Your Adelaide Buyers' Agent

The 'Big Picture'

Wow!



So that was 2024!


An incredible year for home buyers, home owners, investors, agents, lenders, valuers, conveyancers... the property machine rolled on through 23 months of sustained growth creating challenges and opportunities for anyone with even a distant interest in property.

As we close December, it is obvious to all that the 'BAP' (Brisbane, Adelaide, Perth) markets have provided yet another year of very significant capital gains - Perth (up 18.74%), Adelaide (up 14.64%) and Brisbane (up 12.56%) were the strongest capital city markets for annual growth in the past 12mths

For those with an eye on rates, inflation has continued to move lower in 2024 but not by enough to change the RBA's stance on policy. Conditions warranting rate cuts are unlikely to arise by the first quarter of 2025, with the most likely timing being May 2025.

As a result, the pace of home growth is expected to continue to moderate, though is likely to remain positive despite the loss of momentum in housing conditions toward the end of the year setting the scene for a tepid start to 2025.

Once interest rates begin to fall next year, affordability will ease slightly, bolstering confidence and fuelling activity among potential buyers.

As interest rates move lower in the second half of 2025, rebooting demand, prices are likely to regain traction supported by a more favourable outlook on inflation and interest rates boosting sentiment.

Essentially what I believe we are facing in Q3/Q4 from all the economists and commentators' advice is a rate driven surge in homebuyer appetite that will continue to feed the BAP markets' growth but at the same time with improved loan serviceability, will bring buyers back into the Sydney and Melbourne markets.

That said, as always please remember - 'it's not the time you get into the market that counts, it's the time you are in the market' - so, regardless of where you are in the buying/investment cycle, don't wait for property price reductions or rate reductions - start planning from today, build your support team with a good accountant and/or financial planner, trusted mortgage advisor and connect with a good local and experienced Buyers' Agent.

Cheers, 

David


"Adelaide Property People is owned by David Halling – with more than 20 years professional experience in the Adelaide Property Market, including prior ownership of a franchise real estate office and around $300m in property transactions to his name, you can Trust him to be someone worth talking to about your Investment Property journey.

David is a Fully Licenced Registered Land Agent (RLA295882) and carries $10m Professional Indemnity Insurance.

He has been a member of several industry organisations & has been a multiple award winner in the sector"

What did CoreLogic & PropTrack 

have to say?

Corelogic uses a Hedonic Index to track values, their summary of 2024 is in the table to the right., The BAP markets as you can see significantly out performed the other major capitals. For the first time ever Adelaide nudged ahead of Melbourne in median value which even 2 years ago we wouldn't have thought possible.

Melbourne, unfortunately, continued to slip backwards but with the anticipated change to rates in the coming year has possibly one of the strongest chances of a significant regain of ground in 2025.
An interesting view is the data to the left from CoreLogic comparing growth since the dreaded Covid pandemic. 

It shows that Sydney peaked in August 24, Melbourne back in March 22 and that although both Hobart and Canberra had strong initial growth they both peaked in early 22.

We engaged 2 of the 'Top Guns' in the powerhouse northern suburbs markets in Adelaide, lets see what they have to say about this exciting market

Mike Lao, Principal @ Edge Realty


The northern suburbs of Adelaide have experienced remarkable growth in recent years, driven by a combination of factors that are transforming the area into a thriving hub. 

One of the key drivers is affordability—compared to other parts of Adelaide, the north offers excellent value for money, attracting first-home buyers, young families, and investors alike. In addition, significant infrastructure developments, such as the Northern Connector and ongoing retail and recreational projects, have improved accessibility and amenities, making the region even more appealing.

From a social perspective, we’re seeing a vibrant shift. The influx of new residents has brought fresh energy and diversity to the community, creating a strong sense of belonging and optimism. Schools, parks, and community initiatives have become focal points for families, and this enhanced lifestyle offering has elevated the area’s desirability.

Buyers today are coming to us with a clear list of requirements. Many are prioritizing properties that offer spacious blocks, modern features, or opportunities for future development. There's also growing demand for homes near key amenities, such as schools, shopping centres, and transport links, which are abundant in the northern suburbs. For investors, the high rental yields and steady demand make this region a strategic choice.

For those looking to purchase in this competitive market, my advice is to be prepared. Make sure your finance is pre-approved and act decisively when you find the right property. "Working with an experienced buyer's agent such as David Halling from Adelaide Property People who understands the area can also give you a critical edge—they’ll provide insights into upcoming listings and help you navigate the process efficiently". 

