Exclusive Opportunity — Confidential31–41 Jobson Road
Bolivar
A rare 1.94-hectare holding at the epicentre of Northern Adelaide's industrial transformation — poised for Strategic Employment rezoning under the Bolivar Code Amendment.
The Definitive Northern Adelaide Industrial Play
🏗️ Rezoning Confirmed: The Bolivar Code Amendment has been officially initiated by the Minister for Planning and endorsed by City of Salisbury Council. This statutory process will rezone the site from Deferred Urban to Strategic Employment (Industrial) — meaning you are buying at pre-rezoning pricing with government-backed certainty of the land's future use.
This report presents a high-conviction opportunity to secure 31–41 Jobson Road, Bolivar — a site that represents one of the most significant "buy-ahead-of-the-curve" plays in Northern Adelaide's industrial expansion. At 1.94 hectares (approximately 19,400 square metres or 4.8 acres), this is one of the last remaining holdings of this scale in the Burton–Bolivar corridor that can be acquired at pre-rezoning pricing.
The property is the centrepiece of the Bolivar Code Amendment, which was officially initiated by the Minister for Planning in August 2025. This statutory process is specifically designed to transition the land from its current Deferred Urban classification into Strategic Employment (Industrial) zoning — directly addressing the critical shortage of industrial supply in the region.
At a guide of $3.2M – $3.7M, a purchaser secures 19,400 sqm at approximately $165 – $191 per square metre — a fraction of the $750+/sqm currently being asked for comparable industrial land at Globe Derby Park, less than 3 kilometres away. The arbitrage opportunity between the "Deferred" rate and the post-rezoning market value is, in our assessment, one of the most compelling in the Adelaide metropolitan area today.
Northern Adelaide's Industrial Transformation
Buy Ahead of
the Curve
The Rezoning Catalyst
While this 1.94-hectare holding is currently categorised as Deferred Urban, it is the centrepiece of the Bolivar Code Amendment, officially initiated by the Minister for Planning in August 2025. This is not a speculative hope — it is a formally initiated statutory process with Government backing.
The Code Amendment is specifically designed to transition this land into Strategic Employment (Industrial) zoning to meet the critical shortage of industrial supply in the region. The Bolivar precinct has been identified in multiple State Government planning documents as a key expansion zone for Northern Adelaide's industrial base.
The significance of Ministerial initiation cannot be overstated. Unlike privately-initiated Code Amendments (which can stall or be rejected), a Minister-initiated amendment signals the highest level of Government commitment to the rezoning outcome. The process is designed to succeed.
The Supply-Demand Imbalance
Northern Adelaide is experiencing an acute shortage of industrial-zoned land. The rapid expansion of defence, logistics, and advanced manufacturing sectors — anchored by the $35 billion Naval Shipbuilding Program at Osborne — has created demand that has far outstripped the available supply of appropriately zoned land.
Globe Derby Park, the traditional supply source for the corridor, is now in its "Final Release" phase with only two allotments remaining. Burton's industrial precincts are approaching full absorption. The Bolivar expansion is not a matter of if — it is a matter of when, and the Minister's action has answered that question.
For context, the Northern Adelaide industrial vacancy rate has dropped below 2.1% as of Q4 2025 — the tightest it has been in over 15 years. New warehouse developments in Edinburgh Parks and Globe Derby are being pre-leased before construction completion. This structural undersupply directly underpins the case for new zoned land at Bolivar.
Based on guide price of $3.2M–$3.7M across 19,400 sqm of total land area. Pre-rezoning pricing.
Current asking rate at Globe Derby Park for comparable industrial-zoned land in the same corridor.
Why $400+/sqm is
the New Standard
To understand why our guide of $3.2M – $3.7M is a strategic entry point, we examine the explosive growth in neighbouring industrial hubs. Every comparable below is within the immediate Burton–Bolivar–Globe Derby corridor — the exact precinct where Jobson Road sits.
Note on methodology: All comparable sales data is sourced from publicly available settlement records, listing portals (RealCommercial, Domain Commercial), and verified agent confirmations. Rates per sqm are calculated on total land area. Where improvements exist, this is noted — our Jobson Road rate reflects land value with existing residential improvements included at guide price.
