Port Elliot is centrally located on the Fleurieu between Victor Harbor and Goolwa. Famous for the gorgeous Horseshoe Bay beach, this suburb is another highly desirable location for both residential and holiday living.
A caravan park, bowling green, public reserve and restaurant each claim the best position around Horseshoe Bay, which is protected by several little islands not far offshore where whale sightings are a regular attraction in winter. There is a small jetty at one end of the bay which is a well known fishing spot and popular with kids who like to jump off the jetty and have a swim.
At Horseshoe Bay, near the jetty, you'll find the Harbourmaster's walking trail.The walk takes you up from the bay over the headland to Rocky Bar, Green Bay and Knights Beach. The two kilometre circuit offers a great view back over Horseshoe Bay.
You can also head for the train station to catch the Cockle Train to Goolwa or Victor Harbor, follow the Port Elliot Maritime Heritage Trail on the foreshore of Horseshoe Bay or explore vantage points such as Freemans Nob and the cliff top walking path for stunning views of the Encounter Bay coastline.
Port Elliot is the place that everyone wants a home - the drawcards are Horseshoe Bay beach (one of the best in SA), its jetty and wonderful shops and quaintness of still being a lovely coastal destination.
At the back of Port Elliot on Waterport Road, there is a new precinct coming of age - it offers wines, coffee, art, hair stylist, fashion, fitness centre, and many other small businesses. You can get honey, bread, or pop into No. 58 Cellar Door for a pizza and a wine. The town itself is a model seaside village, renowned for its cafés, pubs and gift shops along The Strand, its wide choice of accommodation and a bakery regularly draw queues. The main street and side streets of Port Elliot are full of historical buildings, quirky shops and eateries. There are two heritage trails around the town. There are very good schools located on the Fleurieu and many sporting groups for the whole family to enjoy. Port Elliot is a great holiday destination as it offers great beaches for the family, surf beaches for the budding surfers and wonderful restaurants, eateries and bike and walking trails.
The suburb of Chiton was formed when boundaries for the locality were created via the division of the existing suburb of Hayborough along the boundary between the local government areas of the Alexandrina Council and the City of Victor Harbor.
The beachside area of Hayborough/Chiton (beachside of Port Elliot Road) has become more well-known since the Chiton Surf Life Saving Club was revamped.
This area is a much quieter part of the coastline compared to Port Elliot and Middleton and would make it more appealing for those wanting to relax and unwind for short stay purposes.
The Encounter Bikeway, which runs along Seagull Avenue, is very popular and connects the townships of Port Elliot and Victor Harbor.
You can also see the iconic Cockle Train, one of the region's most well know tourist attractions, running on weekends as it passes by along the foreshore.
The Inland area of Hayborough/Chiton features more established houses on well-sized allotments.
Housing estates such as Beyond and The Rise are now in their final stages/nearly built out which has seen great population growth in the area. Beyond is located only 250m from the soft sanded swimming beach of Chiton Rocks. Only 25 per cent of the entire development area is allocated to housing and roads, with 75 per cent dedicated to open space, parks and wetlands.
Housing estates such as Beyond and The Rise are now in their final stages/nearly built out which has seen great population growth in the area- Ben Heaslip, South Coast Realty
Opened in 2017, the Fleurieu Aquatic Centre has been a major draw card for people moving into the area, providing the region with a 25 metre, eight lane swimming pool, gym and other facilities including a rehabilitation pool, play club, cafe and outdoor barbecues.
The Fleurieu Peninsula is famous for many reasons.
Its natural beauty, its iconic attractions, its stunning array of bays and beaches and its proximity to one of Australia's best capital cities.
The region is also home to the internationally renowned wine regions that are the home of sustainable wine production, world-renowned labels and unparalleled gastronomic experiences.
Add to the list a mellow Mediterranean ambiance, undulating farmland, pretty coastal towns and the entrance to Australia's longest river - The Murray - and you've got more than the trifecta of a perfect place to live and love.
The Fleurieu Peninsula was given its European name by the French explorer Nicolas Baudin, as he explored the south coast of Australia in 1802, who named it after Charles Pierre Claret de Fleurieu, the French explorer and hydrographer.
Long before the British colonisation of South Australia the western side of the peninsula was occupied by the Kaurna people while several clans of the Ngarrindjeri lived on the eastern side.
Today, the area, which stretches around 140 kilometres from Sellicks Beach in the north to Middleton in the south east, is home to around 50,000 people and growing.
Traditionally, the Fluerieu has played a role as a holiday and retirement destination, but towns in the north are increasingly becoming part of Adelaide's commuting belt.
