Suburb Deep Dives · 23 October 2026 · 7 min read
Largs Bay (SA 5016) in Focus 2026: Is It a Good Investment? R-Score 98/100, 4.7% 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 Largs Bay (SA 5016) a good suburb to invest in 2026? Our October 2026 quantitative audit scores Largs Bay at 98/100 (Ranked #335 of 15,286 suburbs), with a $1,000,000 median house price (-5.2% 12m), $900/wk rent (4.7% yield), and 17 top-tier streets scoring 75–100/100.
Market Classification: Acute Rental Squeeze & Yield Expansion Market · R-Score: 98/100 (National Rank #335 of 15,286) · Street Average: 55/100 across 69 streets.
A balanced Australian rental market sits around 2.5% vacancy; Largs Bay is currently operating at just 1% vacancy. When rental stock is this scarce, properties lease within days, weekly asking rents ($900/wk) face sustained upward pressure, and local renters who can afford a deposit begin transitioning into first-home buyers—putting a floor under established house prices.
“I would not let the 4.7% gross yield do all the selling. With an 80% LVR holding cost of negative $273 a week and a $1 million median, the entry maths still needs discipline. Street selection matters because only 17 of 61 scored streets reached 75 or more.”
Below is our full October 2026 quantitative and street-level breakdown for Largs Bay (SA 5016), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Port Adelaide Enfield (SA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 2,207 residential addresses.
1. Largs Bay (SA) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)
Over the past 12 months, Largs Bay’s median house price moved -5.2% (from $1,055,000 to $1,000,000), bringing its 3-year cumulative price movement to +1.2% (from $988,000 three years ago). On the rental side, median weekly asking rents moved +38.5% over the past year to $900/wk (+65.8% over 36 months), equating to a 4.7% gross rental yield. Compared with 12 months ago—when Largs Bay carried an R-Score of 77/100—its current composite R-Score of 98/100 represents a +21-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Largs Bay (SA) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 98 / 100 | Ranked #335 of 15,286 suburbs (was 77/100 12m ago) |
| Median House Price | $1,000,000 | 12m change: -5.2% · 36m change: +1.2% |
| Median Weekly Rent & Gross Yield | $900/wk (4.7%) | 12m rent change: +38.5% · 36m rent change: +65.8% |
| Rental Vacancy & Days on Market | 1% vacancy | Median selling time: 135 days on market (1.5% vacancy is the tight-market line) |
| Pillar 1: Buyer Demand | 31 / 100 | Measures days-on-market compression, vendor discounting & sales velocity |
| Pillar 2: Supply & Ownership | 38 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 55 / 100 | Measures short/medium-term price velocity vs Port Adelaide Enfield & SA |
| Pillar 4: Yield Pressure | 67 / 100 | Measures gross rental yield, rent trajectory & vacancy compression |
2. The “Two-Speed Suburb” Test: Best & Worst Streets in Largs Bay (SA)
Why do two 4-bedroom houses in Largs Bay achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 2,207 addresses across 69 streets in Largs Bay through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 17 streets (28% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Largs Bay rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 29 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): 15 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 Largs Bay (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 69 streets in Largs Bay):
| Top Street in Largs Bay | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Waverley Street | 100/100 | 51 | 77% | 4.1% | $660/wk (3.6%) |
| #2 Sawford Street | 100/100 | 43 | 77% | 4.1% | $660/wk (3.6%) |
| #3 Claughton Road | 100/100 | 42 | 77% | 4.1% | $660/wk (3.6%) |
| #4 Davey Street | 100/100 | 9 | 77% | 4.1% | $660/wk (3.6%) |
| #5 Mead Street | 98/100 | 28 | 78% | 4% | $654/wk (3.6%) |
Streets Where Block-Level Tenure Trails the Largs Bay 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 Largs Bay:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Everard Street | 0/100 | 39 | 35% | 14.7% | $503/wk |
| Harrold Street | 0/100 | 14 | 35% | 14.7% | $503/wk |
| Lady Gowrie Drive | 20/100 | 50 | 56% | 8.8% | $503/wk |
3. Economic & Supply Drivers in Port Adelaide Enfield Council (South Australia)
Largs Bay sits within the Port Adelaide Enfield Local Government Area, which has a residential population of approximately 143,022 (+5.1% population movement over the past 3 years) and 53,639 total dwellings. Three council-level fundamentals shape Largs Bay’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across Port Adelaide Enfield are Manufacturing (18%), Retail Trade (11%), Transport, Postal and Warehousing (10%), Health Care and Social Assistance (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, Port Adelaide Enfield approved 2.1% new dwelling stock (~1,152.816 dwellings). Because new approvals exceed 1.8% of stock, investors in Largs Bay must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
- Tracked Infrastructure Pipeline: Port Adelaide Enfield currently has $8.9 billion in tracked major infrastructure projects (placing it in the 84th percentile of Australian councils).
