Accommodation in Adelaide

As a newcomer, you will find that accommodation in Adelaide is much cheaper than in Sydney or Melbourne. As in most cities, though, house prices tend to increase the closer you are to the city centre.

Before setting out on a house hunt, consider transport links, proximity to work and school, your budget, and your lifestyle. In some cases, you may need to sacrifice one aspect for another.

Areas and suburbs in Adelaide

Adelaide offers a wide variety of neighbourhoods, so whether you’re after a bustling community vibe or a quieter suburban lifestyle, you’ll find something that suits your needs. Searching for the best places to live in Adelaide can be exciting, as each suburb has its own unique character.

The city is compact, and it rarely takes more than 20 minutes to cross Adelaide, so you aren’t confined to areas right next to your work or your children’s schools. Many choose to rent initially until they get a better feel for Adelaide’s many unique neighbourhoods, such as the family-friendly Medindie, the lively Brompton, or the picturesque coastal suburb of Glenelg.

If you want to learn more, check out the Best (and Worst) Areas and Suburbs in Adelaide.

Types of accommodation in Adelaide

Adelaide is situated at the foot of a scenic range of hills, and most of the accommodation consists of low-rise houses, usually one or two-storey buildings. High-rise apartment blocks are rare and mostly found around the city centre.

When you move to Adelaide, expect the housing to be modest yet comfortable. Much of Adelaide’s real estate is older, and this gives it a charming, established feel. Renovated properties tend to command higher rents, so if you’re seeking something more modern, be prepared for a steeper price tag.

Summers in Adelaide can be sweltering, while winters can get surprisingly cold. It’s well worth seeking out a place with air conditioning or ceiling fans for the summer and heating facilities to keep you warm in the winter.

Furnished vs unfurnished

In Adelaide, most rental properties are offered unfurnished, which gives you the freedom to decorate and furnish your new home just the way you like. Unfurnished properties are often more budget-friendly than furnished homes, but remember that you will need to source all your essentials, from couches to kitchen utensils.

Furnished accommodation, while less common, can be a good option if you’re planning a shorter stay or don’t want the hassle of buying furniture. It’s worth noting that these properties tend to be pricier, but they offer the convenience of moving straight in without much fuss.

Short lets

Short lets are a great solution if you’re moving to Adelaide temporarily or simply want to get a feel for the city before committing to a long-term lease. These can be found through serviced apartments or online platforms like Airbnb. Short-term rentals offer flexibility, especially for expats or those in Adelaide for a short work assignment.

Bear in mind that short lets can be more expensive on a per-night basis compared to longer-term leases, but the ease and convenience they offer can often outweigh the cost. These rentals are typically furnished, making the transition to Adelaide as smooth as possible.

Finding accommodation in Adelaide

The best way to find accommodation in Adelaide is to check reliable online property portals like Realestate.com.au and Domain. These websites give you a good overview of what’s available, covering various price ranges and different suburbs. You can also look at local newspapers, consult estate agents, or simply ask around – word of mouth is often an underrated tool in finding a hidden gem.

The rental market in Adelaide is competitive, so move quickly if you find a property that ticks your boxes. Be cautious, though – always inspect the accommodation in person before signing anything or making payments. Rental scams do exist, and seeing the property yourself is the best way to avoid pitfalls.

Useful links

• Realestate.com.au
• Domain
• South Australian Government: Renting and Letting Information

Renting accommodation in Adelaide

Making an application

A system known as the ‘100-point identification check’ is used across Australia for rental applications. You will need to provide identification documents that add up to at least 100 points. Common documents include an Australian driving licence (50 points), passport (50 points), and additional documents such as a Medicare card or utility bill to reach the required total.

To stand out in Adelaide’s competitive rental market, it’s wise to prepare your documentation beforehand. Include proof of income and references from previous landlords, and submit your application as quickly as possible once you find a suitable property. Adding a cover letter explaining why you would be an ideal tenant can also help set you apart.