In 2022, the region is characterised by strong population growth with the SA Government's census based projections estimating the population of the Fleurieu could reach around 57,225 residents by 2026.
It's no wonder people are attracted to the area with suburbs such as Middleton and Normanville offering relaxed seaside living and towns such as Yankalilla and Strathalbyn offering the finest in rural splendour and a good dose of heritage.
The jewel in the crown is perhaps the Murray Mouth where the Murray River meets the sea and delivers wetlands, islands, lakes and wildlife, all which add to the rich tapestry of the area.
There is everything you need here and each suburb has something special to offer.
Victor Harbor is considered the centrepiece of the Fleurieu Peninsula and has an ever growing population.
Predominantly a retirement lifestyle and holiday destination, the area is attracting a growing amount of families settling in the town who are also attracted to the climate and its proximity to Adelaide. Victor Harbor is surrounded by stunning natural beauty and is a major tourism drawcard.
It has good shopping facilities with multiple supermarket chains in residence.
The essential services are considered to be well covered with a private hospital, aged care facilities and good public transport to Noarlunga and Adelaide all available.
Highlights of the area are Granite Island and the horse drawn tram, excellent whale watching opportunities in the winter and markets and festivals held throughout the year.
Victor Harbor is the hub of the Fleurieu and a beautiful place to live.
There are seaside areas/beaches and gorgeous rugged coastlines, lovely white sands and blue ocean, lots of parks and playgrounds, numerous walking and cycle pathways and the renowned causeway (newly upgraded) with the ever popular horse tram to Granite Island.
Victor Harbor central is a mixture of older homes on large blocks and smaller units and villas on small blocks which are home to many of the elderly population. There are a number of executive homes and apartments for holiday home and investment buyers along the seafront areas and these expand out to the lifestyle properties on small acreage that are also popular with young retirees and families.
The surrounding suburbs (Hayborough and Encounter Bay) have new housing estates that are also perfect as permanent or investment purchases, holiday rental and family living. Residents can enjoy local football, tennis, basketball, cricket, lawn bowls, soccer, table tennis, horse riding, hockey water sports and surf lifesaving activities and the town has a new aquatic centre.
"We are a big tourist destination for day trips and for holiday stays. Christmas school holidays and Easter are huge here for visitors. So are most weekends throughout the year now. It is an easy drive from the city suburbs - perfect for day trips. Who wouldn't want to come to the beach for a holiday!"
Encounter Bay in particular is famous for the meeting between early explorers Nicolas Baudin and Matthew Flinders in 1802, both of whom were charting the Australian coastline for their respective countries (Britain and France).
Today, people come from all over the country for its natural beauty and the fishing, surfing, whale watching, scenery, lifestyle and general ambience of the area.
Located four kilometres south of Victor Harbor, this suburb offers a laid back beach lifestyle with most conveniences located within a couple of kilometres of the seafront and a demographic considered to be a fairly even split between retirees, holiday home owners and permanent residents.
There are plenty of walking trails, bike tracks and reserves for leisure pleasure and a range of locally organised groups cater for a variety of activities.
The commute to the southern suburbs of Adelaide for work or major shopping centres is anywhere between 45 minutes (Marion) or an hour and twenty minutes to Adelaide.
Medical facilities in town are good and if required the drive to Flinders major hospital is around one hour.
This area is very much a rural area with all of the property groups covered.
The style of properties is vast and can include anything from a cosy beach shack to a stand out million dollar home and everything in between.
There are several retirement villages to choose from as well as new estates which will appeal to a range of buyers or investors.
The current mix of residents is varied and whilst it feels predominantly like a retirement enclave there is probably an equal amount of holiday home owners and other permanent residents.
Almost every sport is covered across the area with the football/netball clubs, lawn bowls, golf, hockey, riding, cycling, canoeing, paddling, surfing and fishing catered for. Living in Encounter Bay you are never really more than 15 minutes away from any services or conveniences you may need such as schools (public and private), medical, shopping, cafes and restaurants, fuel, hardware and aged care.
McCracken offers a quieter lifestyle on the northern outskirts of Victor Harbor.
It's location means you can be away from the hustle and bustle of a busy regional township but access the additional services you need such as schooling and shopping.
A large portion of McCracken is taken up by the McCracken Country Club which has stunning views over the surrounding landscape.
If you love golf, you'll love McCracken.
It's course was designed by Tony Cashmore and offers coastal breezes and elevated fairways. The par 72 course features 74 bunkers and water in play on several holes with 14 lakes constructed within a beautiful setting of natural watercourses and gentle slopes.
