Justin Irving
60B Coomurra Drive, Salisbury Heights, SA 5109
Auction Sat 13th June
4 2 6
Open Saturday 13 June 10:30 am Auction Saturday 13 June 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Salisbury Heights — Kaurna Country
Originally utilized for citrus orchards and grazing land, Salisbury Heights was developed as a higher-end residential extension of the Salisbury district during the 1970s and 1980s. The suburb was designed to take advantage of the undulating terrain and natural vegetation of the foothills.
Today, it is characterized by quiet, winding streets, high owner-occupancy, and a mix of original 1970s brick homes and modern architectural builds on larger-than-average blocks.
Overall Score
7.5
A strong performer for families seeking space and safety, though limited by public transport and walkability.
Aboriginal Name
Tarntanya— "Red Kangaroo Place"
Name Origin
Derived from the adjacent Salisbury township, which was named after Salisbury in Wiltshire, England.
Established
Gazetted 1972
Greenery
High canopy cover with significant native vegetation
Elevation
Offers some of the best panoramic views of the Adelaide Gulf
Allotments
Average block sizes often exceed 700sqm
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
High demand for northern foothill properties has driven consistent price growth through 2025.
Amenity
6
Good local parks, but major retail and dining require a short drive to Salisbury or Golden Grove.
Schools
7
Salisbury Heights Primary is well-regarded; proximity to Tyndale Christian School is a major draw.
Transport
5
Relies heavily on private vehicles; bus services are present but infrequent compared to the plains.
Risk Profile
6
Bushfire overlays and sloping land issues (retaining walls) are the primary concerns.
Liveability
8
Excellent for families and retirees seeking a quiet, low-traffic environment.
Demographics
8
Stable population with high household incomes relative to the wider Salisbury LGA.
Rental Demand
7
Strong demand for 3-4 bedroom family homes with very low vacancy rates.
Growth Potential
7
Limited new land supply in the heights ensures scarcity value for existing homes.
Affordability
6
More expensive than Salisbury Park or Para Hills, but offers better value than Golden Grove.
Crime & Safety
8
Significantly lower crime rates than the Salisbury CBD and surrounding industrial areas.
Walkability
3
Hilly terrain and residential-only zoning make most errands car-dependent.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$820,000
Reflecting 2025-26 market levels
12mo Growth
12.4%
Outperforming metro average
Ownership
84%
High owner-occupancy rate
Family Ratio
72%
Predominantly family households
Safety
High
Low incident rate per capita
Open Space
15%
Dedicated parkland and reserves
✅ Key Advantages
- Elevated position provides cooling breezes and coastal views
- Larger block sizes suitable for pools, sheds, and outdoor entertaining
- Strong sense of community and high pride of ownership
- Proximity to quality education including Salisbury Heights Primary
- Quiet residential atmosphere with minimal through-traffic
⚠️ Key Watch-Outs
- High bushfire risk rating in eastern sections near the hills interface
- Maintenance costs associated with older retaining walls on sloping blocks
- Limited public transport options and high car dependency
- Significant distance from major employment hubs in the CBD
- Potential for reactive clay soils common in the Adelaide foothills
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Foothills
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-storey brick houses, with some split-level and modern two-storey homes.
Dominant dwelling stock.
💰 Price Range
$720k – $1.2m
Typical entry to ceiling.
💡 Why It Matters
Salisbury Heights serves as the 'aspirational' pocket of the Salisbury council area. It offers a lifestyle buffer from the more industrial northern suburbs while remaining more affordable than the eastern or southern foothills.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$820,000
$720k – $1.1m
🏢 Unit Median
$540,000
$480k – $620k
📈 Price Trend
+12.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $450pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The suburb has transitioned from an affordable entry point to a mid-market stronghold, with premium properties now regularly exceeding the million-dollar mark.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% below Adelaide metro median
Price comparison
📋 Income Ratio
7.8x annual household income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, it remains accessible for double-income families compared to the inner-north or eastern suburbs. It offers significantly more land for the dollar than closer-in suburbs.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Established families and professionals working in the northern tech or defense corridors.
💼 Investor Outlook
Low vacancy rates and high demand for 4-bedroom homes make it a stable long-term hold. Capital growth has historically outpaced rental yield here.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+12.4%
1-Year Growth
+38%
3-Year Growth
+71%
5-Year Growth
📍 Growth Drivers
- Expansion of the Edinburgh Defence precinct nearby
- Lack of new land releases in the immediate foothills area
- Gentrification of older 1970s stock by young families
- Improved road connectivity via the North-South Motorway
⛔ Headwinds
- Rising insurance premiums due to bushfire overlays
- Interest rate sensitivity in a mortgage-heavy demographic
- Limited local commercial development
🔮 5-Year Outlook
Expected to remain a high-demand suburb as buyers are priced out of the inner-north. Scarcity of elevated land will continue to support premium pricing for homes with views.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check specific street lighting and proximity to pedestrian cut-throughs which can occasionally be hotspots for opportunistic theft.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is the suburb's location in a bushfire-prone area, combined with the structural risks inherent in sloping foothills terrain.
🌊 Flood Risk
Low risk; the suburb's elevation prevents major flooding, though localized runoff on steep driveways can occur.
🔥 Bushfire Risk
High risk in the 'Hills Neighbourhood' zone; properties must adhere to Ministerial Building Standards for bushfire protection.
🏦 Insurance Impact
Expect higher premiums for properties within the High Bushfire Risk overlay; verify quotes during cooling-off.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Hills Neighbourhood (HN)
🔲 Overlays
Bushfire Risk (Medium/High), Sloping Land, Hazards (Bushfire - General)
🏗️ Development Hotspots
Very limited; mostly small-scale subdivisions of larger 1000sqm+ blocks where topography allows.
Zoning is restrictive to preserve the leafy character and manage bushfire risk, which protects long-term property values by preventing over-development.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-dependent; bus routes connect to Salisbury Interchange for train access to the CBD.
🛍️ Amenity & Retail
Local shops on Main North Road provide essentials; Saints Shopping Centre is the nearest modern hub.
🌲 Parks & Recreation
Excellent access to Little Para Linear Park and various local reserves like Canterbury Drive Reserve.
🏫 Schools
Strong local options including Salisbury Heights Primary and proximity to Golden Grove high schools.
🏥 Healthcare
Close to Lyell McEwin Hospital (approx. 10-15 mins drive).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A mature, family-heavy demographic with high rates of home ownership and a preference for quiet suburban living.
💵 Median Income
$92,000 pa
🏠 Ownership
84% owner-occupied, 16% renting
🎂 Age Profile
Median age 41
🎓 Education
High percentage of trade and vocational qualifications, with a growing professional segment.
📊 Age Distribution
The high owner-occupancy rate typically leads to better property maintenance and streetscape appeal across the suburb.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on road connectivity and bushfire management rather than high-density residential growth.
📈 Positive Impacts
- Upgrades to Main North Road intersections improving commute times
- Ongoing investment in the Little Para River trail network
- Expansion of the nearby Edinburgh Defence and Aerospace hub
📉 Negative Impacts
- Increased traffic congestion on arterial roads during peak hours
- Stricter building codes increasing the cost of renovations
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Greenwith
Position
East
Price
Similar
Lifestyle
More modern housing stock, slightly more 'master-planned' feel.
Best for
Families wanting 1990s-2000s builds.
📍Salisbury Park
Position
West
Price
20% Cheaper
Lifestyle
Flatter, smaller blocks, closer to industrial zones.
Best for
First home buyers on a budget.
📍Golden Grove
Position
South-East
Price
15% More Expensive
Lifestyle
Superior retail and private school access.
Best for
Upsizers seeking maximum amenity.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Banksia Park
SA
7.4/10
Both are established foothills suburbs with 1970s stock and great views.
Aberfoyle Park
SA
7.8/10
Southern equivalent with similar terrain, housing age, and safety profile.
Craigmore
SA
6.8/10
Northern foothills alternative, though Salisbury Heights is generally considered more premium.
Vista
SA
7.2/10
Small foothills pocket with similar bushfire considerations and elevation.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its peace, safety, and the 'above the fray' feeling provided by the elevation. It is widely regarded as the best suburb in the Salisbury council area.
★★★★★
Peace and Views
The views over the gulf at sunset are incredible, and it's so much cooler here in summer than down on the plains.
