Adelaide vs Dulwich

Adelaide is the younger of the two, with a median age of 31 against 43 in Dulwich. In Adelaide, most households rent, most homes are flats or apartments, and most households are people living alone. In Dulwich, most households own their home and most homes are detached houses. Houses cost more in Dulwich: a median of $1.97 million, against $1 million in Adelaide, though rent is higher in Adelaide. Adelaide is the city centre itself; Dulwich is 4.1 km out. On these figures, Adelaide tends to suit renters, young adults, and people living alone, while Dulwich suits families with children.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Adelaide has more parks and reserves (58 vs 1)
  • Dulwich has more separate houses rather than flats (70% vs 4%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Adelaide

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,000,000 vs $1,970,250)
  • has cheaper units ($553,500 vs $657,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Dulwich

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 29%)
  • has cheaper rent ($320/wk vs $400/wk)
  • But Adelaide has a bigger rental market to choose from (66% vs 31%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Adelaide

ahead on 3 of the 3 things we measure here

  • sits closer to the CBD (0.6 km vs 4.1 km)
  • has a shorter drive in (2 min vs 9 min)
  • is more walkable (99/100 vs 85/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Adelaide

ahead on 3 of the 5 things we measure here

  • has more GPs (17 vs 2)
  • has more units and townhouses to downsize into (96% vs 30%)
  • is more walkable (99/100 vs 85/100)
  • But Dulwich carries lower crime risk (44/100 vs 98/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Adelaide

ahead on the one thing that separates them

  • is growing faster (20.4% vs -1.1%)

Weighs population growth.

Where they sit

Adelaide and Dulwich drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Adelaide Dulwich
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Adelaide Dulwich
Walkability 99 / 85
Adelaide — Walkability: 99/100 Dulwich — Walkability: 85/100
Safety 2 / 56
Adelaide — Safety: 2/100 Dulwich — Safety: 56/100
Low fire risk 100 / 100
Adelaide — Low fire risk: 100/100 Dulwich — Low fire risk: 100/100

Demographics

Adelaide has more residents (18,202 vs 1,659); Dulwich has higher household incomes ($109,252 vs $70,980).

Adelaide Dulwich
Population 18,202
+91% vs other
 1,659
Population trend (2016 → 2021) +20.4% -1.1%
Median age 31 43
Median household income $70,980/yr $109,252/yr
+54% vs other
Median weekly rent $400/wk
+20% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Adelaide Dulwich
0-4 1.7% / 4.2%
Adelaide — 0-4: 1.7% Dulwich — 0-4: 4.2%
5-14 3.4% / 14.6%
Adelaide — 5-14: 3.4% Dulwich — 5-14: 14.6%
15-19 4.6% / 6.4%
Adelaide — 15-19: 4.6% Dulwich — 15-19: 6.4%
20-24 20.4% / 5.4%
Adelaide — 20-24: 20.4% Dulwich — 20-24: 5.4%
25-34 27.3% / 9.9%
Adelaide — 25-34: 27.3% Dulwich — 25-34: 9.9%
35-44 13.2% / 12.1%
Adelaide — 35-44: 13.2% Dulwich — 35-44: 12.1%
45-54 9.1% / 14.9%
Adelaide — 45-54: 9.1% Dulwich — 45-54: 14.9%
55-64 8.5% / 13.3%
Adelaide — 55-64: 8.5% Dulwich — 55-64: 13.3%
65-74 7.6% / 13.3%
Adelaide — 65-74: 7.6% Dulwich — 65-74: 13.3%
75-84 3.3% / 5.1%
Adelaide — 75-84: 3.3% Dulwich — 75-84: 5.1%
85+ 0.8% / 1.4%
Adelaide — 85+: 0.8% Dulwich — 85+: 1.4%

Bars are drawn against the largest share shown (27.3%).

Who lives together

Household composition, 2021 Census.

