Adelaide vs Kent Town

Adelaide is the younger of the two, with a median age of 31 against 36 in Kent Town. In both, most households rent, most homes are flats or apartments, and most households are people living alone. Units cost more in Kent Town: a median of $768,000, against $554,000 in Adelaide, though rent is higher in Adelaide. Adelaide is the city centre itself; Kent Town is 3 km out. On these figures, Adelaide tends to suit young adults, share households, and buyers on a tighter budget.

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

Adelaide

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (58 vs 0)
  • has more childcare (20 vs 1)
  • has more schools inside the suburb (16 vs 1)

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 $2,250,000)
  • has cheaper units ($553,500 vs $768,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Kent Town

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (23% vs 29%)
  • has cheaper rent ($330/wk vs $400/wk)

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

Commuting to the city

Adelaide

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (0.6 km vs 3 km)
  • has a shorter drive in (2 min vs 7 min)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Adelaide

ahead on the one thing that separates them

  • has more GPs (17 vs 1)

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

Investors

They split

one each way, out of the 3 things we measure here

  • Adelaide returns a higher gross yield on units (5.4% vs 3.9%)
  • Kent Town returns a higher gross yield on houses (4.4% vs 3.8%)

Weighs house yield, unit yield, and population growth.

Where they sit

Adelaide and Kent Town 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 Kent Town
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 Kent Town
Walkability 99 / 93
Adelaide — Walkability: 99/100 Kent Town — Walkability: 93/100
Safety 2 / 8
Adelaide — Safety: 2/100 Kent Town — Safety: 8/100
Low fire risk 100 / 100
Adelaide — Low fire risk: 100/100 Kent Town — Low fire risk: 100/100
Low flood risk 59 / 18
Adelaide — Low flood risk: 59/100 Kent Town — Low flood risk: 18/100

Demographics

Adelaide has more residents (18,202 vs 1,443); Adelaide rents higher ($400/wk vs $330/wk).

Adelaide Kent Town
Population 18,202
+92% vs other
 1,443
Population trend (2016 → 2021) +20.4% +19.3%
Median age 31 36
Median household income $70,980/yr $75,972/yr
+7% vs other
Median weekly rent $400/wk
+18% vs other
 $330/wk

Age profile

Share of residents in each band, 2021 Census.

Adelaide Kent Town
0-4 1.7% / 2.2%
Adelaide — 0-4: 1.7% Kent Town — 0-4: 2.2%
5-14 3.4% / 6.0%
Adelaide — 5-14: 3.4% Kent Town — 5-14: 6.0%
15-19 4.6% / 9.2%
Adelaide — 15-19: 4.6% Kent Town — 15-19: 9.2%
20-24 20.4% / 8.5%
Adelaide — 20-24: 20.4% Kent Town — 20-24: 8.5%
25-34 27.3% / 21.2%
Adelaide — 25-34: 27.3% Kent Town — 25-34: 21.2%
35-44 13.2% / 13.2%
Adelaide — 35-44: 13.2% Kent Town — 35-44: 13.2%
45-54 9.1% / 11.8%
Adelaide — 45-54: 9.1% Kent Town — 45-54: 11.8%
55-64 8.5% / 11.6%
Adelaide — 55-64: 8.5% Kent Town — 55-64: 11.6%
65-74 7.6% / 9.5%
Adelaide — 65-74: 7.6% Kent Town — 65-74: 9.5%
75-84 3.3% / 5.2%
Adelaide — 75-84: 3.3% Kent Town — 75-84: 5.2%
85+ 0.8% / 1.7%
Adelaide — 85+: 0.8% Kent Town — 85+: 1.7%

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 — Group Household: 19.7% Adelaide — Couple Families: 9.5% Adelaide — One Parent Families: 6.5% Adelaide — Other Families: 2.4%
Kent Town 66.7% lone person
Kent Town — Lone Person: 66.7% Kent Town — Group Household: 10.3% Kent Town — Couple Families: 13.1% Kent Town — One Parent Families: 7.3% Kent Town — Other Families: 2.6%
Lone Person Group Household Couple Families 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%
Kent Town 61.1% renting
Kent Town — Owned Outright: 21.7% Kent Town — Mortgage: 17.3% Kent Town — Renting: 61.1%
Owned outright Mortgage Renting

Qualifications

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

Adelaide Kent Town
Bachelor Degree 26.8% / 24.9%
Adelaide — Bachelor Degree: 26.8% Kent Town — Bachelor Degree: 24.9%
Postgraduate Degree 13.7% / 11.6%
Adelaide — Postgraduate Degree: 13.7% Kent Town — Postgraduate Degree: 11.6%
Advanced Diploma / Diploma 7.8% / 7.8%
Adelaide — Advanced Diploma / Diploma: 7.8% Kent Town — Advanced Diploma / Diploma: 7.8%
Certificate III & IV 6.3% / 8.1%
Adelaide — Certificate III & IV: 6.3% Kent Town — Certificate III & IV: 8.1%
Graduate Diploma / Certificate 2.7% / 3.5%
Adelaide — Graduate Diploma / Certificate: 2.7% Kent Town — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (26.8%).

