Adelaide vs North Adelaide

Adelaide is the younger of the two, with a median age of 31 against 39 in North Adelaide. In both, most households are people living alone. In Adelaide, most households rent and most homes are flats or apartments. In North Adelaide, about half of households rent. Houses cost more in North Adelaide: a median of $1.59 million, against $1 million in Adelaide. Adelaide is the city centre itself; North Adelaide is 2.4 km out. On these figures, Adelaide tends to suit renters, young adults, and share households, while North Adelaide suits older residents.

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 schools inside the suburb (16 vs 2)
  • North Adelaide has more separate houses rather than flats (21% 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 $1,592,500)
  • has cheaper units ($553,500 vs $648,000)
  • But North Adelaide leaves households under less mortgage stress (24% vs 29%)

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

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

  • Adelaide has a bigger rental market to choose from (66% vs 48%)
  • North Adelaide leaves renters under less rental stress (21% vs 29%)

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

Commuting to the city

Adelaide

ahead on the one thing that separates them

  • is more walkable (99/100 vs 88/100)

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

Downsizers and retirees

Adelaide

ahead on 3 of the 5 things we measure here

  • has more GPs (17 vs 4)
  • has more units and townhouses to downsize into (96% vs 79%)
  • is more walkable (99/100 vs 88/100)
  • But North Adelaide has more residents already 65 and over (25% vs 12%)

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

Investors

Adelaide

ahead on 3 of the 3 things we measure here

  • is growing faster (20.4% vs -1.8%)
  • returns a higher gross yield on houses (3.8% vs 3.0%)
  • returns a higher gross yield on units (5.4% vs 4.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

Adelaide and North Adelaide 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 North Adelaide
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 North Adelaide
Walkability 99 / 88
Adelaide — Walkability: 99/100 North Adelaide — Walkability: 88/100
Safety 2 / 17
Adelaide — Safety: 2/100 North Adelaide — Safety: 17/100
Low fire risk 100 / 100
Adelaide — Low fire risk: 100/100 North Adelaide — Low fire risk: 100/100
Low flood risk 59 / 46
Adelaide — Low flood risk: 59/100 North Adelaide — Low flood risk: 46/100

Demographics

Adelaide has more residents (18,202 vs 6,823); North Adelaide has higher household incomes ($97,084 vs $70,980).

Adelaide North Adelaide
Population 18,202
+63% vs other
 6,823
Population trend (2016 → 2021) +20.4% -1.8%
Median age 31 39
Median household income $70,980/yr $97,084/yr
+37% vs other
Median weekly rent $400/wk
+2% vs other
 $390/wk

Age profile

Share of residents in each band, 2021 Census.

Adelaide North Adelaide
0-4 1.7% / 2.7%
Adelaide — 0-4: 1.7% North Adelaide — 0-4: 2.7%
5-14 3.4% / 4.8%
Adelaide — 5-14: 3.4% North Adelaide — 5-14: 4.8%
15-19 4.6% / 8.3%
Adelaide — 15-19: 4.6% North Adelaide — 15-19: 8.3%
20-24 20.4% / 12.2%
Adelaide — 20-24: 20.4% North Adelaide — 20-24: 12.2%
25-34 27.3% / 16.5%
Adelaide — 25-34: 27.3% North Adelaide — 25-34: 16.5%
35-44 13.2% / 11.0%
Adelaide — 35-44: 13.2% North Adelaide — 35-44: 11.0%
45-54 9.1% / 9.3%
Adelaide — 45-54: 9.1% North Adelaide — 45-54: 9.3%
55-64 8.5% / 10.7%
Adelaide — 55-64: 8.5% North Adelaide — 55-64: 10.7%
65-74 7.6% / 12.6%
Adelaide — 65-74: 7.6% North Adelaide — 65-74: 12.6%
75-84 3.3% / 8.0%
Adelaide — 75-84: 3.3% North Adelaide — 75-84: 8.0%
85+ 0.8% / 4.2%
Adelaide — 85+: 0.8% North Adelaide — 85+: 4.2%