Adelaide 61.8% lone person
Adelaide — Lone Person: 61.8% Adelaide — Couple Families: 9.5% Adelaide — Group Household: 19.7% Adelaide — One Parent Families: 6.5% Adelaide — Other Families: 2.4%
Dulwich 39.8% lone person
Dulwich — Lone Person: 39.8% Dulwich — Couple Families: 44.0% Dulwich — Group Household: 4.7% Dulwich — One Parent Families: 10.5% Dulwich — Other Families: 1.0%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Adelaide 66.3% renting
Adelaide — Owned Outright: 18.2% Adelaide — Mortgage: 15.5% Adelaide — Renting: 66.3%
Dulwich 31.0% renting
Dulwich — Owned Outright: 40.5% Dulwich — Mortgage: 28.5% Dulwich — Renting: 31.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Adelaide Dulwich
Bachelor Degree 26.8% / 27.2%
Adelaide — Bachelor Degree: 26.8% Dulwich — Bachelor Degree: 27.2%
Postgraduate Degree 13.7% / 11.5%
Adelaide — Postgraduate Degree: 13.7% Dulwich — Postgraduate Degree: 11.5%
Advanced Diploma / Diploma 7.8% / 7.1%
Adelaide — Advanced Diploma / Diploma: 7.8% Dulwich — Advanced Diploma / Diploma: 7.1%
Certificate III & IV 6.3% / 5.2%
Adelaide — Certificate III & IV: 6.3% Dulwich — Certificate III & IV: 5.2%
Graduate Diploma / Certificate 2.7% / 5.4%
Adelaide — Graduate Diploma / Certificate: 2.7% Dulwich — Graduate Diploma / Certificate: 5.4%

Bars are drawn against the largest share shown (27.2%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Adelaide Dulwich
China 15.7% / 1.5%
Adelaide — China: 15.7% Dulwich — China: 1.5%
England 3.6% / 4.4%
Adelaide — England: 3.6% Dulwich — England: 4.4%
India 3.7% / 1.3%
Adelaide — India: 3.7% Dulwich — India: 1.3%
Malaysia 3.6% / 0.8%
Adelaide — Malaysia: 3.6% Dulwich — Malaysia: 0.8%
Vietnam 2.0% / —
Adelaide — Vietnam: 2.0% Dulwich — Vietnam: not among its largest
Iran — / 1.0%
Adelaide — Iran: not among its largest Dulwich — Iran: 1.0%

Bars are drawn against the largest share shown (15.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Adelaide 4.3% houses
Adelaide — Houses: 4.3% Adelaide — Flats / Apartments: 69.0% Adelaide — Townhouses: 26.7%
Dulwich 70.3% houses
Dulwich — Houses: 70.3% Dulwich — Flats / Apartments: 1.2% Dulwich — Townhouses: 28.5%
Houses Flats / Apartments Townhouses

Property market

Adelaide Dulwich
Median house price $1,000,000 $1,970,250
Median unit price $553,500 $657,500
Median land price —
same for both
Typical days to sell (houses) 19 days
from 73 sales
 18 days
from 16 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Adelaide Dulwich
3 bed $1.32M / $1.84M
Adelaide — 3 bed: $1.32M (37 sales) Dulwich — 3 bed: $1.84M (16 sales)

37 vs 16 sales

4 bed $1.8M / $2.33M
Adelaide — 4 bed: $1.8M (11 sales) Dulwich — 4 bed: $2.33M (9 sales)

11 vs 9 sales

Zoning mix

Adelaide has more commercially zoned land (37% vs 11%).

Adelaide Dulwich
Residential 8% 89%
Parks and recreation 55% 0%
Commercial 37% 11%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Adelaide Dulwich
New dwellings approved 349
across Adelaide
 250
across Burnside
Approvals change year on year +1100% +32%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Adelaide Dulwich
Houses 3.8%
$675/wk on $925K
 —
Units 5.4%
$620/wk on $597K
 —

Ranking within SA

Adelaide Dulwich
House price Higher than 80% of SA Higher than 91% of SA
Income Higher than 40% of SA Higher than 86% of SA
Schools Higher than 45% of SA —
Walkability Higher than 100% of SA Higher than 95% of SA
Affordability Higher than 7% of SA Higher than 15% of SA
EV adoption Higher than 97% of SA Higher than 96% of SA
NBN connectivity Higher than 85% of SA Higher than 86% of SA
Rental yield (houses) Higher than 41% of SA —
Rental yield (units) Higher than 86% of SA —

Liveability

Dulwich scores higher overall (92 vs 66); Adelaide is more walkable (99 vs 85).

Adelaide Dulwich
Grade B A+
Score 66/100 92/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Adelaide carries more crime risk (98 vs 44).