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Largs Bay (October 2026)
What does it actually cost to acquire and hold a typical house in Largs Bay at today’s median price of $1,000,000 and median rent of $900/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 | Largs Bay Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $1,000,000 | Settled house median as of October 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $248,000 | $200,000 deposit (80% LVR) + ~$48,000 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $800,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $46,800/yr ($900/wk) | 4.7% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $61,000/yr | Assumes 6.25% interest-only ($50,000/yr) + ~1.1% for council rates, insurance & property management ($11,000/yr) |
| Pre-Tax Weekly Cashflow Position | -$273/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Largs Bay—And 3 Rules Before You Make an Offer
Sub-1% Vacancy (1%) Is Forcing Weekly Rents and Yields Higher. Based on our October 2026 data, Largs Bay is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($1,000,000) and 4.7% rental yield in SA.
- Never Buy Blind on the Suburb Median: In Largs Bay, 15 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Largs Bay Street Score Hub and target the 17 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Waverley 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.
Market data & R-Scores for locations in this article
Drill Down Into the Markets Mentioned Above
Inspect live monthly R-Scores, median prices, rental yields, and street-by-street scores for the cities and council areas referenced in this article:
Frequently asked questions
Is Largs Bay (SA 5016) a good suburb for property investment in 2026?
As of October 2026, Largs Bay (SA 5016) scores 98/100 on the 27-indicator Ripehouse R-Score (ranked #335 of 15,286 Australian suburbs). It is classified as a Acute Rental Squeeze & Yield Expansion Market with a median house price of $1,000,000, median rent of $900/wk (4.7% gross yield), and vacancy rate of 1%.
How have house prices and rents performed in Largs Bay over the past 1 to 3 years?
Over the past 12 months, Largs Bay’s median house price moved -5.2% to $1,000,000, and +1.2% over the past 36 months. Median weekly asking rents moved +38.5% over the past year to $900/wk (4.7% gross yield).
What are the highest and lowest scoring streets in Largs Bay, SA?
Across 69 streets (2,207 addresses) in Largs Bay, 17 streets score 75 to 100 on the Ripehouse Street Score, led by Waverley Street (100/100, 77% owner-occupied), Sawford Street (100/100, 77% owner-occupied), Claughton Road (100/100, 77% owner-occupied). Meanwhile, 15 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 Largs Bay?
At Largs Bay’s median house price of $1,000,000, an 80% LVR purchase ($800,000 loan) requires approximately $248,000 in cash or usable home equity ($200,000 deposit plus around $48,000 for stamp duty and acquisition costs). At $900/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$273/wk before tax deductions.
What is the housing supply pipeline and economic profile of Port Adelaide Enfield Council?
Largs Bay is located in the Port Adelaide Enfield (SA) Local Government Area (population around 143,022, +5.1% 3yr growth). Annual building approvals sit at 2.1% of existing dwelling stock. Tracked major infrastructure spend is $8.9B. Top employment sectors are Manufacturing (18%), Retail Trade (11%), Transport, Postal and Warehousing (10%).
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.