Suburb Deep Dives · 7 November 2026 · 6 min read
Kadina (SA 5554) in Focus 2026: Is It a Good Investment? R-Score 39/100, 4.1% Yield & Best Streets
Data analysis by the Ripehouse research desk · Reviewed by Anna Cooper, Co-Founder & COO, former Managing Editor of Australian Property Investor Magazine
Is Kadina (SA 5554) a good suburb to invest in 2026? Our October 2026 quantitative audit scores Kadina at 39/100 (Ranked #9,375 of 15,286 suburbs), with a $680,000 median house price (+30.8% 12m), $540/wk rent (4.1% yield), and 9 top-tier streets scoring 75–100/100.
Market Classification: Established Family & Commuter Corridor · R-Score: 39/100 (National Rank #9,375 of 15,286) · Street Average: 34/100 across 142 streets.
Kadina (SA 5554) represents a bread-and-butter Australian family housing market($680,000 median price, $540/wk rent, 4.1% gross yield) supported by +5.9% 3-year council population movement. Here, investment returns are determined almost entirely by micro-location: separating quiet, >65% owner-occupied pockets from main-road or high-public-housing blocks.
“I would not treat the 1.1% vacancy rate as a complete investment case when the median 80% LVR holding cost is negative $258 a week. I’d scrutinise the individual street first, particularly given only nine of 75 streets scored 75 or more.”
Below is our full October 2026 quantitative and street-level breakdown for Kadina (SA 5554), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Copper Coast (SA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 2,512 residential addresses.
1. Kadina (SA) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)
Over the past 12 months, Kadina’s median house price moved +30.8% (from $520,000 to $680,000), bringing its 3-year cumulative price movement to +72.2% (from $395,000 three years ago). On the rental side, median weekly asking rents moved +13.7% over the past year to $540/wk (+59.8% over 36 months), equating to a 4.1% gross rental yield. Compared with 12 months ago—when Kadina carried an R-Score of 82/100—its current composite R-Score of 39/100 represents a -43-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Kadina (SA) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 39 / 100 | Ranked #9,375 of 15,286 suburbs (was 82/100 12m ago) |
| Median House Price | $680,000 | 12m change: +30.8% · 36m change: +72.2% |
| Median Weekly Rent & Gross Yield | $540/wk (4.1%) | 12m rent change: +13.7% · 36m rent change: +59.8% |
| Rental Vacancy & Days on Market | 1.1% vacancy | Median selling time: 97 days on market (1.5% vacancy is the tight-market line) |
| Pillar 1: Buyer Demand | 30 / 100 | Measures days-on-market compression, vendor discounting & sales velocity |
| Pillar 2: Supply & Ownership | 36 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 58 / 100 | Measures short/medium-term price velocity vs Copper Coast & SA |
| Pillar 4: Yield Pressure | 50 / 100 | Measures gross rental yield, rent trajectory & vacancy compression |
2. The “Two-Speed Suburb” Test: Best & Worst Streets in Kadina (SA)
Why do two 4-bedroom houses in Kadina achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 2,512 addresses across 142 streets in Kadina through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 9 streets (12% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Kadina rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 18 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
- Weaker / Caution Street Profile (Score 0–25): 48 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.