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 Kent Town
China 15.7% / 4.2%
Adelaide — China: 15.7% Kent Town — China: 4.2%
England 3.6% / 5.6%
Adelaide — England: 3.6% Kent Town — England: 5.6%
India 3.7% / 3.8%
Adelaide — India: 3.7% Kent Town — India: 3.8%
Malaysia 3.6% / 1.1%
Adelaide — Malaysia: 3.6% Kent Town — Malaysia: 1.1%
New Zealand 0.9% / 1.6%
Adelaide — New Zealand: 0.9% Kent Town — New Zealand: 1.6%
Vietnam 2.0% / —
Adelaide — Vietnam: 2.0% Kent Town — Vietnam: not among its largest
Sri Lanka — / 1.3%
Adelaide — Sri Lanka: not among its largest Kent Town — Sri Lanka: 1.3%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Adelaide 69.0% flats / apartments
Adelaide — Flats / Apartments: 69.0% Adelaide — Townhouses: 26.7% Adelaide — Houses: 4.3%
Kent Town 61.1% flats / apartments
Kent Town — Flats / Apartments: 61.1% Kent Town — Townhouses: 30.8% Kent Town — Houses: 8.1%
Flats / Apartments Townhouses Houses

Property market

Adelaide Kent Town
Median house price $1,000,000 $2,250,000
Median unit price $553,500 $768,000
Median land price —
same for both
Typical days to sell (houses) 19 days
from 73 sales
 —

Unit price by bedroom count

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

Adelaide Kent Town
1 bed $445K / $486K
Adelaide — 1 bed: $445K (240 sales) Kent Town — 1 bed: $486K (8 sales)

240 vs 8 sales

2 bed $635K / $750K
Adelaide — 2 bed: $635K (323 sales) Kent Town — 2 bed: $750K (16 sales)

323 vs 16 sales

3 bed $935K / $1.5M
Adelaide — 3 bed: $935K (82 sales) Kent Town — 3 bed: $1.5M (5 sales)

82 vs 5 sales

Zoning mix

Kent Town has more commercially zoned land (51% vs 37%).

Adelaide Kent Town
Parks and recreation 55% 0%
Commercial 37% 51%
Residential 8% 30%
Infrastructure and transport 0% 19%
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 Kent Town
New dwellings approved 349
across Adelaide
 227
across Norwood Payneham and St Peters
Approvals change year on year +1100% +141%

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 Kent Town
Houses 3.8%
$675/wk on $925K
 4.4%
$665/wk on $780K
Units 5.4%
$620/wk on $597K
 3.9%
$575/wk on $765K

Ranking within SA

Adelaide Kent Town
House price Higher than 80% of SA Higher than 99% of SA
Income Higher than 40% of SA Higher than 51% of SA
Schools Higher than 45% of SA —
Walkability Higher than 100% of SA Higher than 99% of SA
Affordability Higher than 7% of SA Higher than 1% of SA
EV adoption Higher than 97% of SA Higher than 95% of SA
NBN connectivity Higher than 85% of SA Higher than 94% of SA
Rental yield (houses) Higher than 41% of SA Higher than 86% of SA
Rental yield (units) Higher than 86% of SA Higher than 11% of SA

Liveability

Adelaide scores higher overall (66 vs 61).

Adelaide Kent Town
Grade B
same for both
Score 66/100 61/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Kent Town carries more flood risk (82 vs 41).

Adelaide Kent Town
Bushfire None
0/100
same for both
Crime High
98/100
 High
92/100
Flood Moderate
41/100
 High
82/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 None
0/100
Industrial facilities nearby 6
within 5 km
 4
within 5 km

Schools

Adelaide Kent Town
Inside the suburb 16 1
Rated above peers 3 1
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, 1.9 km
Full-time students aged 15–24 15.4% 5.1%

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 Kent Town

  • Prince Alfred College Independent · Combined above peers

Amenities in the suburb

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

Mobility

Kent Town sits further from the CBD (3 km vs 0.6 km).

Adelaide Kent Town
Walkability score 99/100 93/100
Distance to Adelaide 0.6 km 3 km
+400% vs other
Drive time (normal traffic) 2 min 7 min
Public transport score 94/100
Rail · Tram · Bus
 79/100
Bus
Peak arrivals per hour 3037.5
7-9am + 5-7pm
 94.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 2.6%
postcode 5000
 2.0%
postcode 5067
Rooftop solar per 100 dwellings 13
postcode 5000
 37
postcode 5067

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 Kent Town
Car (driver) 30.2% / 47.9%
Adelaide — Car (driver): 30.2% Kent Town — Car (driver): 47.9%
Walked Only 32.8% / 17.9%
Adelaide — Walked Only: 32.8% Kent Town — Walked Only: 17.9%
Worked from Home 14.6% / 16.1%
Adelaide — Worked from Home: 14.6% Kent Town — Worked from Home: 16.1%
Bus 11.1% / 6.7%
Adelaide — Bus: 11.1% Kent Town — Bus: 6.7%
Bicycle 3.3% / 5.5%
Adelaide — Bicycle: 3.3% Kent Town — Bicycle: 5.5%
Car (passenger) 3.7% / 4.6%
Adelaide — Car (passenger): 3.7% Kent Town — Car (passenger): 4.6%

Bars are drawn against the largest share shown (47.9%).

Setting

Adelaide Kent Town
Elevation 55 m
above sea level, at the suburb centre
 50 m
above sea level, at the suburb centre
Distance to the ocean 9.2 km 11.1 km

NBN connectivity

Adelaide Kent Town
Connectivity score 74/100 84/100
Most common technology Fibre to the building Fibre to the curb
Full-fibre (FTTP) share 23%
21,596 premises
 33%
1,350 premises

Climate

Adelaide Kent Town
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 Kent Town
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 Kent Town
Average residential rate $2,331/yr $1,995/yr
Council Adelaide Norwood Payneham and St Peters

Federal electorate

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

First Home Owner Grant

Adelaide Kent Town
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

Kent Town

Apartments Cafe Culture Inner Nightlife 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 Kent Town

Kent Town vs Norwood Kent Town vs Rose Park Kent Town vs Stepney Kent Town vs College Park Kent Town vs Hackney
Full data on Adelaide Full data on Kent Town
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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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