The northern suburbs are a dynamic market with immense potential. As demand continues to rise, now is an exciting time to consider your next move in this flourishing part of Adelaide.
I'd like an expert appraisal of my Adelaide property

When we say Powerhouse...look at the growth numbers in these 

Northern Suburbs

Steven Ulbrich, Senior Sales Executive @ Ray White Angle Vale


As a homeowner myself for the last 18 years in the northern suburbs of Adelaide, I've seen the growth here, especially in the last four years, driven up by both investors and owner occupiers wanting to find more affordable housing whilst still allowing a 30 minute commute to the Adelaide CBD. 

Suburbs like Munno Para/West, Andrews Farm, Elizabeth, Smithfield and Davoren Park have allowed this, hence Davoren Park and Munno Para both being in the top three best suburbs for annual capital growth in metro SA at over 40% and 32% respectively. 

Living closer to the Adelaide CBD is now out of reach especially for first homeowners financially with the cost of living rising so venturing further north is now their only option.

Throughout this calendar year I've seen open inspection attendees in excess of 50 groups through one 30 minute open which created further competition with homes selling $100,000+ over the advertised price. 

Some helpful hints when dealing with so much competition is to make offers on homes as attractive as possible. I find offers with bigger deposits, minimal conditions and most importantly shorter to no finance clause or unconditional offers to be most attractive. These offers, which may not be the highest, are accepted over those with more conditions so it isn't always the highest offer that gets the job done. 

There are still many suburbs in the north including Angle Vale, Munno Para West, Munno Para and St Andrews in Andrews Farm with blocks of land being released for future development and keen buyers are snapping these up.

With new schools, shopping centres and restaurants recently built and soon to be built, this will further attract more buyers north of Adelaide. 
I'd like an expert appraisal of my Adelaide property

What about the whole of SA?

We buy all over Adelaide and Regional SA - but only on the numbers!

That said, in the past 12 mths we have bought more property in the northern suburbs than anywhere else - and the numbers clearly stack up for those investors who have followed our advice and followed this vibrant market. 

Many of our clients who bought in 2022/23 have seen capital growth of literally hundreds of thousands of dollars, one we reviewed last week was bought in May 2022 for $312k, comparable sales suggest it would easily sell today for $580k. Another we reviewed was a duplex pair bought in February 2022 for $485k - as one of a pair these properties are selling for $470k which values our client's purchase at closer to $940k.

The majority of our clients are buying in the $500-600k range, we have spent much more than that for some but when looking at value for money, growth prospects, YoY yield, net/gross and almost every metric that has any value this particular group of suburbs has, and will continue to, deliver.

The relativity between 'highest 12 month change in values' and 'most affordable suburbs' is in the infrastructure spend that is occurring in this area - we don't see massive multi billion projects in many of the suburbs/regionals listed in the other tables and so for now at least you can still buy into a suburb experiencing 20% plus capital growth for under $600k - this wont last for ever and has been a key driver behind the incredible interest shown by interstate investors in this area. If rate cuts arrive in Q3/Q4 there is every expectation that prices unilaterally will likely rise, in which case those in the $500-600k bracket may need to consider some of our high growth regional locations which in themselves are showing capital growth of approx. 19% and rental yields over 5%.

The regional areas have performed mostly well with an annual average capital growth of 14.4% . SA Regional has consistently ranked number 1 in the CoreLogic Monthly Home Value Index reports and is something that we spend a good deal of time researching and staying in touch with local agents. There is typically a higher rental yield to be found in the regional areas, sometimes this is due to a transient workforce e.g. FIFO, this type of information should be sought and considered before making any choice in relation to regional IP purchase




Book a free 30 min consult with David

SA has continued to shine in all aspects of economic performance. 


We have a very strong underlying economy that is not focussed on one sector - our major industries are agriculture, aquaculture, forestry, education and wheat. These are all sustainable industries that have the weight to be able to bear any downturn globally, and not being focussed on (say) tourism means that a second 'covid' would mean we may not suffer in the same way that other states did during that period.

There is massive Federal & State funded infrastructure occurring across many regions, most notably the North/South Connector which joins the upper reaches of Adelaide at Gawler with the Southern region at Old Noarlunga, the 'Playford Alive' 15 year $15billion program for Adelaide's northern suburbs, $500million Hydrogen Power plant at Whyalla expected to bring 3200 people to the region. Many other Government /Private Equity developments and projects are well underway with SA now employing 44,000 more people than 3 years ago with an unemployment rate of just 3.9%.

If you are considering buying investment property have a close look at where the various states are deriving their income from, how vulnerable is that local economy to shifts within that supply relationship, what is the trend of manufacturing growth , population growth, what will state based taxes mean from a cashflow and gross yield perspective. 

Various reports are available online that summarise key data, if you are having trouble finding information to help with decision making please get in touch, we are happy to assist.



