Andrews Farm vs Angle Vale

Andrews Farm is the younger of the two, with a median age of 28 against 35 in Angle Vale. In both, most households own their home and the large majority of homes are detached houses. In Angle Vale, most households are couple families. Houses cost more in Angle Vale: a median of $801,000, against $700,000 in Andrews Farm, and rent is higher there too. On these figures, Andrews Farm tends to suit families with children, while Angle Vale suits couples.

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

Angle Vale

ahead on 3 of the 6 things we measure here

  • has more childcare (12 vs 2)
  • has more schools inside the suburb (3 vs 1)
  • is already more of a family suburb (80% vs 69%)
  • But Andrews Farm has more parks and reserves (6 vs 1)

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

First-home buyers

They split

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

  • Andrews Farm has cheaper houses ($700,000 vs $801,000)
  • Angle Vale has cheaper land ($309,000 vs $651,800)

Weighs house prices, land prices, and mortgage stress.

Renters

Andrews Farm

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (40% vs 5%)
  • has cheaper rent ($300/wk vs $350/wk)

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Andrews Farm carries lower crime risk (69/100 vs 86/100)
  • Angle Vale has more residents already 65 and over (13% vs 6%)

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

Investors

Angle Vale

ahead on the one thing that separates them

  • is growing faster (38.6% vs 8.2%)

Weighs house yield and population growth.

Where they sit

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

Andrews Farm Angle Vale
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.

Andrews Farm Angle Vale
Walkability 50 / 50
Andrews Farm — Walkability: 50/100 Angle Vale — Walkability: 50/100
Safety 31 / 14
Andrews Farm — Safety: 31/100 Angle Vale — Safety: 14/100
Low fire risk 100 / 64
Andrews Farm — Low fire risk: 100/100 Angle Vale — Low fire risk: 64/100
Low flood risk 22 / 14
Andrews Farm — Low flood risk: 22/100 Angle Vale — Low flood risk: 14/100

Demographics

Andrews Farm has more residents (8,699 vs 4,051); Angle Vale has higher household incomes ($116,896 vs $76,180).

Andrews Farm Angle Vale
Population 8,699
+53% vs other
 4,051
Population trend (2016 → 2021) +8.2% +38.6%
Median age 28 35
Median household income $76,180/yr $116,896/yr
+53% vs other
Median weekly rent $300/wk $350/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Andrews Farm Angle Vale
0-4 9.3% / 5.7%
Andrews Farm — 0-4: 9.3% Angle Vale — 0-4: 5.7%
5-14 19.2% / 16.8%
Andrews Farm — 5-14: 19.2% Angle Vale — 5-14: 16.8%
15-19 6.6% / 6.9%
Andrews Farm — 15-19: 6.6% Angle Vale — 15-19: 6.9%
20-24 7.8% / 6.7%
Andrews Farm — 20-24: 7.8% Angle Vale — 20-24: 6.7%
25-34 18.6% / 13.2%
Andrews Farm — 25-34: 18.6% Angle Vale — 25-34: 13.2%
35-44 14.0% / 12.6%
Andrews Farm — 35-44: 14.0% Angle Vale — 35-44: 12.6%
45-54 10.2% / 14.1%
Andrews Farm — 45-54: 10.2% Angle Vale — 45-54: 14.1%
55-64 8.6% / 11.3%
Andrews Farm — 55-64: 8.6% Angle Vale — 55-64: 11.3%
65-74 3.8% / 7.1%
Andrews Farm — 65-74: 3.8% Angle Vale — 65-74: 7.1%
75-84 1.6% / 4.5%
Andrews Farm — 75-84: 1.6% Angle Vale — 75-84: 4.5%
85+ 0.3% / 1.5%
Andrews Farm — 85+: 0.3% Angle Vale — 85+: 1.5%

Bars are drawn against the largest share shown (19.2%).

Who lives together

Household composition, 2021 Census.

Andrews Farm 41.2% couple families
Andrews Farm — Couple Families: 41.2% Andrews Farm — Lone Person: 25.5% Andrews Farm — One Parent Families: 27.9% Andrews Farm — Group Household: 3.6% Andrews Farm — Other Families: 1.7%
Angle Vale 70.4% couple families
Angle Vale — Couple Families: 70.4% Angle Vale — Lone Person: 17.6% Angle Vale — One Parent Families: 9.3% Angle Vale — Group Household: 1.8% Angle Vale — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Andrews Farm 40.3% renting
Andrews Farm — Owned Outright: 11.1% Andrews Farm — Mortgage: 48.6% Andrews Farm — Renting: 40.3%
Angle Vale 5.4% renting
Angle Vale — