View - Gilles Plains | +41.4% | June quarter 2026 |
Expanding above +10%, contracting below −10%, stable in between, comparing twelve months of approvals against the twelve before them. An approval is permission to build, not a dwelling. Where a market is smaller than the areas the Australian Bureau of Statistics counts approvals for, this is a blend of those areas' own changes, weighted by how much of each the market covers — not a count of approvals here.
Moderate
How much housing is being finished, against how much is being started.
| Dwellings completed, South Australia | 3,102 | March quarter 2026 |
|---|---|---|
| Dwellings started, South Australia | 3,686 | March quarter 2026 |
| Completions as a share of commencements | 84% | March quarter 2026 |
Strong at or above 95% of commencements, weak below 80%, moderate in between — completions in the quarter compared with commencements in the same quarter, both stated beside this rule. These figures compare pipeline flows and do not track individual approved dwellings through construction.
High
How fast achieved rents are rising, against the rest of the state.
| Rent change over a year, Valley View | +8.3% | June quarter 2026 |
|---|---|---|
| Rent change over a year, the middle suburb in South Australia | +5.7% | June quarter 2026 |
High when rents rose at least one percentage point faster than the state, low when at least a point slower, moderate in between. Compared against the state rather than the nation because each bond authority defines its own series: changes compare, levels do not.
Limited
How much of this market's picture was measured at this market's own geography.
| Demand evidence | measured for a larger area containing this market | how it was made |
|---|---|---|
| Components present | 5 of 5 | on this page |
Broad where the demand evidence was published for this geography and most components are present; partial where it was derived through an official ABS correspondence; limited where it describes a larger area containing this market, or where components are missing. This says nothing about how many observations sit behind any single figure — that is Sample strength, a separate reading.
Observed sales: settlements recorded by the state, not asking prices and not a valuation model. The median describes the sales that settled in the quarter — an observed sample, which is why every figure here carries its count where the publisher released one.
In June quarter 2026, the median sale price rose 4.3% on the quarter before, to $960,000.
Over the year to June quarter 2026, it moved up 19.6%.
These are house sales: South Australia’s openly licensed series reports metropolitan houses, so units and flats are not in this figure.
The publisher releases the median alone for this series — no quartiles — so the spread of sale prices within the market is not shown.
Sales demand not measured. The settlement counts above say how many sales the publisher recorded, not how many buyers were competing for them, and APRIQ has no validated method that could turn one into the other — so no sales-demand reading is offered rather than an invented one. The demand evidence APRIQ does hold is population-based, under Demand.
Median observed sale price of houses, each quarter the publisher reported one. A missing quarter is a gap — usually too few settlements to publish — never a zero.
| Quarter | Median sale price | Change on the quarter before | Sales |
|---|---|---|---|
| June quarter 2026 | $960,000 | Up 4.3% | 41 |
| March quarter 2026 | $920,000 | Up 2.2% | 30 |
| December quarter 2025 | $900,000 | Up 9.2% | 33 |
| September quarter 2025 | $824,000 | Up 2.7% | 32 |
| June quarter 2025 | $802,500 | Down 0.1% | 39 |
| March quarter 2025 | $803,000 | Up 4.1% | 26 |
| December quarter 2024 | $771,500 | Up 0.7% | 23 |
| September quarter 2024 | $766,000 | Up 4.5% | 33 |
| June quarter 2024 | $733,000 | Up 4.3% | 27 |
| March quarter 2024 | $703,000 | Down 2.9% | 26 |
| December quarter 2023 | $723,750 | Up 9.2% | 22 |
| September quarter 2023 | $662,500 | Up 3.9% | 28 |
| June quarter 2023 | $637,500 | Up 7.1% | 32 |
| March quarter 2023 | $595,000 | Down 4.0% | 26 |
| December quarter 2022 | $619,500 | Down 0.5% | 25 |