The State of the Rental Market in SA with Kim Rondeau from Savvy Estates

As we near the end of 2024, our market continues to perform consistently. The demand in the rental market is not abating and we expect strong demand through to April. We may see a slowing in the market once winter approaches, which is a year on year trend.
This month, local builders are pushing to achieve full settlements on new builds to move waiting tenants into their homes.
We are seeing a higher than average amount of available rental properties listed for the month of December. On the bright side this does lead to the highest demand month of January for quick turnarounds. 

New Rental Reforms were introduced 1st July 2024,.These changes are mostly in favour of the tenants but compared to other states are fairly mild.
Rental Reforms Include
  • A tenant can’t be made to sign a fixed term lease extension.
  • A lease cannot be ended without a valid reason. Eg owner or owners’ parents/siblings moving in.
  • Rents can be increased every 12 months with 60 days’ notice.
  • Cannot unreasonably refuse a pet.
Too often we take over management from another company, where the rent is below market value! Upon visiting the property we discover the owner hasn’t been aware of items to remedy or tenants concerns. A good tenant will stay in a property if their needs are met and requests acknowledged.

I'd like to know more about Property Management Services

What We Offer

We have up to date contact details for 840 agents and property managers across the greater Adelaide region.

As soon as we have agreed on your IP specifications, we use sophisticated SMS marketing to request referrals that match - but only for 'off market', 'pre market' or 'portfolio' properties

This is just part of how we work to get you access to property not yet available to everyone.


We will support you with an 'end to end' service that integrates each of the key service providers into a single team

Our property reports are industry leading and leave no doubt as to the veracity of our property recommendations.

The local service providers such as building inspector, conveyancers and property managers are simply some of the best available , all are at your service for the duration of your IP journey.


What Our Clients Say

I recently had the pleasure of working with David Halling to find a new property, and I couldn't be happier with the experience. Being an outsider to Adelaide, I had my own dilemma and reservations to invest there but David made it possible. From the very beginning, David demonstrated exceptional professionalism, deep market knowledge, and a genuine commitment to helping me find the perfect house. One of the standout qualities of David is his dedication to understanding my specific needs and preferences. He took the time to listen to what I was looking for, whether it was the neighbourhood, the size of the property, or specific amenities. This personalized approach made a significant difference in narrowing down the options to those that truly suited me. Throughout the search process, David was incredibly responsive and proactive. They provided timely updates on new listings that matched my criteria and personally visited the property for due diligence. At the end of the inspection, he would provide us all details with a video of the property for our view. What truly sets David apart is his transparency and honesty. He provided clear and detailed information about each property, highlighting both the positives and any potential drawbacks. This level of honesty instilled a great deal of trust, ensuring that I could make informed decisions without any pressure. With David’s help, I found a property that exceeded my expectations in terms of both quality and value. David's ability to negotiate effectively was evident when he managed to secure a great deal on a property that offered excellent value for money. His expertise and dedication made the entire process smooth and stress-free. I highly recommend David to anyone in search of a reliable, knowledgeable, and genuinely caring Buyer Agent. Thank you, David, for your outstanding service!
Garima - Brisbane
I bought a investment property with the help of David. An amazing person, he took the time to really listen to my needs, preferences and guiding me to properties that matched my criteria. I am very happy with the property I bought because of his dedication, negotiation skills, listening skills, responsive to all of my questions and concerns and most important getting the property within the requested timeline. Thank you David, for making my property buying journey so positive, easy and successful!
Chandana - Sydney
When I was in the process of purchasing the property, this was our very first investment property and David was there to do the initial hand-holding. 

We consciously chose to work with David as he was based out of Adelaide and I was keen to have a buyer's agent who is actually based out of the city that he was operating in. 

David always came across as genuine, courteous and knowledgeable. All the contacts he shared during the process, like the building and pest inspector and the real estate agency we eventually went with have all come across as honest people. 
 
David never tried to push any property on to us and were happy to let go of properties if they were not right from an investment point of view. All in all, the property has done well over the last one year or so of owning, and for that I am a happy client!

Blessen - Sydney
We couldn’t be more grateful for the exceptional service and expertise provided by David throughout our buying journey. From the very start, he demonstrated a profound understanding of the South Australia market, coupled with a genuine commitment to our goals.
Throughout the process, David managed every step seamlessly, handling all complexities with ease and providing clear communication.

He kept us informed, empowered us with data-driven insights, and made sure we felt confident with each decision. 

David's negotiation skills were instrumental, and he consistently advocated for our best interests, ensuring we secured an ideal property that met all of our expectations. 