The Kleinigs Hill Lookout is located at the top of the hill along Hindmarsh Road. It offers panoramic views across Victor Harbor, Encounter Bay and Granite Island. The view can be further enjoyed using the telescope at the site. Kleinigs Hill Lookout also features Kondoli - the local Symbol of Reconciliation, a mosaic tile whale feature. Kondoli the whale has always been important for the Ramindjeri and Ngarrindjeri people.
McCracken should appeal to families and couples looking for established homes with spacious floorplans and on generous sized allotments.
McCracken has become more desirable since the recent acquisitions of Aldi and Coles saving residents the trip into central Victor Harbor.
It also has the Encounter Lutheran College which caters for students from Reception to Year 12 making it an ideal option for young families.
One of the main draw cards is the McCracken Country Club, well known for its golf course and regular weekend competitions.
This resort also offers great dining and entertainment and has a gym and swimming pool available for use by its members.
McCracken Estate has homes fronting the golf course with open space views of the surrounding elevated areas of McCracken and uninterrupted ocean views of Granite Island and the Victor Harbor township.
It is a short walk to the foreshore after crossing Hindmarsh Rd and walking along the Hindmarsh River boardwalk.
Known affectionately to locals as 'Normy', Normanville is a popular seaside resort town.
Normanville has the best of both worlds; a beautiful rural area with trees, paddocks and rolling hills on one side and one of South Australia's most beautiful beaches on the other.
It has two great caravan parks and fabulous eateries located in the main street. The local surf lifesaving club and beach café are both on the foreshore at Normanville, with a great lawn area for people to relax, watch or play in the water and eat some hot chips!
You can take a stroll along the beach to the beautiful seaside town of Carrickalinga, catch a glimpse of the occasional dolphin in the water or even spot a whale at the right time of year.
Nearby, the Deep Creek Conservation Park is the largest portion of remaining natural vegetation on the Fleurieu Peninsula and is home to an array of native wildlife such as western grey kangaroos, short beaked echidnas and 100 species of birds that can be heard and seen while walking in the park. There are several golf courses in the area including The Links Lady Bay, Wirrina Cove Golf and Country Club and the Yankalilla Golf Club.
The area or Normanville, Carrickalinga and surrounding area is gaining in popularity due to its proximity to Adelaide and suburbs. A quick 70-minute drive from the city and you will be relaxing and unwinding.
Property prices are increasing, and this is due to several changes within working conditions, the ability to work from home and people now making the decision as to where they would like to eek out a living, other than Adelaide - hence townships within a reasonable commute from the city have become desirable. Normanville offers great family living for all generations - farmers retiring off the land, families moving to a relaxed lifestyle and retirees. It is a great holiday destination or place to own your own holiday home so you can enjoy a getaway whenever you please.
Both Normanville and Carrickalinga are known for their family friendly beaches, the surrounding natural beauty and the Normanville New Year's Eve Pageant. Normanville is also appealing as it has a large area school catering for students from reception to Year 12, and a primary school at Rapid Bay.
Considered the new central gateway to the coast, Hayborough is a growing suburb for families and businesses alike with its thriving community and fantastic beach lifestyle.
The size of Hayborough is approximately two square kilometres and the population is around 2300 people.
Traditionally, Hayborough has been divided into two intra suburbs, beachside and non-beachside Hayborough.
Beachside Hayborough is a mix of old style holiday homes and is being increasingly developed with townhouse style duplexes on the waterfront or much larger architecturally designed homes.
Beach shacks are being knocked down and developed all through this area for holiday as well as permanent living.
There is a new commercial hub in the area encompassing the Bunnings hardware/Coles supermarket site and Aldi.
The centre gateway is the large roundabout which directs traffic from Adelaide to Port Elliot, Middleton, Goolwa, Victor Harbor and Encounter Bay.
Old Hayborough has standard homes used by families and retirees.
Hayborough shares its sporting clubs which include football, surf lifesaving, tennis and cricket with the neighbouring suburbs of Port Elliot, Chiton and Victor Harbor.
This area has seen a change in demographic in recent years to younger couples and families.
The newer developed areas of Chippendale and now The Rise, have new contemporary homes for families and is considered the most popular area to build at present.
Beachside lifestyle, traditional living plus modern new builds and now a commercial corridor for the coast, makes for a diverse and active suburb with a great lifestyle.
New family homes, beach shacks changing to more permanent quality homes with high end values along the beachfront, commercial buildings in the gateway area and the recently expanded Encounter Lutheran College have attracted new families to this expanding suburb.
The number of permanent homes is increasing so the development of new sporting clubs and the expansion of existing ones are occurring to meet the increasing younger population.