18-20 Deuter Road, Burton
Industrial
Highlights the massive demand for Strategic Employment zoned land in Burton, where specialized industrial sites are now regularly commanding upwards of $414/sqm. This transaction confirmed the pricing floor for serviced industrial land in the northern corridor has permanently shifted above $400/sqm.
The buyer was a national logistics operator seeking last-mile distribution space close to the Northern Connector interchange. Competition from three other bidders pushed the final price well above the original asking range, illustrating the depth of institutional demand for zoned industrial sites in this precinct.
Lot 3, Globe Derby Drive, Globe Derby Park
Industrial — Final Release
Final release allotments showing where the market is headed once civil works are completed. These are the last remaining parcels in the precinct — once sold, there is no comparable supply.
Globe Derby Park has been the benchmark industrial estate for the northern corridor for over a decade. With Lots 1 and 3 representing the final available allotments, asking prices have escalated 40% above 2023 levels. The developer is holding firm on pricing, citing zero comparable supply within a 5km radius.
Lot 1, Globe Derby Drive, Globe Derby Park
Industrial — Final Release
Smaller lot commanding a premium rate per square metre — the inverse size-to-price relationship at play. Scarcity drives a compression premium on smaller, move-in-ready lots.
At $850/sqm, this lot demonstrates the premium that buyers are willing to pay for smaller, immediately developable industrial parcels. The rate is more than 3x our Jobson Road entry price, underscoring the arbitrage opportunity before rezoning is finalised.
368-378 Diment Road, Burton
A-Grade Industrial
Demonstrates the massive capital weight moving into the Burton/Bolivar corridor. Notably, our Jobson Road site is larger in land area (1.94ha), offering even greater footprint potential for a fraction of the cost.
This A-grade facility, inclusive of improvements, sold at ~$550/sqm in just 47 days on market. The transaction was completed off-market to a REIT assembling a northern Adelaide logistics portfolio. At 1.5ha, it was the largest single-site industrial sale in the corridor in 12 months — until now.
Comparative Rate Analysis — Jobson Road vs. Market
| Property | Land Size | Rate/sqm | Premium vs Jobson |
|---|---|---|---|
| 31–41 Jobson Road (Subject) | 19,400 sqm | ~$245/sqm | Baseline |
| 18-20 Deuter Rd, Burton | 6,115 sqm | $414/sqm | +69% |
| 368-378 Diment Rd, Burton | 15,000 sqm | ~$550/sqm | +124% |
| Lot 3, Globe Derby Park | 4,819 sqm | ~$750/sqm | +206% |
| Lot 1, Globe Derby Park | 2,323 sqm | ~$850/sqm | +247% |
Premium calculated against midpoint guide of $245/sqm for Jobson Road. All rates based on total land area. Improvements, where present, are included in the transaction price.
Strategic Land — Before Rezoning
Capturing the Rezoning Uplift
Understanding the Bolivar Code Amendment
The Bolivar Code Amendment is a Minister-initiated process under the Planning, Development and Infrastructure Act 2016 (SA). It was formally initiated in August 2025 and is progressing through the statutory consultation and investigation phases.
The amendment specifically targets the transition of Deferred Urban land in the Bolivar precinct to Strategic Employment zoning, aligning with the State Government's 30-Year Plan for Greater Adelaide and the Northern Economic Plan. The rezoning will unlock the land for industrial, logistics, warehousing, and advanced manufacturing uses — the fastest-growing land use categories in metropolitan Adelaide.
The typical timeline for a Minister-initiated Code Amendment is 6–18 months from initiation to gazettal. Given the August 2025 initiation, completion is anticipated between February 2026 and February 2027. However, given the strategic importance of the northern industrial corridor to the State Government's defence and infrastructure agenda, there is a strong case for an accelerated timeline.
Anticipated Rezoning Timeline
Minister for Planning initiates the Bolivar Code Amendment
The formal statutory process has commenced. The Minister's initiation signals the highest level of Government commitment.
Investigations & Infrastructure Assessments
The City of Salisbury is undertaking infrastructure investigations to determine the requirements for upgrading Jobson Road to industrial standards, including stormwater, road widening, and services.
Public Consultation Period
The draft Code Amendment will be released for public and industry consultation. Submissions will be received and assessed by the State Planning Commission.