| September quarter 2022 | $622,500 | Up 1.9% | 34 |
| June quarter 2022 | $611,000 | Down 0.7% | 26 |
| March quarter 2022 | $615,000 | Up 14.4% | 30 |
| December quarter 2021 | $537,625 | Up 4.2% | 28 |
| September quarter 2021 | $516,000 | Up 3.2% | 29 |
| June quarter 2021 | $500,000 | Up 14.9% | 32 |
| March quarter 2021 | $435,000 | Up 6.7% | 23 |
| December quarter 2020 | $407,500 | Up 0.4% | 24 |
| September quarter 2020 | $406,000 | Down 2.2% | 32 |
| June quarter 2020 | $415,250 | Up 6.9% | 18 |
| March quarter 2020 | $388,500 | Down 12.2% | 27 |
| December quarter 2019 | $442,250 | Up 17.9% | 25 |
| September quarter 2019 | $375,000 | Down 8.1% | 23 |
| June quarter 2019 | $408,250 | Up 7.9% | 35 |
| March quarter 2019 | $378,499 | Down 15.0% | 23 |
| December quarter 2018 | $445,500 | Up 11.1% | 25 |
| September quarter 2018 | $401,150 | No change | 23 |
| June quarter 2018 | $401,011 | Up 0.3% | 28 |
| March quarter 2018 | $400,000 | Down 2.4% | 29 |
| December quarter 2017 | $410,000 | Up 5.1% | 27 |
| September quarter 2017 | $390,000 | Up 0.5% | 24 |
| June quarter 2017 | $388,000 | Down 4.2% | 32 |
| March quarter 2017 | $405,000 | Up 2.0% | 21 |
| December quarter 2016 | $397,000 | Up 3.8% | 23 |
| September quarter 2016 | $382,500 | Down 5.6% | 23 |
| June quarter 2016 | $405,100 | Up 4.9% | 25 |
| March quarter 2016 | $386,000 | Up 0.8% | 16 |
| December quarter 2015 | $383,000 | Up 3.5% | 24 |
| September quarter 2015 | $370,000 | Up 5.7% | 20 |
| June quarter 2015 | $350,000 | Down 0.8% | 25 |
| March quarter 2015 | $353,000 | Up 2.6% | 20 |
| December quarter 2014 | $344,000 | Down 0.9% | 37 |
| September quarter 2014 | $347,000 | Down 0.3% | 16 |
| June quarter 2014 | $348,000 | Up 2.4% | 24 |
| March quarter 2014 | $340,000 | — | 26 |
Sale prices are the South Australian metropolitan median house sales series (Department for Housing and Urban Development), used under Creative Commons Attribution 4.0. © Government of South Australia (Department for Housing and Urban Development). Sales are published on a slower clock than rents, so the newest sale quarter usually sits behind the newest rent quarter — the two are never blended, and the yield under Rents & Yield names both periods. Method, sources and licences.
Rising faster than the middle of South Australia
How rents here moved over a year, against the typical suburb in South Australia.
| Rent change over a year here | +8.3% | June quarter 2026 against a year earlier |
|---|---|---|
| The middle suburb in South Australia | +5.7% | June quarter 2026 against a year earlier |
| Difference | +2.6 percentage points | June quarter 2026 against a year earlier |
| Markets in the comparison | 224 | June quarter 2026 against a year earlier |
The difference between this market’s one-year rent change and the middle change across every suburb the same publisher reports, in percentage points: 3 or more above is well above, 1 above is above, within 1 either way is in line. Changes are compared within one state because each bond authority defines its own series — movement may be compared between them, the rent itself may not.
Quarterly achieved-rent history across the full published series for this market.
| Median weekly rent | $650 | publisher’s figure · June quarter 2026 |
|---|---|---|
| Gross rental yield | 3.52% | calculated from this rent (June quarter 2026) and the sale median under Prices & Sales (June quarter 2026) |
Quarter-by-quarter rent history for the full published series.
| Quarter | Median weekly rent | Change on the quarter before |
|---|---|---|
| June quarter 2026 | $650 | Up 2.8% |
| March quarter 2026 | $633 | Up 5.4% |
| December quarter 2025 | $600 | Down 3.2% |
| September quarter 2025 | $620 | Up 3.3% |
| June quarter 2025 | $600 | Up 5.3% |
| March quarter 2025 | $570 | Up 1.8% |
| December quarter 2024 | $560 | Down 6.7% |
| September quarter 2024 | $600 | Up 3.4% |
| June quarter 2024 | $580 | Up 2.7% |
| March quarter 2024 | $565 | Up 2.7% |
| December quarter 2023 | $550 | Down 1.8% |
| September quarter 2023 | $560 | Up 8.7% |
| June quarter 2023 | $515 | Up 6.7% |
| March quarter 2023 | $483 | Down 1.5% |
