Regional NT · Alice Springs
Alice Springs is Australia's quintessential outback town, defined by its location at the nation's geographic heart. It possesses a unique character blending rugged desert landscapes with a vibrant, multicultural community. The town serves as a crucial service hub for Central Australia, resulting in a diverse population and a surprisingly dynamic arts and culture scene, deeply influenced by the region's rich Indigenous heritage. Life here is relaxed and community-focused, offering a distinct alternative to metropolitan living.
Market snapshot
Price register · May 2026
Median house
$450,000 - $600,000
Mid-band $525Kspread 29%
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Create Your Free ProfileLast reviewed 14 May 2026
Median unit
$250,000 - $350,000
Mid-band $300Kspread 33%
Days on market
~57-133 days
Median listing-to-sold window. Shorter = tighter buyer field.
Auction clearance
45% to 55%
Share of auctions sold. Brisbane skews private-treaty.
Rental yield
5.7% to 6.7%
Gross yield on house stock. Premium suburbs compress.
5-year house-price growth
-9% to +11%
cumulative since 2021Who buys here
Government and healthcare professionals · Lifestyle-driven families · Tourism and hospitality workers
5-year trend
Modelled trajectory anchored on aggregated 5-year median figures. Indicative; not month-by-month observed data.
Market analysis
The Alice Springs property market presents a compelling case for investors focused on rental returns, while offering a more nuanced picture for capital growth. As of May 2026, the market is characterized by exceptionally strong rental yields, with houses generating around 6.2% and units performing even more strongly. This is underpinned by a very low vacancy rate of just 0.52%, indicating persistent and high rental demand, likely fueled by the transient nature of a workforce reliant on government, healthcare, and tourism sectors.
The median house price sits at approximately $532,000, showing modest year-on-year growth of around 3.8%. In contrast, the unit market, with a median of $299,000, has seen a decline over the past 12 months. This divergence suggests buyers are prioritizing detached houses. Longer-term growth has been subdued, with five-year house price growth hovering around just 1.0%, indicating a market that values stability over speculative growth.
Demand-side indicators suggest a balanced, if not slightly cooled, buyer's market. Properties are taking an average of 95 days to sell, and the auction clearance rate is a moderate 50%. This provides buyers with negotiation power and reduces the pressure seen in more heated metropolitan markets. The high renter-to-owner ratio, at about 46%, further solidifies the town's status as an investor-centric market.
With rental yields exceeding 6% and a chronic undersupply of rental stock, Alice Springs is a standout market for cash-flow positive investment.
Supply dynamics are stable, with minimal new building approvals, which should protect against oversupply and support property values in the medium term. For investors, the thesis is clear: Alice Springs offers a robust cash-flow opportunity. The key is to target well-maintained properties that appeal to the core tenant base of professionals and government workers. While rapid capital appreciation is not the primary drawcard, the strong yields and stable economic base provide a solid foundation for a long-term investment strategy.
Why a buyers agent
Engaging a buyer's agent in Alice Springs is critical for navigating a market with unique local nuances that are often missed by remote buyers. The town's property landscape is segmented, with significant variations in character, quality, and desirability between different suburbs and even streets. An agent with local expertise can distinguish between a high-performing investment street and an adjacent one with underlying social challenges that don't appear on a map. Furthermore, with properties taking over three months to sell on average, an experienced local agent can provide invaluable intelligence on pricing and negotiation, ensuring you don't overpay in a market where asking prices can be ambitious. They possess a deep understanding of the key employment drivers - government, health, and tourism - and can identify the specific property types and locations most sought-after by the core tenant base. This insight is crucial for securing a low-maintenance, high-return investment in a market where tenant quality is paramount.
With house rental yields around 6.2% and unit yields often higher, Alice Springs is one of Australia's strongest markets for investors seeking positive cash flow. The extremely low vacancy rate ensures consistent rental income.
Living in Alice Springs offers a lifestyle unlike anywhere else. It provides direct access to iconic Australian landscapes, a vibrant Indigenous culture, and a close-knit community, all while having the amenities of a regional centre.
The town's economy is anchored by stable employment in government, healthcare, and defence sectors. This provides a resilient economic base that supports the local property market and reduces volatility.
Compared to Australia's major capital cities, Alice Springs offers a significantly more affordable entry point into the property market for both houses and units, making it accessible for first-home buyers and investors alike.
Compare
| Metric | This suburbAlice Springs | NearbyDesert Springs | NearbyEast Side | NearbyGillen |
|---|---|---|---|---|
| Median house | $450,000 - $600,000 | $625,000 - $850,000 | $475,000 - $650,000 | $400,000 - $525,000 |
| Median unit | $250,000 - $350,000 | $325,000 - $450,000 | $300,000 - $400,000 | $275,000 - $350,000 |
| Auction clearance | 45% to 55% | — | — | — |
| Days on market | ~57-133 days | ~55-129 days | ~47-109 days | ~45-105 days |
| Year-on-year growth | -1% to +9% | +1% to +11% | +5% to +15% | +1% to +11% |
| 5-year growth | -9% to +11% | -7% to +13% | +5% to +25% | +1% to +21% |
| Rental yield | 5.7% to 6.7% | 6.6% to 7.6% | 6.8% to 7.8% | 7.0% to 8.0% |
| Postcode | 0870 | 0870 | 0870 | 0870 |
Snapshot date varies by suburb; see individual suburb pages for figures.
The place
Alice Springs, known as Mparntwe to the traditional Arrernte owners, is the vibrant heart of Central Australia. Nestled between the stunning East and West MacDonnell Ranges, its character is a fusion of ancient Indigenous culture, pioneering history, and a modern, resilient community. The town centre, particularly the Todd Mall, offers a range of shops, cafes, and galleries, including the Araluen Arts Centre, which is a major cultural hub for the region.
Education is well-catered for with a mix of public and private schools. Notable institutions include Centralian Senior College for years 10-12, Alice Springs School of the Air providing distance education, and several primary schools such as Larapinta Primary, Our Lady of the Sacred Heart College, and The Alice Springs Steiner School.
Transport within Alice Springs is primarily car-based, though a public bus network services the town, with routes converging at the Gillen Interchange. For travel beyond, the Stuart Highway provides a direct link north to Darwin and south to Adelaide, while Alice Springs Airport connects the town to major Australian cities. The legendary Ghan passenger train also stops here on its transcontinental journey.
Recreation is defined by the spectacular natural surroundings. Anzac Hill provides a panoramic view of the town and ranges. The Alice Springs Desert Park showcases the unique flora and fauna of the region, while the Alice Springs Golf Club is famous for its immaculate greens set against a desert backdrop. The town serves as a gateway for exploring iconic landscapes, making it a hub for residents who appreciate an outdoor lifestyle.
Frequently asked
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The 5-year trajectory is a modelled curve anchored on the documented cumulative growth rate. Editorial review: 14 May 2026. Updated quarterly.
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