Valley View SA 5093
Located in South Australia, Valley View sits 14 km from Adelaide CBD, around 23 minutes by car. The suburb has 6,405 residents, a median age of 39, and a median household income of $77,116 per year. By household income, education, and employment patterns, it ranks in the lower-middle tier nationally. The suburb grew 4.8% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $345 per week and a median monthly mortgage of $1,500. Valley View is characterised by high crime risk and high flood risk. Walkability is high.
Is Valley View a good suburb?
Valley View scores a B (51/100) on SuburbScan's Liveability grade — strong on transit.
Walkable and central
Walkability 70/100 · 14.1 km · 23 min drive to Adelaide
Around the state median
Median $890K
Moderate crime risk
Fire 0/100 · Crime 70/100 · Flood 60/100
Below-average income
SEIFA decile 4/10 · median age 39 · 6,405 residents
Liveability Rating
51 / 100 · Ranked #241 in SAEach bar is Valley View's rank among SA suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
How do you rate the liveability in Valley View?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
51 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataValley View's house market is moving higher: the median sale price reached $890,000, roughly 13% above where it sat a year earlier.
$890,000
7% above its 7 neighbours (median $833,500)
Based on 157 recorded sales in the last 24 months.
Typically sold in 18 days — median across 87 sales that recorded a listing period
By bedrooms
- 3 bed 91 sales $856K
- 4 bed 48 sales $929K
- 5 bed 11 sales $942K
Currently for Sale
Last 6 monthsHouses in Valley View are currently listed at around $884,000 on average. Based on 24 houses listed in the past six months.
$884K
24 houses listed in the last 6 months.
26 of the suburb's 2,397 dwellings (1.1%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Valley View rent for around $690 a week on average, based on 33 houses listed for rent in the past six months.
$690/wk
6% above its 6 neighbours (median $650/wk)
33 houses advertised for rent in the last 6 months.
34 rentals advertised against an estimated 499 rented homes (6.8%) in the last 6 months.
Rent agreed on new leases
Apr–Jun 2026- 3-bed houses
- $648/wk
- 35 bonds
- +57% since 2021
Median weekly rent on bonds lodged for new tenancies. Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 202596 Unaffordable · the average rental household in this region would pay about 31% of its income on the median rent in postcode 5093.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$690/week ($36,000 a year) on a $884,000 median
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Is Valley View safe? Crime statistics
2026Crime in Valley View sits in the high band, with 328 incidents recorded in 2026 — up roughly 32% on the prior year.
328 offences
31.7% since 2025Crime Trend
Serious Road Crashes
2021–20256 crashes
where someone was killed or admitted to hospital
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. This state’s crash data does not name the road.
Schools
Universities nearby
- 5.6 kmAdelaide University, Mawson Lakes CampusAdelaide University · 130 courses
- 7.8 kmAdelaide University, Magill CampusAdelaide University · 112 courses
2.3% of residents here are full-time university students aged 15–24.
Distance is measured to the suburb centre. A campus nearby does not by itself mean a student rental market — most suburbs within a few kilometres of one have a student share close to the national norm, and the figure above is what tells them apart.
Walkability
Valley View is very walkable on foot — at 70/100, most daily errands can be done on foot.
Public transport
Weekday and weekend service frequency across every stop inside Valley View.
- Peak (7-9am + 5-7pm)
- 144.2 arrivals/hr
- Off-peak weekday
- 98.9 arrivals/hr
- Saturday
- 59.0 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 19.0 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Valley View.
- Full-fibre (FTTP) share
- 75%
- Premises covered
- 2,774
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Salisbury: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 15 small areas inside this suburb and averages them into the single decile above. They fall into 3 different deciles — a narrow range, so the average describes the suburb closely.
Valley View is home to about 6,400 residents, with a median age of 39, broadly in line with the national figure. Median household income runs at $77,000 a year, with unemployment at 6.3%.
2021 Census · change since 2016
Population
6,405
Median Age
39
Median Household Income
$77,116/yr
Census Median Rent
$345/wk
Census Median Mortgage
$1,500/mo
Avg Household Size
2.6
Median Personal Income
$36,192/yr
Unemployment Rate
6.3%
Unoccupied Dwellings
5.5%
Total Dwellings
2,397
Owner-Occupier Rate
79.2%
Houses
94.6%
Rental Stress
23.3%
Mortgage Stress
23.3%
Work From Home
8.4%
Dwelling Types
Property Ownership
19 rented from a state or territory housing authority and 10 from a community housing provider, as a share of the 490 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 65.6%
- English Spoken at Home
- 68.1%
- Employment Rate
- 56.7%
- Completed Year 12
- 44.5%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
358 residents (5.6%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 6,030 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
16% of employed residents work in a capital's city centre (472 of 3,002).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 536 people work here; 3,002 employed residents live here.