Yankalilla is an agriculturally based town nestled in the Bungala River valley, overlooked by the southern Mount Lofty Ranges and acts as a service centre for the surrounding farming district.
Only one hour's drive south from Adelaide's CBD, its rolling hills are home to 750 square kilometres of dairy farms and grazing lands, pine forests, conservation parks and bushland.
The hills and valleys give way to 90 kilometres of coastline where rugged cliffs and 30 kilometres of spectacular white sandy beaches provide year-round attraction.
Yankalilla has several community-based facilities and organisations, including health, education and sporting facilities and several festivals are held throughout the year. The town is host to various sporting clubs from football and netball to cricket, hockey, tennis, bowls, golf club, a gym and a skate park can be found too.
There are many sites of interest around the area including walking trails, a heritage trail, a museum, a memorial park and a local market that is held monthly.
Yankalilla offers country living with a short drive to the coastal townships of Carrickalinga and Normanville, or you can drive through to Rapid Bay, Second Valley Cape Jervis and Wirrina Cove.
There are service groups and clubs along with environmental groups, animal conservation and soil monitoring groups. The Yankalilla Agricultural Show, Easter Art Show and New Year's Eve Pageant are all a great sight to be seen and draw visitors from near and far.
Yankalilla is the type of town you'll find farmers gravitating toward when they decide to retire and downscale- Ken Ninnis, South Coast Realty
Yankalilla is the type of town you'll find farmers gravitating toward when they decided to retire and downscale. It is also appealing to tree/sea changers who want to move away from a city lifestyle to a more relaxed way of living. This is a great place for families to eek out a living with all the amenities that you need in the area; in fact it's a great location for all - retirees, singles and couples.
The Yankalilla district has a small permanent community of 5572 people which can swell during busy holiday period with thousands more weekend residents and visitors. It has a good variety of shops, with one of the drawcards the well known Yankalilla Bakery, colloquially called the "Yank" bakery.
Strathalbyn has a wonderful mix of local businesses, magnificent old buildings and lovely parklands along the Angas River.
Recognised nationally for its main street full of antique shops, Strathalbyn has a history dating back to 1839. It's no wonder there is a true sense of community here.
The town is a service centre for a diverse range of agricultural activities that occur in the surrounding areas including livestock, fodder, cropping, olive plantations, turf farms and the nearby Langhorne Creek wine region.
Only 45 minutes from Adelaide, there is much to see and do.
Considered the eastern gateway to the Fleurieu Peninsula, Strathalbyn is also only a short drive to the Murray River and Lower Lakes, Ramsar Wetlands, conservation parks, culturally significant sites, coast and hills.
Living options are plentiful with a blend of heritage buildings, cottages and conventional homes along with the recent new land subdivisions for those seeking to build their ideal home.
The Strathalbyn Racecourse is the largest provincial circuit in South Australia with a total track circumference of 1690 metres.
Locals have always known Strathalbyn is an excellent area to live, work and play.
Blessed with an array of community groups, churches, sporting clubs, specialty shops and tourist attractions, there is a bit of everything for locals and visitors.
With the recent resurgence in status of rural communities - their core values, natural resources and what rural communities have to offer - the demand for properties has been challenging for many seeking a suitable property.
Even though there were 206 homes sold in Strathalbyn in 2021, as compared to 140 in 2020, due to the increase in demand there has been a noticeable increase in prices.
Median home prices in Strathalbyn climbed from $390,000 to $447,000 during 2021 and at the same time vacant land climbed from $159,500 to $178,000.
In the surrounding areas both lifestyle properties and farmland has also followed this trend.
Although prices for homes range from $300,000 to mid one million the majority of homes sold in the $400,000 to $800,000 price bracket.
This is the new go to suburb on the Fleurieu for holiday accommodation.
The town has always had a surfing culture with a new generation of teenage surfers sharing the surf with their parents and grand parents.
It has the advantage of a beach break plus a reef/point break giving those who wish to venture into the water options to meet their skill set.
The long sandy beach that connects with Goolwa beach is considered one of the most beautiful on the coast.
Old Middleton, or Minnacowie, has been a tightly held area and now has an eclectic blend of new and old homes scattered through the area.
Bike paths and natural coastal dunes allow those who want to explore to connect with the rest of the Southern Fleurieu community.
Middleton shares it's sporting clubs which include football, surf lifesaving, tennis and cricket with the neighbouring suburbs of Goolwa and Port Elliot.
The number of permanent homes is increasing so the new high school at Goolwa will service the growing population that is slightly younger and family based than the previous 10 years.