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%
North Adelaide 60.6% lone person
North Adelaide — Lone Person: 60.6% North Adelaide — Couple Families: 20.2% North Adelaide — Group Household: 9.3% North Adelaide — One Parent Families: 7.7% North Adelaide — Other Families: 2.3%
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%
North Adelaide 48.2% renting
North Adelaide — Owned Outright: 34.1% North Adelaide — Mortgage: 17.7% North Adelaide — Renting: 48.2%
Owned outright Mortgage Renting

Qualifications

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

Adelaide North Adelaide
Bachelor Degree 26.8% / 24.8%
Adelaide — Bachelor Degree: 26.8% North Adelaide — Bachelor Degree: 24.8%
Postgraduate Degree 13.7% / 13.4%
Adelaide — Postgraduate Degree: 13.7% North Adelaide — Postgraduate Degree: 13.4%
Advanced Diploma / Diploma 7.8% / 6.6%
Adelaide — Advanced Diploma / Diploma: 7.8% North Adelaide — Advanced Diploma / Diploma: 6.6%
Certificate III & IV 6.3% / 7.2%
Adelaide — Certificate III & IV: 6.3% North Adelaide — Certificate III & IV: 7.2%
Graduate Diploma / Certificate 2.7% / 3.6%
Adelaide — Graduate Diploma / Certificate: 2.7% North Adelaide — Graduate Diploma / Certificate: 3.6%

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 North Adelaide
China 15.7% / 2.0%
Adelaide — China: 15.7% North Adelaide — China: 2.0%
England 3.6% / 5.0%
Adelaide — England: 3.6% North Adelaide — England: 5.0%
India 3.7% / 2.5%
Adelaide — India: 3.7% North Adelaide — India: 2.5%
Malaysia 3.6% / 1.1%
Adelaide — Malaysia: 3.6% North Adelaide — Malaysia: 1.1%
Philippines 1.4% / 0.9%
Adelaide — Philippines: 1.4% North Adelaide — Philippines: 0.9%
Vietnam 2.0% / —
Adelaide — Vietnam: 2.0% North Adelaide — Vietnam: not among its largest

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%
North Adelaide 28.5% flats / apartments
North Adelaide — Flats / Apartments: 28.5% North Adelaide — Townhouses: 50.2% North Adelaide — Houses: 21.3%
Flats / Apartments Townhouses Houses

Property market

Adelaide North Adelaide
Median house price $1,000,000 $1,592,500
Median unit price $553,500 $648,000
Median land price —
same for both
Typical days to sell (houses) 19 days
from 73 sales
 23 days
from 31 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 North Adelaide
2 bed $900K / $1.22M
Adelaide — 2 bed: $900K (44 sales) North Adelaide — 2 bed: $1.22M (16 sales)

44 vs 16 sales

3 bed $1.32M / $1.36M
Adelaide — 3 bed: $1.32M (37 sales) North Adelaide — 3 bed: $1.36M (24 sales)

37 vs 24 sales

4 bed $1.8M / $2.83M
Adelaide — 4 bed: $1.8M (11 sales) North Adelaide — 4 bed: $2.83M (8 sales)

11 vs 8 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 North Adelaide
1 bed $445K / $484K
Adelaide — 1 bed: $445K (240 sales) North Adelaide — 1 bed: $484K (17 sales)

240 vs 17 sales

2 bed $635K / $695K
Adelaide — 2 bed: $635K (323 sales) North Adelaide — 2 bed: $695K (34 sales)

323 vs 34 sales

3 bed $935K / $1.29M
Adelaide — 3 bed: $935K (82 sales) North Adelaide — 3 bed: $1.29M (8 sales)

82 vs 8 sales

Zoning mix

Adelaide has more commercially zoned land (37% vs 4%).