Views
Climate
★★★★☆
Schools and Safety
Great place to raise kids, very safe streets, but you definitely need two cars to survive here.
Safety
Transport
★★★★☆
Renovation Potential
Found a solid 70s home on a huge block. Hard work with the sloping yard, but the value is definitely there.
Block Size
Maintenance
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize homes with updated retaining walls; these are expensive to fix later.
- Check the Bushfire Attack Level (BAL) rating before committing to a purchase.
- Look for properties on the high side of the street to maximize resale value via views.
- Verify if the property has a septic system or is on mains sewer, as some older pockets vary.
- Focus on the 'Heights' primary school catchment area for best capital growth.
❓ Questions to Ask the Agent
- What is the Bushfire Attack Level (BAL) rating for this specific property?
- Are there any easements or encumbrances related to the sloping terrain?
- When were the retaining walls last inspected or repaired?
- Is the property connected to the full SA Water sewer network?
- What are the local council rates and are there any specific foothills levies?
- Has a soil report been conducted recently for any extensions or builds?
- How does the internet connectivity (NBN) perform in this specific street?
- Are there any heritage or character overlays that restrict external renovations?
🏷️ Seller Strategy
- Highlight energy efficiency and bushfire preparedness features in your marketing.
- Professional drone photography is essential to capture the views and elevation.
- Ensure gardens are neatly terraced to show off the usability of sloping land.
- Address any structural cracks early, as buyers in this area are wary of soil movement.
- Market the 'lifestyle' aspect—peace, quiet, and nature.
📣 Positioning Tips
Position the property as a sanctuary. Use keywords like 'elevated,' 'panoramic,' and 'family retreat.' Emphasize the separation from the industrial north.
💼 Investment Case
Stable long-term capital growth with high-quality tenants.
⚠️ Investment Risks
Lower rental yields compared to cheaper northern suburbs; higher maintenance on sloping blocks.
📈 Action Plan
- Target 4-bedroom homes with double garages.
- Ensure the property has efficient heating and cooling.
- Look for 'renovator delights' that can be modernised for a significant equity uplift.
- Check for any significant trees that may require council approval for removal.
🔑 Renter Tips
- Be prepared for higher utility bills in larger, older homes.
- Check mobile reception, as some 'dips' in the heights have poor coverage.
- Ask about garden maintenance expectations for large blocks.
🏘️ What Renters Love Here
Quiet environment and plenty of space for children.
⚠️ Renter Watch-Outs
Limited walking distance to shops or public transport.
🏢 Landlord Strategy
- Maintain gutters and clear vegetation annually for bushfire safety.
- Install high-quality fencing to appeal to pet-owning families.
- Consider long-term leases as the demographic prefers stability.
📋 Compliance & Management
Ensure smoke alarms and bushfire safety measures meet current SA state standards.
🤝 Agent Insights
- Stock levels are historically low in this suburb, leading to competitive bidding.
- Buyers are often locals moving 'up the hill' from Salisbury or Parafield Gardens.
- Views can add a 10-15% premium to the sale price.
🎯 Marketing Angles
The 'Aspirational North' lifestyle; views, space, and safety.
👤 Target Buyer Profile
Growing families and middle-management professionals.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a comprehensive building and pest inspection focusing on retaining walls.
✓
Check the SA Planning Portal for bushfire overlay specifics.
✓
Verify the property's position within the Salisbury Heights Primary School zone.
✓
Review the Section 7 statement for any undisclosed encumbrances.
✓
Assess the condition of the roof and gutters (critical for bushfire areas).
✓
Check for signs of reactive soil movement (diagonal cracks above doors/windows).
✓
Confirm the age and compliance of any wood-fire heaters.
✓
Evaluate the steepness of the driveway for everyday vehicle access.
✓
Research any planned roadworks on Main North Road that may affect noise levels.
✓
Inspect the property during peak hour to assess traffic noise and commute times.
✓
Check for significant trees that are protected under council regulations.
✓
Verify insurance costs with at least three providers for the specific address.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of March 2026 and is intended for informational purposes only. It does not constitute financial or legal advice. Property values and risks can change; buyers should conduct their own independent due diligence and consult with professional advisors before making any purchase decisions.