| December quarter 2022 | $490 | Down 1.0% |
| September quarter 2022 | $495 | Up 6.5% |
| June quarter 2022 | $465 | Up 5.7% |
| March quarter 2022 | $440 | Up 10.0% |
| December quarter 2021 | $400 | No change |
| September quarter 2021 | $400 | Up 2.6% |
| June quarter 2021 | $390 | Up 5.4% |
| March quarter 2021 | $370 | Up 2.8% |
| December quarter 2020 | $360 | No change |
| September quarter 2020 | $360 | Up 9.9% |
| June quarter 2020 | $328 | Down 9.0% |
| March quarter 2020 | $360 | Down 0.7% |
| December quarter 2019 | $363 | Down 0.7% |
| September quarter 2019 | $365 | Up 5.8% |
| June quarter 2019 | $345 | No change |
| March quarter 2019 | $345 | No change |
| December quarter 2018 | $345 | Up 3.0% |
| September quarter 2018 | $335 | Up 1.5% |
| June quarter 2018 | $330 | Up 0.8% |
| March quarter 2018 | $328 | Down 0.8% |
| December quarter 2017 | $330 | Up 1.5% |
| September quarter 2017 | $325 | Down 5.8% |
| June quarter 2017 | $345 | Up 7.8% |
| March quarter 2017 | $320 | Up 3.2% |
| December quarter 2016 | $310 | Down 3.1% |
| September quarter 2016 | $320 | No change |
| June quarter 2016 | $320 | No change |
| March quarter 2016 | $320 | Up 6.7% |
| December quarter 2015 | $300 | Down 3.2% |
| September quarter 2015 | $310 | Down 0.8% |
| June quarter 2015 | $313 | Down 2.3% |
| March quarter 2015 | $320 | Up 4.9% |
| December quarter 2014 | $305 | Down 1.6% |
| September quarter 2014 | $310 | Up 3.3% |
| June quarter 2014 | $300 | Up 3.4% |
| March quarter 2014 | $290 | Down 3.3% |
| December quarter 2013 | $300 | Down 4.8% |
| September quarter 2013 | $315 | Up 5.0% |
| June quarter 2013 | $300 | No change |
| March quarter 2013 | $300 | Up 1.7% |
| December quarter 2012 | $295 | Down 1.7% |
| September quarter 2012 | $300 | Down 3.2% |
| June quarter 2012 | $310 | Up 3.3% |
| March quarter 2012 | $300 | Up 2.6% |
| December quarter 2011 | $293 | Down 2.5% |
| September quarter 2011 | $300 | No change |
| June quarter 2011 | $300 | Up 1.7% |
| March quarter 2011 | $295 | Down 1.7% |
| December quarter 2010 | $300 | Up 3.4% |
| September quarter 2010 | $290 | Down 1.7% |
| June quarter 2010 | $295 | Down 1.7% |
| March quarter 2010 | $300 | Up 11.1% |
| December quarter 2009 | $270 | No change |
| September quarter 2009 | $270 | Down 1.8% |
| June quarter 2009 | $275 | Up 10.0% |
| March quarter 2009 | $250 | Down 7.4% |
| December quarter 2008 | $270 | Up 1.9% |
| September quarter 2008 | $265 | Up 3.9% |
| June quarter 2008 | $255 | — |
The figure above blends every dwelling type the publisher reports. These are the same quarter, split the way South Australia splits it.
| Dwelling type | Median weekly rent | Rent change — 1 year | New leases |
|---|---|---|---|
| Houses | $650 | Up 8.3% | 45 |
| Units and flats | $445 | Up 11.3% | — |
| All dwellings | $650 | Up 8.3% | 50 |
Only New South Wales publishes rent quartiles, so the spread of rents within this market is not shown.
The suburbs immediately above and below Valley View when ranked by the same figure for the same period — nearby in the state ranking, not necessarily nearby on a map.
| Suburb | Median rent | Rent change — 1 year |
|---|---|---|
| Seacombe Gardens | $650 | No change |
| St Agnes | $650 | Up 4.8% |
| Tranmere | $650 | Down 10.0% |
| Valley View | $650 | Up 8.3% |
| Greenacres | $655 | Up 2.7% |
| Clearview | $660 | Up 20.0% |
| North Adelaide | $660 | Up 20.0% |
Or put them in columns: Compare with similarly ranked markets.
Latest achieved rents by dwelling type and bedroom count. Blank cells indicate no published figure for that combination.
| Size | Houses | Units and flats |
|---|---|---|
| 1 bedroom | $390count withheld | $430count withheld |
| 2 bedrooms | Not published | $460count withheld |
| 3 bedrooms | $64835 new leases | Not published |
| 4 bedrooms | $70010 new leases | Not published |
Population data on suburb pages uses the ABS statistical area containing the suburb. The market card names that wider area; open Data & method for the geography and source.
Growing more slowly than Australia
How fast the population is changing in Valley View - Gilles Plains, the wider area this market sits inside, against how fast Australia is changing.