Assessment & Ministerial Approval
The State Planning Commission reviews all submissions and provides its recommendation to the Minister. The Minister makes the final decision on gazettal.
Gazettal & Zoning Transition
The Code Amendment is gazetted and the land is formally rezoned to Strategic Employment. Development applications for industrial uses can be lodged immediately.
What Rezoning Means Financially
At our current asking price of $3.2M – $3.7M, you are securing 19,400 sqm of land at approximately $165 – $191 per square metre.
When you compare our current entry point to the $750+/sqm being asked at Globe Derby, the value proposition is undeniable. You are securing a 2-hectare footprint at a "Deferred" rate, with the strategic advantage of being ahead of the formal rezoning completion.
If we conservatively apply the lower end of the Burton industrial benchmark ($414/sqm) to the 19,400 sqm site, the post-rezoning land value would be approximately $8.03 million — representing a potential 60–78% uplift from the current guide. At the Globe Derby benchmark of $750/sqm, the implied value rises to $14.55 million.
A Plug-and-Play Site
Unlike raw, uncleared land, this property offers immediate commercial utility and holding income. The vendor has invested significantly in site preparation, meaning a purchaser can begin generating returns from day one — not day 365.
Dual-Income Residential
Features a high-quality 4-bedroom home plus a fully self-contained granny flat. This provides immediate rental yield or can serve as a premium site office and caretaker residence while you navigate the development phase.
- Main residence: 4 bedrooms, modern kitchen, open-plan living
- Self-contained granny flat: independent entry, kitchen, bathroom
- Combined estimated rental income: $550–$650 per week
- Can serve as site office + caretaker accommodation during development
- Provides holding income during the rezoning window
DA Approved & Cleared
The vendor has already undertaken the heavy lifting, clearing the majority of the 1.94ha site. Crucially, the property holds current Development Approval for a storage yard, allowing you to monetise the land immediately upon settlement.
- Current Development Approval in place for storage yard use
- Majority of 1.94ha site already cleared and prepared
- Storage yard income estimated at $2,000–$4,000/month depending on use
- Immediate monetisation available — no waiting for approvals
- DA plans and documentation available for inspection
Northern Connector & Port Wakefield Road Access
Direct proximity to the Northern Connector and Port Wakefield Road — evolving into a National Employment Cluster for logistics and high-tech industry. This location is the nexus of Adelaide's northern freight and logistics corridor.
- Northern Connector: 6-lane, 15.5km non-stop motorway linking the Superway, Port Wakefield Road, and Port River Expressway
- Port Wakefield Road: major arterial connecting Adelaide CBD to northern regions
- Edinburgh RAAF Base & Defence precinct: 8-minute drive
- Osborne Naval Shipyard: 15-minute drive via Northern Connector
- Adelaide Airport: 25-minute drive via direct motorway connection
- Port Adelaide container terminal: 12-minute drive
Council Infrastructure Upgrade
The City of Salisbury is currently undertaking the necessary infrastructure investigations to upgrade Jobson Road to industrial standards. This Council-led process de-risks the development pathway for the purchaser.
- Road widening and heavy-vehicle access assessment underway
- Stormwater management and drainage infrastructure investigation
- Power, gas, and telecommunications capacity assessment
- Intersection upgrades planned for Jobson Road / Port Wakefield Road
- Council infrastructure contributions framework being developed
Dual Title Holding
The property comprises two separate Certificates of Title (CT6179/863 and CT5818/153), providing maximum flexibility for future subdivision, staged development, or partial sale strategies.
- CT6179/863: Primary title covering main dwelling and land
- CT5818/153: Secondary title providing additional land area
- Dual titles allow for independent development staging
- Potential to sell one title while retaining the other
- Flexibility for joint venture or partnership structures
Site Characteristics
The 1.94-hectare site is predominantly flat, cleared, and ready for industrial development. The topography and soil conditions are consistent with the surrounding Burton–Bolivar industrial precinct.
- Predominantly flat topography — minimal earthworks required
- Majority of site already cleared by current vendor
- Frontage to Jobson Road — future industrial-grade access
- Rectangular lot shape — maximises building footprint efficiency
- No known contamination or environmental constraints identified
The Future of Northern Corridor Industrial
The "Why Now?" Momentum
The Burton–Bolivar corridor is not operating in isolation. It sits within one of the most significant infrastructure investment zones in Australia. The convergence of defence spending, transport infrastructure, and industrial expansion is creating a structural demand uplift that will persist for decades.
As the Northern Connector and Port Wakefield Road continue to evolve into a National Employment Cluster, sites of this scale will become the "gold standard" for logistics and high-tech industry. History tells us that by the time the "Employment" sign goes up, the window for these prices has already closed.
$35B Naval Shipbuilding Program
The Osborne Naval Shipyard, just 15 minutes away, is the centrepiece of Australia's continuous shipbuilding program. This multi-decade commitment is driving demand for proximate industrial support facilities, parts manufacturing, and workforce accommodation.
Northern Connector Motorway
The $985 million Northern Connector provides a 15.5km non-stop motorway link between the Superway, Port Wakefield Road, and Port River Expressway — transforming the Burton–Bolivar corridor into a freight and logistics hub with direct port and airport access.
Edinburgh Defence Precinct
The Edinburgh RAAF Base and surrounding defence precinct is undergoing a $1 billion+ upgrade. The precinct houses BAE Systems, Raytheon, and other tier-1 defence contractors — all of whom require proximate industrial support facilities and supply chain hubs.
Northern Adelaide Food Park
The nearby Northern Adelaide Food Park is a $155 million State Government initiative creating a food manufacturing and processing cluster. The park is driving demand for cold storage, logistics, and distribution facilities in the immediate catchment.
Port Adelaide Container Terminal
Adelaide's primary container port is a 12-minute drive from Jobson Road. The ongoing expansion of import/export volumes is creating demand for last-mile logistics facilities, container storage, and distribution centres in the northern corridor.
Population Growth & Labour Pool
Northern Adelaide's population is projected to grow by 50,000+ residents over the next 15 years, driven by housing affordability and employment growth. This provides a deep labour pool for industrial operations, warehousing, and manufacturing — a critical advantage for end-users.
Transparent Risk Assessment
Every investment carries risk. We believe in full transparency. Below, we outline the key considerations and the mitigants that support our investment thesis.
Rezoning Timing
The Code Amendment process may take 6–18 months or longer to complete.
Mitigant: Minister-initiated process signals highest Government commitment. The property generates holding income (dual residence + DA-approved storage yard) during the waiting period. The residential improvements and storage yard DA provide immediate utility regardless of rezoning outcome.
Infrastructure Costs
Industrial development may require road upgrades, stormwater, and services infrastructure contributions.
Mitigant: The City of Salisbury is already investigating and planning infrastructure upgrades. Council contribution frameworks will be formalised as part of the Code Amendment process. The scale of the site (1.94ha) allows infrastructure costs to be amortised across a large developable area, reducing the per-sqm impact.
Market Conditions
Industrial land values may fluctuate with broader economic conditions.
Mitigant: The structural undersupply of industrial land in Northern Adelaide (vacancy <2.1%) provides a fundamental floor for values. Defence spending ($35B+) provides a multi-decade demand driver that is largely independent of cyclical economic conditions. The entry price of ~$245/sqm provides a substantial buffer to downside.
Environmental & Contamination
Large sites in transitional zones may have environmental considerations.
Mitigant: No known contamination or environmental constraints have been identified on the site. The property has been used for residential and rural purposes — low-risk use categories. Environmental assessments can be conducted as part of due diligence prior to settlement.
Complete Property Details
Documentation Available
The following documentation is available for inspection and review upon request. We encourage all prospective purchasers to conduct thorough due diligence.
Secure This Strategic Asset
I have the formal PlanSA initiation documents, Council correspondence, and existing DA plans ready for your review. Given the scarcity of 2-hectare holdings in this corridor, I expect interest to be significant.
Please contact me directly to discuss how we can work together to secure this strategic asset before it hits the open market.
Confidential. Not for public distribution without consent.
Disclaimer: All information contained in this report is believed to be accurate at the time of publication. Prospective purchasers should make their own enquiries and satisfy themselves as to the accuracy of all information. Comparable sales data is sourced from publicly available records and verified agent confirmations. Future zoning outcomes, while anticipated based on the Minister-initiated Code Amendment process, are not guaranteed. Tony Lawson, eXp Australia, and their representatives accept no liability for any loss arising from reliance on this information.
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