Top 5 Highest-Scoring Streets in Kadina (SA)
These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 142 streets in Kadina):
| Top Street in Kadina | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Ward Street | 75/100 | 18 | 72% | 0% | $360/wk (4.2%) |
| #2 Fourth Street | 75/100 | 11 | 72% | 0% | $360/wk (4.2%) |
| #3 Lyon Street | 75/100 | 24 | 71% | 1.2% | $369/wk (4.5%) |
| #4 Fifth Street | 75/100 | 9 | 68% | 2.8% | $380/wk (5%) |
| #5 Julia Terrace | 75/100 | 40 | 68% | 3% | $382/wk (5.1%) |
Streets Where Block-Level Tenure Trails the Kadina Average
By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Kadina:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Powell Terrace | 0/100 | 56 | 64% | 11% | $350/wk |
| Lipson Avenue | 0/100 | 53 | 64% | 11% | $350/wk |
| Letcher Street | 0/100 | 21 | 64% | 11% | $350/wk |
3. Economic & Supply Drivers in Copper Coast Council (South Australia)
Kadina sits within the Copper Coast Local Government Area, which has a residential population of approximately 16,601 (+5.9% population movement over the past 3 years) and 8,687 total dwellings. Three council-level fundamentals shape Kadina’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across Copper Coast are Retail Trade (17%), Health Care and Social Assistance (16%), Accommodation and Food Services (9%), Education and Training (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
- New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Copper Coast approved 2.2% new dwelling stock (~194.999 dwellings). Because new approvals exceed 1.8% of stock, investors in Kadina must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
- State Comparison: Compare Kadina against the Top 25 Highest R-Score Suburbs in SA.
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Kadina (October 2026)
What does it actually cost to acquire and hold a typical house in Kadina at today’s median price of $680,000 and median rent of $540/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:
| Cashflow & Capital Item | Kadina Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $680,000 | Settled house median as of October 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $168,640 | $136,000 deposit (80% LVR) + ~$32,640 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $544,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $28,080/yr ($540/wk) | 4.1% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $41,480/yr | Assumes 6.25% interest-only ($34,000/yr) + ~1.1% for council rates, insurance & property management ($7,480/yr) |
| Pre-Tax Weekly Cashflow Position | -$258/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Kadina—And 3 Rules Before You Make an Offer
Solid 39/100 R-Score Backed by Copper Coast Fundamentals. Based on our October 2026 data, Kadina is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($680,000) and 4.1% rental yield in SA.
- Never Buy Blind on the Suburb Median: In Kadina, 48 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Kadina Street Score Hub and target the 9 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Ward Street, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
- Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.
If there's a specific street you're weighing up right now, check its Street Score first — it's free, takes ten seconds, and tells you whether that street is pulling the suburb average up or riding on it.
Frequently asked questions
Is Kadina (SA 5554) a good suburb for property investment in 2026?
As of October 2026, Kadina (SA 5554) scores 39/100 on the 27-indicator Ripehouse R-Score (ranked #9,375 of 15,286 Australian suburbs). It is classified as a Established Family & Commuter Corridor with a median house price of $680,000, median rent of $540/wk (4.1% gross yield), and vacancy rate of 1.1%.
How have house prices and rents performed in Kadina over the past 1 to 3 years?
Over the past 12 months, Kadina’s median house price moved +30.8% to $680,000, and +72.2% over the past 36 months. Median weekly asking rents moved +13.7% over the past year to $540/wk (4.1% gross yield).
What are the highest and lowest scoring streets in Kadina, SA?
Across 142 streets (2,512 addresses) in Kadina, 9 streets score 75 to 100 on the Ripehouse Street Score, led by Ward Street (75/100, 72% owner-occupied), Fourth Street (75/100, 72% owner-occupied), Lyon Street (75/100, 71% owner-occupied). Meanwhile, 48 streets score below 50 due to lower owner-occupation or public housing concentration above 5%.
How much deposit and weekly cashflow is needed to buy a median house in Kadina?
At Kadina’s median house price of $680,000, an 80% LVR purchase ($544,000 loan) requires approximately $168,640 in cash or usable home equity ($136,000 deposit plus around $32,640 for stamp duty and acquisition costs). At $540/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$258/wk before tax deductions.
What is the housing supply pipeline and economic profile of Copper Coast Council?
Kadina is located in the Copper Coast (SA) Local Government Area (population around 16,601, +5.9% 3yr growth). Annual building approvals sit at 2.2% of existing dwelling stock. Top employment sectors are Retail Trade (17%), Health Care and Social Assistance (16%), Accommodation and Food Services (9%).
General information only. It does not take your objectives, financial situation or needs into account, and nothing here is legal, financial, taxation or investment advice specific to your circumstances.