The Australian Bureau of Statistics does not publish population for suburbs. What is shown is the rate for Valley View - Gilles Plains, the statistical area containing Valley View — it describes that wider area, not this suburb.
| Annual population growth, Valley View - Gilles Plains | +0.7% | the year to 30 June 2025 |
|---|---|---|
| Australia, the same year | +1.5% | the year to 30 June 2025 |
| Difference | −0.8 percentage points | the year to 30 June 2025 |
| Growth a year over five years | +0.8% | the five years to 30 June 2025 |
The difference between this market’s annual population growth and Australia’s, in percentage points: 1.5 or more above is well above the national rate, 0.5 above is above it, within 0.5 either way is in line with it, and a fall is named as a fall. Both figures are ABS estimated resident population at 30 June, the same instrument measured the same way, so they may be compared directly.
Counted for Valley View on Census night, 10 August 2021. A Census count is a stock on one night, not a series: it cannot show a trend, and five years on it describes 2021, not today. It is here because how many households there are and how many people share a dwelling are the denominators every demand question eventually needs.
| Households — occupied private dwellings | 2,397 | one count: an occupied private dwelling on Census night is the ABS definition of a household |
|---|---|---|
| Average household size | 2.6 people | per occupied private dwelling, across 2,397 of them |
Source: Australian Bureau of Statistics, Census of Population and Housing 2021, General Community Profile (tables G02, G35, G36), used under CC BY 4.0. © Commonwealth of Australia (Australian Bureau of Statistics).
Approvals data on suburb pages uses the ABS statistical area containing the suburb. The market card names that wider area; open Data & method for the geography and source.
Approving about the national rate
How many dwellings Valley View - Gilles Plains — the wider area this market sits inside — approved over twelve months for every thousand residents, against the national rate. Approvals are permission to build, not completed dwellings.
The Australian Bureau of Statistics does not publish dwelling approvals for suburbs. What is shown is the rate for Valley View - Gilles Plains, the statistical area containing Valley View — it describes that wider area, not this suburb.
| Approved dwellings per 1,000 residents, Valley View - Gilles Plains | 9.0 | the twelve months to June 2026 |
|---|---|---|
| Australia, the same twelve months | 7.4 | the twelve months to June 2026 |
| Change on the twelve months before | +41.4% | the twelve months to June 2026 against the twelve months to June 2025 |
| People added per dwelling approved | 1.1 | the year to 30 June 2025 |
This market’s approved dwellings per thousand residents divided by Australia’s: twice the national rate or more is well above it, a quarter above is above it, within a fifth either way is in line, and below four fifths is below. Both are ABS building approvals over the same twelve months. An approval is permission to build — some of it lapses, and the rest completes months or years later — so this describes a pipeline and never housing that exists.
Counted for Valley View on Census night, 10 August 2021. The stock every approval above eventually adds to, as it stood on one night in 2021. The occupied count is the households figure under Demand — the ABS definition makes them one count, so it is printed once rather than twice. The occupied and unoccupied counts are separately rounded by the ABS and do not exactly sum to the total, so no missing figure is derived here.
| Private dwellings | 2,533 | all private dwellings on Census night |
|---|---|---|
| Unoccupied on Census night | 132 | holiday homes and empty dwellings included; not a rental vacancy rate |
Source: Australian Bureau of Statistics, Census of Population and Housing 2021, General Community Profile (tables G02, G35, G36), used under CC BY 4.0. © Commonwealth of Australia (Australian Bureau of Statistics).
No APRIQ forward rent forecast is published for Valley View yet. The forecasting model remains in historical backtesting.
The method’s public record so far, across every market at once and clearly a backtest, not a prediction: at 1 quarter ahead, 83.8% of 10,476 graded backtests landed inside their ranges, at a median width of ±7.9%.
See the full historical record on the forecast scorecard. Backtest results describe historical model performance, not a prediction for this market.
Check sample size, data period, geography, source and calculation rules for this market.
Moderate
How many observations sit behind the current figure on this page.
| New leases behind the current figure | 50 | June quarter 2026 |
|---|---|---|
| Quarters of history | 73 | to June quarter 2026 |
| How current | The latest quarter published anywhere | June quarter 2026 |
| Origin | As the publisher published it | June quarter 2026 |
| Knowability | Dated by the publisher’s own release timing | June quarter 2026 |
Strong needs 200 or more new leases behind the current figure; moderate needs 50. Fewer than that reads as thin: one unusual property can move the figure. A withheld count cannot earn better than thin, because a suppressed number is unknown rather than small. How current the figure is, is a separate fact stated as dates beside this reading, never folded into this word.
Which period the current rent figure describes, how it sits against the newest quarter published anywhere, and whose clock dated it — as dates, because a graded word would hide exactly the part worth checking.
| Describes | June quarter 2026 |
|---|---|
| Standing | This is the latest quarter published anywhere. |
| Dated by | Dated by the publisher’s own release timing. |
Market data sources are named beside the figures above. APRIQ keeps the publication period, source, licence and calculation method available for inspection. See full sources & methodology →