National and state surfing competitions are held regularly in the Middleton surf.
The style of homes has changed over the years from coastal beach shacks and 70's brick homes to the new architectural designed holiday homes that are large and palatial.
The beachfront is ever changing with replacement of old for new. The outer fringes are still rural farming allotments but yet again the lifestyle demand for space that has been driven by Covid has changed the dynamics of the farming properties. Most blocks in the area are larger as the area has no sewage system and therefore septic's are used and require more green space per household to run away the grey water.
The local general store has been revamped and the Middleton bakery is becoming extremely popular as are the surf schools, surf shop and the Middleton Tavern.
There are new cafes and shops opening in the services precinct, including a doctors surgery, pharmacy and other allied health facilities.
There are landscaping and building supplies and access to the Goolwa airport. The local bus service runs through Middleton as do the school buses. Middleton has its own train station for the historical Cockle Train.
Goolwa is an historic river port on the Murray River near the Murray mouth in South Australia, and joined by a bridge to Hindmarsh Island.
The name "Goolwa" means "elbow" in Ngarrindjeri, the local Aboriginal language, and the area was known as "The Elbow" to the early settlers.
It offers a laid back lifestyle with a wide range and style of homes from the older coastal shacks right through to the modern three storey beach side stunners.
Goolwa offers a steam-to-steam experience with PS Oscar W, a 100 year old authentic paddle steamer, and the Cockle Train, a steam train journey.
The town still has many historical features, its present day life is as a busy regional centre with great pubs, a microbrewery, restaurants and cafés, and is a popular gateway to the Coorong National Park and the lakes system at the mouth of the Murray River.
In it's heyday, Goolwa was the only place in Australia where paddle steamers and steam trains met to carry produce inland for shipping overseas.
The Encounter bike track runs from Goolwa Beach all the way through to Encounter Bay.
There are many sporting facilities nearby including local football, netball, tennis and golf as well as boating activities such as sailing, water skiing and fishing.
This beautiful coastal town where the river meets the sea is only one hour and 15 minutes drive south of Adelaide and offers not only permanent living but plenty of holiday homes to choose from for that beach escape.
Goolwa is one of the only beaches where you can drive along the beach, set up camp for the night and search for cockles or fish. A home recently sold in Goolwa Beach for a record breaking price of $1.64 million. This was off the waterfront that had beautiful sea views from two levels.
The average block size in Goolwa Beach area is approximately 800 square metres. Many of the older homes are being knocked over and replaced with new builds.
Goolwa Beach suits the whole family with both safe swimming and surfing beaches. More people are discovering that this town is a place to live permanently as it has so much to offer.
Goolwa Beach is becoming one of the most sought after coastal areas in SA.
Hindmarsh Island, located in the Murray Mouth where the fresh water meets the sea, offers the best of many worlds with those seeking to be near water having their desires well met.
At 66.8 square kilometres, this is an Island, in a river, by the sea and offers all of the water based activities you could imagine - fishing, boating, sailing, exploring the Coorong, kayaking, paddle boarding, canoeing and so on.
The Island is only a five minute drive to Goolwa which has amenities such as supermarkets, the post office, medical centres, gift shops and the wharf markets along with many cafes, bakeries, restaurants and wine bars.
The spectacular Hindmarsh Island Bridge is an amazing location for fireworks and you'll also find the Coorong Café which serves local seafood and hosts live local music, like Jessi Jasmine and Luke, Juliet Oliver and Garry Searles. The Hindmarsh Island Caravan Park is spread over 22 acres of natural land.
With a population of around 1400 residents, Hindmarsh Island can cater people looking for permanent living, a holiday destination or those seeking a lifestyle change on small acreages.
Those looking to downsize should consider the over 50's lifestyle village, Alexandrina Cove, complete with its own courtesy shuttle bus to Goolwa.
Hindmarsh Island has an award winning fresh water marina, considered the largest of its kind in the southern hemisphere, called Coorong Quays which was master planned and spans over 300 hectares. Coorong Quays specifically enjoys a communal vegetable garden, boat services and slipways, caravan storage, bike tracks and boardwalks, a fuelling station, club house and the resident's reserve with a split level jetty and nature play picnic area. If you are looking for real estate you can choose from waterfront homes, conventional homes, townhouses or waterfront villas to lovely old shacks and lifestyle properties. Land sizes vary from courtyard lots from 270 square metres, manageable sized five acres lots to larger land holdings of 88 acres or more. Residents are treated to a range of festivals and events such as the Vogalonga Down Unda, Jazz on the Water, The Wooden Boat Festival, dragon boat racing and boat cruises.