Black Forest Property Management

Property Management By Investors, For Investors

Black Forest is a renters’ suburb as much as an owners’ one. In 2021, renters lived in 38.9% of its occupied homes (the South Australian rate was 27.6%), and flats or apartments made up 32.0% of dwellings, close to five times the state share of 6.8%. Separate houses were most of the rest, at 58.7%.

That gives a landlord here two distinct products: a one- or two-bedroom unit competing with plenty of similar stock, and a family house on its own land. Axiom Realty doesn’t have a local office in this pocket; we look after owners Adelaide-wide, and every rental runs on the same inspection and reporting routine.

Top Rated Adelaide Property Managers

Axiom described in 20 words

Straight Forward

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Honest

Quality

Value

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Competence

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Pleasure To Deal With

Based on 150+ five-star reviews

across Google, RateMyAgent and Facebook

We have a seamless and sweet experience buying a property with Axiom and then rented it out in a week through them. Certainly recomment Axiom and in particular Amir to anyone :-)

★★★★★ehsan sharifiGoogle · November 20, 2023

01 / 08

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About Our Rental Management

Results, Delivered.

Black Forest Rental Market & Median Rents

See what local landlords are earning

Recent market data for Black Forest (Adelaide metro) shows median house rents sit around $670 per week, while median unit rents reach approximately $525 per week. Located 4.2 km from the Adelaide CBD, the area maintains strong inquiry rates from quality long-term renters. Understanding current localised price benchmarks helps property owners price competitively and minimise vacant days between tenancies. Our experienced team monitors yield trends across Black Forest to assist landlords with strategic rent reviews. Request a free rental appraisal to see what your home could earn.

Managing Black Forest Units and Houses

Unit schemes, ageing houses, consent

Much of Black Forest’s flat stock sits in small strata or community schemes, so every repair starts with a boundary question. In many schemes the shared driveway and the building’s exterior fall to the corporation; the oven inside your unit is yours. We liaise with the scheme’s manager on shared defects, settle levy notices from your rent without a surcharge, and make sure each incoming tenant has read the scheme’s rules on pets, parking and noise.

The suburb was established in 1850 and named for the dense bushland that once covered the Unley district, and its houses come from many decades. Older homes tend to show problems slowly: a weeping tap, a cracked tile, a gutter pulling away. Four times a year our property managers inspect and photograph the home, so those small jobs get fixed while they are still cheap.

Black Forest is in the City of Unley. Outside changes there may need planning consent, and PlanSA lists the zone and overlays for every lot. A job that looks like it needs approval is put to you before any trade is called. Everything else we do is on the residential property management page.

Who Rents in Black Forest

Transport, small households and your income

Public transport use here runs well above the state rate. In 2021, 12.1% of workers commuted on buses, trams or trains, against 5.3% statewide, and 4.6% used the tram alone. The Glenelg tram line runs along the north-western edge, the Seaford railway line along the south-eastern edge, and buses use South Road and East Avenue.

Households lean small. A person living alone made up 32.1% of households and group households 5.1%, and 34.7% of homes had two bedrooms. Professionals were 33.4% of employed residents, and hospitals, aged care and higher education were leading industries. India, England and Nepal were the top overseas birthplaces. A unit within walking distance of a tram stop, with parking and decent heating and cooling, suits these tenants, and a tenant who renews spares you an empty fortnight and fresh advertising.

Rent reaches you in twice-weekly payouts. Nearby, our managers also cover Glandore, Clarence Park, Everard Park, Forestville and Millswood.

Suburb breakdown

Black Forest at a glance

Rents from Axiom’s local market notes.

Median house rent: $670; per week
Median unit rent: $525; per week
To the GPO: 4.2 km; straight line
Nearest Axiom listing: 2 km; westbourne park
Postcode: 5035; Central Adelaide

Around Black Forest

Median house rent

< $635
$635–$665
$665–$698
$698–$780
$780+

Axiom Realty near Black ForestThe closest Axiom listings

No.	Address	Suburb	Bed · Bath · Car	Price
01	80 Angas RdWestbourne ParkFor Sale	Westbourne Park	3 · 2 · 4	Contact for price
02	4 King StUnley ParkFor Sale	Unley Park	3 · 1 · 1	$1,750,000
03	4 King StUnley ParkLeased	Unley Park	3 · 1 · 1	$740 /week
04	56 Kingston AveDaw ParkLeased	Daw Park	4 · 2 · 2	$1,010 /week
05	19 Moriane AvePanoramaLeased	Panorama	4 · 1 · 2	$620 /week
06	65/255 Hindley StAdelaideLeased	Adelaide	1 · 1 · 1	$485 /week

Nothing listed in Black Forest itself right now. Join Property Watch to hear first when something comes up.

Common Black Forest Property Management FAQs

Have a Question?

A mix of units and houses. In 2021, 58.7% of Black Forest homes were separate houses, 32.0% were flats or apartments and 8.4% were townhouses or semis. Two-bedroom homes were 34.7% of the total, which matches the suburb’s many one- and two-person households.

It widens the pool of tenants. At the 2021 Census, 4.6% of working residents caught the tram and 12.1% used public transport of some kind, both well above the state rates. We mention the walk to the tram or train in the listing where it applies.

The strata or community corporation, normally through its manager. We report the fault to them for you and follow it up, so your rent isn’t spent on work the corporation should cover.

Through PropertyMe, which holds every owner statement for you around the clock. Council rates and SA Water are covered out of rent without a surcharge, and a photo report follows each quarterly inspection.

We keep our pricing simple and transparent: an all-inclusive management fee with no admin charges or hidden extras. We’ll give you a written quote for your property, with every cost set out before you sign.

So, why do customers love us?

our

[

Principles.
Values.
Honesty.

]

build relationships,

trust, and mutual respect.

Our formula:

People > Profits =

Happy

Landlords

Happy

Tenants

People > Profits =

Higher Return on investment

By placing people at the heart of what we do the landlord-tenant relationship becomes a matter of genuine trust and good-will, instead of duties and responsibilities.

Less

Maintenance

Low

Vacancy Rate

Reduced

Risk

Longer

Tenancies

Peace of Mind

Our letting process...

Join Other Local Landlords

Join the growing list of property investors managing successfully with Axiom Realty.

Marketing your property

All eyes on your property across digital and traditional media ensures access to the most qualified tenants and drives up rental yield.

Photog, Video, Virtual Tours, Social, Ads… you name it, we offer it.

Tenant Selection

A tried and tested tenant selection process filters through any red flags and vets applicants across 18 identifiers.

We consider human factors too – and do our best to bring good people together.