Adelaide Property Market Insight: August 2026

What the latest South Australian property figures are telling us

The latest property figures released in August offer an interesting snapshot of Adelaide’s market. Recent data shows that dwelling values softened slightly during July, while official June-quarter figures indicate metropolitan house prices remain considerably higher than they were at the same time last year.

Although these results may appear to tell different stories, they reflect different timeframes and ways of measuring the market. Here’s a closer look at what the latest figures show, and why it is important to look beyond a single property headline.

Adelaide dwelling values softened slightly in July

According to Cotality’s latest Home Value Index, Adelaide dwelling values declined by 0.2% during July 2026. This followed a revised decline in June, making it the second consecutive month of softer values in Adelaide.

While this suggests the market may have lost some of its recent momentum, the monthly movement was relatively small and does not necessarily reflect the performance of every suburb or property type. Conditions can vary depending on location, price range, property type and buyer demand.

Regional South Australia also recorded a different result, with dwelling values increasing by 1.4% during July.

Quarterly figures show continued annual growth

The latest figures from the South Australian Office of the Valuer-General provide a broader quarterly view of the market. Metropolitan Adelaide recorded a median house sale price of $975,000 for the June 2026 quarter. This was slightly higher than the March-quarter median of $970,000 and approximately 12.7% higher than the $865,000 median recorded in June 2025.

South Australia’s major regional towns recorded a median house sale price of $550,000. Although this was slightly lower than the previous quarter, it remained considerably higher than the $465,000 median recorded in June 2025.

These figures show that, despite recent signs of softer conditions, Adelaide and South Australia’s major regional markets have experienced strong growth over the past year.

Why do the figures look different?

Although the results may appear contradictory, Cotality and the Valuer-General measure the property market differently.

The Valuer-General’s figures calculate the median price of houses sold during a three-month period. This result can be influenced by the number, location and value of the properties that happened to sell during that quarter. Cotality’s Home Value Index estimates changes in property values while accounting for differences between properties, including their location, land size and features.

The reports also cover different periods. The Valuer-General’s figures relate to the June quarter, while Cotality’s latest monthly result relates specifically to July. This means the quarterly figures can show strong annual growth while the more recent monthly data identifies signs of slowing momentum.

Looking beyond the property headlines

The latest data is a useful reminder that South Australia is not one uniform property market. Conditions in metropolitan Adelaide may differ from regional areas, while individual suburbs, price ranges and property types can follow their own trends.

Property reports also measure different aspects of the market, so it is important to consider the source, timeframe and methodology behind the figures before drawing conclusions.

Regardless of whether market conditions are rising, softening or remaining steady, being properly prepared can help make the buying or selling process feel more manageable.

If you are buying or selling property in South Australia, the team at Key Conveyancing is here to guide you through the conveyancing process from contract to settlement.

Contact our friendly team to find out how we can help.

This article provides general information only and does not constitute legal, financial or property investment advice.

Sources: Cotality Home Value Index, August 2026; South Australian Office of the Valuer-General, Median House Sales by Quarter.