Adelaide Dulwich
Bushfire None
0/100
same for both
Crime High
98/100
 Moderate
44/100
Flood Moderate
41/100
 —
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 None
0/100
Industrial facilities nearby 6
within 5 km
same for both

Schools

Adelaide Dulwich
Inside the suburb 16 0
Rated above peers 3 0
Rated at peers 3 0
Rated below peers 2 0
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 0.0 km
 3
Adelaide University, Adelaide City Campus, 2.7 km
Full-time students aged 15–24 15.4% 3.4%

Schools in Adelaide

  • Adelaide Botanic High School Government · Secondary above peers
  • Adelaide High School Government · Secondary above peers
  • St Aloysius College Catholic · Combined above peers
  • Christian Brothers College - Senior Campus Catholic · Combined at peers
  • Pulteney Grammar School Independent · Combined at peers
  • Sturt Street Community School Government · Primary at peers

Schools in Dulwich

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Adelaide Dulwich
Supermarkets 13 1
Cafes & restaurants 375 7
Parks & reserves 58 1
Childcare 20 0
GPs 17 2
Pharmacies 18 1
Hospitals 3 0
Police stations 4 0
Banks & Bank@Post 26 0
Fuel stations 5 0
EV chargers 10 0
Waterways 31 1

Mobility

Dulwich sits further from the CBD (4.1 km vs 0.6 km).

Adelaide Dulwich
Walkability score 99/100 85/100
Distance to Adelaide 0.6 km 4.1 km
+583% vs other
Drive time (normal traffic) 2 min 9 min
Public transport score 94/100
Rail · Tram · Bus
 74/100
Bus
Peak arrivals per hour 3037.5
7-9am + 5-7pm
 26.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 2.6%
postcode 5000
 2.4%
postcode 5065
Rooftop solar per 100 dwellings 13
postcode 5000
 49
postcode 5065

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Adelaide Dulwich
Car (driver) 30.2% / 58.6%
Adelaide — Car (driver): 30.2% Dulwich — Car (driver): 58.6%
Walked Only 32.8% / 6.5%
Adelaide — Walked Only: 32.8% Dulwich — Walked Only: 6.5%
Worked from Home 14.6% / 20.7%
Adelaide — Worked from Home: 14.6% Dulwich — Worked from Home: 20.7%
Bus 11.1% / 3.6%
Adelaide — Bus: 11.1% Dulwich — Bus: 3.6%
Bicycle 3.3% / 5.9%
Adelaide — Bicycle: 3.3% Dulwich — Bicycle: 5.9%
Car (passenger) 3.7% / 4.6%
Adelaide — Car (passenger): 3.7% Dulwich — Car (passenger): 4.6%

Bars are drawn against the largest share shown (58.6%).

Setting

Adelaide Dulwich
Elevation 55 m
above sea level, at the suburb centre
 66 m
above sea level, at the suburb centre
Distance to the ocean 9.2 km 11.4 km

NBN connectivity

Adelaide Dulwich
Connectivity score 74/100 75/100
Most common technology Fibre to the building Hybrid fibre-coaxial
Full-fibre (FTTP) share 23%
21,596 premises
 0%
899 premises

Climate

Adelaide Dulwich
Annual rainfall 457 mm
same for both
Summer max (Jan) 29.1°C
same for both
Winter min (Jul) 8.5°C
same for both

Air quality (annual mean)

Adelaide Dulwich
PM2.5 6.0 µg/m³
same for both
PM10 17.8 µg/m³
same for both
NO₂ 1.12 pphm
same for both

Council rates

Adelaide Dulwich
Average residential rate $2,331/yr $2,410/yr
Council Adelaide Burnside

Federal electorate

Adelaide Dulwich
Division Adelaide Sturt
Member Steve Georganas Claire Clutterham
Party Australian Labor Party
same for both

First Home Owner Grant

Adelaide Dulwich
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Adelaide

Apartments Easy Commute Inner Multicultural Parks Professionals Students Townhouses Trams Transport Hub

Dulwich

Inner Parks Premium Professionals River Townhouses

More comparisons

Other comparisons with Adelaide

Adelaide vs North Adelaide Adelaide vs Parkside Adelaide vs Mile End Adelaide vs Unley Adelaide vs Glenside Adelaide vs Wayville

Other comparisons with Dulwich

Dulwich vs Glenside Dulwich vs Toorak Gardens Dulwich vs Rose Park Dulwich vs Eastwood
Full data on Adelaide Full data on Dulwich
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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