Mostly a place people commute from: 0.2 jobs per working resident. At least 82% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,722 a year through Salisbury based on 2024 figures.
How this land is zoned
- Residential 87%
- Parks and recreation 10%
- Commercial 2%
- Zones under 1% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it — the property page shows the zone for one address.
Building Approvals: Salisbury
In the year to August 2026, 949 new dwellings were approved across Salisbury. That mix is 655 houses and 294 units. Approvals are down 30.4% on the same period a year earlier.
Air Quality
This station does not measure fine particles (PM2.5).
NO₂ averaged 0.51 pphm. Days over the limit in 2025: NO₂ 0 · ozone 0.
From the Northfield monitoring station, 4.2 km away.
Climate & Setting
from Parafield Airport, 5.6 kmDry climate — hot summers, mild winters.
- Elevation
- 92 m
- above sea level, at the suburb centre
- Distance to the ocean
- 10.4 km
- Annual rainfall
- 404 mm
- 73 rainy days
- Summer max (Jan)
- 30.4°C
- 29 days ≥ 35°C
- Winter min (Jul)
- 6.5°C
- 2 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
3 facilities within 5 km- 2.6 km
- 3.8 kmConcrete Product ManufacturingTop reported: Xylenes (individual or mixed isomers) · Ethylbenzene
- 4.4 kmPetroleum Product WholesalingTop reported: Total Volatile Organic Compounds
EV adoption
In postcode 5093, 26 of 7,091 registered light vehicles are battery-electric on 31 January 2025. A further 3.7% (261 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.0%.
Rooftop solar
In postcode 5093, 2,454 rooftop-solar systems totalling 12.7 MW have been installed since 2001, against 3,780 dwellings recorded in the 2021 Census. 108 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$15,000 for new homes.
No purchase-price cap. Stamp duty is fully exempted for eligible first-home buyers as a separate concession.
Mortgage repayments
2 mortgage brokers are registered in this suburb, 3 across postcode 5093.
Conveyance duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueSA
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-26 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Tony Zappia Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Tony Zappia | 64.7% | 35.3% | +3.9 |
| 2022 | Tony Zappia | 60.8% | 39.2% | -1.1 |
| 2019 | Tony Zappia | 59.7% | 40.3% | +1.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Meagan Spencer Australian Labor Party
Next state election: 16 March 2030.
| Year | Winner | Won with |
|---|---|---|
| 2026 | Meagan Spencer ALP | 65.6% |
| 2022 | Dana Wortley ALP | 60.0% |
Results are per district. Districts were last redrawn in 2024, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Electoral Commission of South Australia.
Looking at a specific address in Valley View?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 6,405 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
Checking the whole city?
Suburbs to avoid in Adelaide There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Adelaide suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Ingle Farm SA 5098
Modbury SA 5092
Gilles Plains SA 5086
Holden Hill SA 5088
Oakden SA 5086
Walkley Heights SA 5098
Compare Valley View to another suburb
Side-by-side stats for any other SA suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Valley View
Is Valley View a safe place to live?
Recorded crime in Valley View is high (70/100, ranked against other SA suburbs on offences per resident). Offences against shops, venues and visitors are divided by the people who live here, so suburbs with large daytime or visitor populations rank higher than living there may feel.
What natural hazards affect Valley View?
Valley View has no recorded bushfire history. Flood overlays cover a moderate share of it (60/100). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Valley View a good place to live?
Valley View has a SuburbScan Liveability grade of B (51/100), ranked against other SA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Valley View?
Valley View, SA had a population of 6,405 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Valley View, SA?
The postcode for Valley View, SA is 5093.
How far is Valley View from Adelaide?
Valley View is 14 km from Adelaide CBD by road, about 23 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Valley View?
At the 2021 ABS Census, median household income in Valley View was $77,116 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Valley View?
The median advertised rent in Valley View is $690 a week for houses (33 listings), from rental listings over the last six months.
What is the median age in Valley View?
The median age of residents in Valley View was 39 at the 2021 ABS Census.
Is Valley View walkable?
Valley View scores 70/100 on the SuburbScan Walkability Score, making it very walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Valley View?
At the nearest Bureau of Meteorology station to Valley View, Parafield Airport (5.6 km away), summer days average 30.4°C, winter nights 6.5°C, 404 mm of rain a year over 73 rainy days, and 29 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Valley View?
First-home buyers in SA may be eligible for $15,000 towards new homes. The grant is administered by RevenueSA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Valley View belong to?
Valley View sits within the Salisbury local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Valley View?
The average residential rates bill through Salisbury is $1,722 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Valley View?
Across Salisbury, 949 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's down 30.4% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Valley View in?
Valley View sits within the federal Division of Makin, currently held by Tony Zappia (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2026
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2026
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.