For more on renting, be sure to read Renting Accommodation in Australia.

Leases and deposits

Most leases in Adelaide are for 12 months, although some landlords may be open to negotiating a shorter or longer term. Always read through your lease carefully, as it will detail key conditions, including how and when rent can be increased. Landlords in South Australia must give at least 60 days’ notice for any rent increase.

When you sign a lease, you’ll need to pay a bond, typically equivalent to four to six weeks’ rent. At the end of the lease, the bond is returned to you minus any deductions for damage or cleaning costs. It’s always a good idea to document the condition of the property thoroughly at the beginning of your lease to avoid disputes later.

Paying rent

Rental prices in Adelaide are quoted per week, which differs from many other countries where monthly prices are standard. Rent payments are typically made fortnightly or monthly, depending on the agreement with your landlord. Make sure to clarify the payment schedule and any late fees to avoid surprises.

There are no strict rent caps in South Australia, but landlords are required to give tenants at least 60 days’ notice before increasing the rent. For ongoing agreements, rent can only be increased once every 12 months, which helps provide some stability for tenants.

Utilities in Adelaide

When renting in Adelaide, you will typically be responsible for setting up and paying for utilities, including water, electricity, waste removal, and gas. 

Utility setup for houses usually involves contacting providers directly, while some apartments may have certain utilities included in the rent. Be sure to ask your landlord about any utility responsibilities before signing the lease.

Electricity and gas

Electricity and gas in Adelaide are provided by major companies such as AGL, Origin Energy, and EnergyAustralia. Each provider offers distinct plans, including renewable energy options, off-peak rates, and bundle discounts if you combine both services.

To set up electricity and gas, you’ll need to contact your chosen provider a few days before moving in. Check your lease to see which utilities are included in your rent, as apartments sometimes include gas or water when sharing a meter. Keep in mind that connection fees generally apply. Urban areas of Adelaide have access to piped gas, but in more remote areas, bottled gas may be necessary, requiring periodic refills.

Water

Water services in Adelaide are managed by SA Water. As a tenant, you’re typically responsible for paying for your water usage, while landlords typically cover sewerage and supply charges. Always confirm these responsibilities with your landlord before moving in to avoid misunderstandings. If your property has a separate meter, you’ll receive your bill directly from SA Water; otherwise, the landlord may handle it and add the cost to your rent.

During Adelaide’s summer months, water restrictions are sometimes imposed to help conserve resources. Make sure to keep informed about these restrictions, as failure to comply can lead to penalties. The tap water in Adelaide is safe to drink, although some residents prefer filtered water due to the tap water's mineral taste.

Bins and recycling

Waste management in Adelaide is handled by local councils, which provide three types of bins: general waste, recycling, and green waste. General waste is collected weekly, while recycling and green waste are collected fortnightly. It’s important to follow the recycling guidelines provided by your council to ensure you’re sorting waste properly – incorrect sorting can lead to missed collections or even fines.

If you’re living in an apartment, waste collection may work differently, often with communal bins rather than individual ones. Check with your landlord or property manager to understand how waste management is organised in your building.

Internet

Most properties in Adelaide have access to the NBN (National Broadband Network), providing reliable wired internet. Major providers like Telstra, Optus, and TPG offer a range of plans, so whether you’re working from home or need fast speeds for streaming, there will be an option for you. Choosing a higher-speed plan is advisable if multiple devices will be connected simultaneously.

NBN coverage might be limited in some rural or outer suburbs. In such cases, alternatives like mobile broadband or fixed wireless can be suitable options. Internet setup can take a few days to a week, so it’s wise to arrange it beforehand to avoid any connectivity issues once you move in. Keep an eye out for bundle deals, as many providers offer discounts when internet services are combined with electricity or gas.

Useful links

• AGL, Origin Energy, and EnergyAustralia
• SA Water
• National Broadband Network
• Telstra, Optus, and TPG