Adelaide
Adelaide / SA is a lower-entry defensive capital with health, education, defence and lifestyle demand, but thinner liquidity than Sydney or Melbourne. In the Australia beta page it should be read as a practical diligence market, not a headline destination: tenant depth, local regulation, exit liquidity and building-level permissions decide the outcome. Demand is mainly supported by Defence and advanced manufacturing, Universities, Health precincts, while the investor case is strongest as a selective buy-and-hold allocation. For Israeli buyers, the key is to verify title, bank/KYC, tax registration, local property management and STR legality before relying on gross yield. The row therefore uses conservative sourced fields and keeps unsupported STR yield cells null rather than inventing performance.
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Adelaide
South Australia STR use requires council, strata, insurance and tax review because no national single licence controls the full operating case.
Market Analysis — Adelaide
Key demand drivers and main investment risks
✅Demand Drivers
- •Defence and advanced manufacturing
- •Universities
- •Health precincts
- •Lifestyle migration
⚠️Key Risks
- •Thin resale depth
- •Lower wage ceiling
- •Council and strata STR limits
- •Heat and water stress
🇮🇱 Notes for Israeli investors
Israeli activity should be treated as limited for Adelaide / SA. Use local counsel and property management; do not assume direct TLV flight coverage or Hebrew-service depth unless the buyer verifies current airline schedules and provider capacity.
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: English; English (Standard Australian English) · Source
Belair Primary School
Curricula: IB Primary Years Programme (PYP); IB PYP Reception–Year 6 alongside primary curriculum.
Stages or ages: Primary
Language of instruction: not stated by the source
Source · Checked:
Concordia College
Curricula: IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme (PYP); IB PYP; PYP Reception–Year 6 at St John's, Highgate; MYP Years 7–9 at Concordia Campus, Highgate.
Language of instruction: not stated by the source
Source · Checked:
Glenunga International High School
Curricula: IB Diploma Programme; IB Diploma Programme (DP); IB Diploma Programme Years 11–12; SACE alternative. No MYP inferred for Years 7–10.; IB DP; South Australian Certificate of Education (SACE)
Language of instruction: not stated by the source
Source · Checked:
Golden Grove Lutheran Primary School
Curricula: IB Primary Years Programme (PYP); IB PYP
Language of instruction: not stated by the source
Source · Checked:
Linden Park Primary School
Curricula: IB Primary Years Programme (PYP); IB PYP
Language of instruction: not stated by the source
Source · Checked:
Mercedes College
Curricula: IB continuum (PYP/MYP/DP); IB Diploma Programme (DP); IB DP; IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme (PYP); IB PYP; IB PYP Reception–Year 5; MYP Years 6–10; DP Years 11–12, with SACE as separate senior option.; SACE/Australian
Language of instruction: English
Source · Checked:
Norwood International High School
Curricula: IB Diploma Programme (DP); IB DP; IB Middle Years Programme (MYP); IB MYP; IB MYP Years 7–10 and optional IB DP Years 11–12; SACE remains a separate senior route.; Italian Immersion
Language of instruction: not stated by the source
Source · Checked:
Pembroke School
Curricula: French Semi-Immersion Program (Years 7–9); IB Diploma Programme (DP); IB DP; IB Primary Years Programme (PYP); IB PYP; IB PYP Reception–Year 6, also offered in ELC; optional DP Years 11–12, with SACE alternative. No MYP.; SACE
Language of instruction: not stated by the source
Source · Checked:
Prince Alfred College
Curricula: IB Diploma Programme (DP); IB Diploma Programme Years 11–12 as senior option; no IB primary programme asserted.; IB DP
Language of instruction: not stated by the source
Source · Checked:
Roma Mitchell Secondary College
Curricula: IB Diploma Programme (DP); IB DP; IB Middle Years Programme (MYP); IB MYP; IB MYP Years 7–10 and DP Years 11–12 at Girls and Co-Educational campuses.
Language of instruction: not stated by the source
Source · Checked:
St Andrew's School
Curricula: IB Primary Years Programme (PYP); IB PYP
Language of instruction: not stated by the source
Source · Checked:
St Peter's Girls' School
Curricula: IB Diploma Programme (DP); IB DP; IB Primary Years Programme (PYP); IB PYP; IB PYP Reception–Year 6 and optional two-year IB DP Years 11–12; SACE alternative. No MYP asserted.
Language of instruction: not stated by the source
Source · Checked:
More schools
Stradbroke School
Curricula: IB Primary Years Programme (PYP); IB PYP Reception–Year 6.
Stages or ages: Primary
Language of instruction: not stated by the source
Source · Checked:
Walford Anglican School for Girls
Curricula: IB Primary Years Programme (PYP); IB PYP; IB PYP Reception–Year 6, within current Junior School provision.
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Adelaide
337 for sale·624 for rent
Properties for Sale in Adelaide
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Yield by Neighborhood — Adelaide
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| North Adelaide | No data yet | 6.6%–6.6% | N/A | |
| CBD | No data yet | 7.2%–7.2% | N/A | |
| Bowden centralnew buildtod | No data yet | 6.6%–6.6% | STR Restricted 🟡 | Flagship inner-city new-build TOD ~2.5km CBD on Outer Harbor rail; almost wholly new apartments, FIRB-compliant |
| Norwood | No data yet | 6.6%–6.6% | N/A | |
| Unley | No data yet | 6.6%–6.6% | N/A | |
| Glenelg | No data yet | 6.6%–6.6% | N/A |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Adelaide
North Adelaide
No data yet
CBD
No data yet
Bowden
Flagship inner-city new-build TOD ~2.5km CBD on Outer Harbor rail; almost wholly new apartments, FIRB-compliant
No data yet
Norwood
No data yet
Unley
No data yet
Glenelg
No data yet
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Market Review — Adelaide
Australia is a rule-of-law, high-credit market, but it is not a casual foreign-buyer market. Treat it as a counsel-led allocation: confirm FIRB eligibility, state surcharge taxes, bank appetite and vacancy-tax exposure before LOI.
The CASABROVA view is selective rather than broadly bullish. Sydney and Melbourne give institutional liquidity; Brisbane and Perth may offer better yield/entry trade-offs. Currency exposure sits in AUD, so an ILS-funded buyer should model FX separately from property yield.
For 2026, use Australia for capital preservation and tenant-quality exposure, not for easy leverage or STR optionality. If the asset depends on short-stay income, verify the state and municipal rules before pricing it.
Last updated: May 11, 2026
Discussions — Adelaide
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