I have purchased property twice with David, and on both occasions he was able to negotiate a great deal for us! It is rare to find such a level of professionalism, dedication, and genuine care by a buyers agent. 
Thanks to David, our experience was not only successful but stress-free. 

We highly recommend his services to anyone seeking a knowledgeable, passionate, and results-driven buyer advocate. We look forward to working with him again!
Kush & Seema - Melbourne

'Granny Flats' in SA

Until September 2023 it was illegal in SA to rent out an 'Ancillary Dwelling' (aka Granny Flat) to anyone who wasn't a family member of the occupiers of the main dwelling.

In response to the housing crisis SA Government has removed barrier to occupation and now ancillary Dwellings can be tenanted to 3rd parties.

The rules are simple;
  • The dwelling can be a maximum of 60 square metres
  • You must provide a minimum of 20 square metres of private open space 
  • The dwelling can only be 2 rooms plus a bathroom
  • The dwelling must be able to be accessed from the road via its own entrance
  • The block on which it is to be built must be a minimum of 600 square metres
  • Most councils will only allow a % of the block to be covered by structures, typically 40% 
Now, there is of course the question of Council approvals for both development and construction, it would be a very bad idea to attempt to convert an existing dwelling or build something on the property without receiving council approval and using licensed trades - apart from anything this could void any insurance claim you may have and worse put people in danger.

We have visited many homes this past 12 months with a 'Granny Flat' in the rear yard - some were professionally built, some were really bad DIY conversions of galvanised sheds, overwhelmingly of the ones we saw (exception of 1 address) none actually met the current requirements.

Adding another income stream via a 'Granny Flat' is a sound & sensible idea - it adds both capital value and rental income but needs to be properly managed and approved.

We are currently assisting clients who have purchased property in Adelaide that had existing 'Granny Flat' to obtain a retrospective development and building approval from the local Council. This involves us working with industry professionals to create site plans, building plans and all of the required documentation that is required for any development approval.

Other clients have contacted us to ask if we can facilitate the application process for a new 'Granny Flat' to be built on their property - and even extends to us sourcing suppliers and builders.
I'd like more information on Granny Flats in SA

Lets talk about....Land Tax!

South Australia offers investors significant 'incentives' through the State Revenue policies

Notably our application of Land Tax is quite different to some other states, as an Indvidual or company (think SMSF!) you can own property with an underlying land value of up to $720,000 and not pay any land tax.

If I were investing in Victoria then my Land Tax on the same property underlying land value of $720,000 would be $2,970 annually

Skip to Queensland, again the same $720,000 underlying value - as an individual owner I would pay $1,700 annually BUT if I were a company (again think SMSF) I would pay $7,740 annually!

Finally over in the West, the Revenue WA calculator says I would pay $1,638 annually.

Given that most of our clients are buying property with a 10 year horizon in mind this 'saving' or cost advantage that SA offers of approx. $16,380 - $77,400  is something that any investor should consider when looking into location options for their IP purchase.


Meet The Team

David Halling

Principal
Principal and lead consultant with over 20 years experience in the Real Estate Market. David utilizes his negotiation skills and expertise to secure the best investment properties for our clients. 

Jess Coleman

Admin Manager
From transactional administration to property searches, market research to client relations, Jess has it covered.

Harsh Dave

Inspection Guru
With a keen eye for inspection, Harsh's insights into properties are second to none.

Kim Rondeau

Property Management Partner
Savvy Estates
Having a love of all things property and a complete understanding of the industry drives me forward. Successfully attaining goals for clients in property management and sales is my absolute priority.

Vivek Perti

Mortgage Broking & Accounting Partner 
FinKonsel 
As a member of CPA Australia, FBAA, he prides in working with customers to understand their needs and arriving at a solution. He believes best results can be achieved by providing more than tax oriented results.

We are your Adelaide Buyers' Agent





Book a free 30min consult with David

Get In Touch Today

Address: Rosslyn Avenue, Clarence Park, SA
Registered Land Agent : 295882
ABN: 63 125 191 283
Professional Indemnity Insurer: AON $10m

Email: admin@adelaidepropertypeople.com.au

David Halling: 0431 307919

Office: +61 480 648 715

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Web:  www.adelaidepropertypeople.com.au 

Disclaimer: By engaging our services, you expressly acknowledge that you understand that any guidance given to you by us is of a general nature. we do not provide any financial or investment advice, and have not considered your personal financial circumstances, objectives or needs. You should consider seeking independent legal, financial and taxation advice in relation to your unique circumstances. Any information we provide you is sourced from third party providers, this information cannot be guaranteed to be accurate. We accept no responsibility nor liability for any costs, losses or negative outcomes that may result from you relying on any information provided.