Adelaide North Adelaide
Parks and recreation 55% 62%
Commercial 37% 4%
Residential 8% 34%
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 North Adelaide
New dwellings approved 349
across Adelaide
same for both
Approvals change year on year +1100%
same for both

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 North Adelaide
Houses 3.8%
$675/wk on $925K
 3.0%
$900/wk on $1.57M
Units 5.4%
$620/wk on $597K
 4.3%
$575/wk on $689K

Ranking within SA

Adelaide North Adelaide
House price Higher than 80% of SA Higher than 95% of SA
Income Higher than 40% of SA Higher than 74% of SA
Schools Higher than 45% of SA —
Walkability Higher than 100% of SA Higher than 97% of SA
Affordability Higher than 7% of SA Higher than 3% of SA
EV adoption Higher than 97% of SA Higher than 95% of SA
NBN connectivity Higher than 85% of SA Higher than 92% of SA
Rental yield (houses) Higher than 41% of SA Higher than 14% of SA
Rental yield (units) Higher than 86% of SA Higher than 34% of SA

Liveability

North Adelaide scores higher overall (76 vs 66); Adelaide is more walkable (99 vs 88).

Adelaide North Adelaide
Grade B A
Score 66/100 76/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

North Adelaide carries more flood risk (54 vs 41); Adelaide carries more crime risk (98 vs 83).

Adelaide North Adelaide
Bushfire None
0/100
same for both
Crime High
98/100
 High
83/100
Flood Moderate
41/100
 Moderate
54/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
same for both
Industrial facilities nearby 6
within 5 km
 11
within 5 km

Schools

Adelaide North Adelaide
Inside the suburb 16 2
Rated above peers 3 2
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, 2.4 km
Full-time students aged 15–24 15.4% 12.9%

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 North Adelaide

  • North Adelaide Primary School Government · Primary above peers
  • St Dominic's Priory College Catholic · Combined above peers

Amenities in the suburb

Adelaide North Adelaide
Supermarkets 13 2
Cafes & restaurants 375 52
Parks & reserves 58 27
Childcare 20 5
GPs 17 4
Pharmacies 18 2
Hospitals 3
same for both
Police stations 4 1
Banks & Bank@Post 26 2
Fuel stations 5 1
EV chargers 10 1
Waterways 31 3

Mobility

Adelaide North Adelaide
Walkability score 99/100 88/100
Distance to Adelaide 0.6 km 2.4 km
+300% vs other
Drive time (normal traffic) 2 min 6 min
Public transport score 94/100
Rail · Tram · Bus
 87/100
Rail · Bus
Peak arrivals per hour 3037.5
7-9am + 5-7pm
 692.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.6%
postcode 5000
 2.1%
postcode 5006
Rooftop solar per 100 dwellings 13
postcode 5000
 28
postcode 5006

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 North Adelaide
Car (driver) 30.2% / 51.9%
Adelaide — Car (driver): 30.2% North Adelaide — Car (driver): 51.9%
Walked Only 32.8% / 15.0%
Adelaide — Walked Only: 32.8% North Adelaide — Walked Only: 15.0%
Worked from Home 14.6% / 15.9%
Adelaide — Worked from Home: 14.6% North Adelaide — Worked from Home: 15.9%
Bus 11.1% / 9.7%
Adelaide — Bus: 11.1% North Adelaide — Bus: 9.7%
Car (passenger) 3.7% / 4.0%
Adelaide — Car (passenger): 3.7% North Adelaide — Car (passenger): 4.0%

Bars are drawn against the largest share shown (51.9%).

Setting

Adelaide North Adelaide
Elevation 55 m
above sea level, at the suburb centre
same for both
Distance to the ocean 9.2 km 9.5 km

NBN connectivity

Adelaide North Adelaide
Connectivity score 74/100 79/100
Most common technology Fibre to the building Hybrid fibre-coaxial
Full-fibre (FTTP) share 23%
21,596 premises
 13%
4,781 premises

Climate

Adelaide North Adelaide
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 North Adelaide
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 North Adelaide
Average residential rate $2,331/yr
same for both
Council Adelaide
same for both

Federal electorate

Adelaide North Adelaide
Division Adelaide
same for both
Member Steve Georganas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Adelaide North Adelaide
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

North Adelaide

Inner Parks Premium Professionals Students Townhouses Transport Hub

More comparisons

Other comparisons with Adelaide

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

Other comparisons with North Adelaide

North Adelaide vs Bowden North Adelaide vs Gilberton North Adelaide vs Medindie North Adelaide vs Fitzroy North Adelaide vs Ovingham North Adelaide vs Hackney
Full data on Adelaide Full data on North Adelaide
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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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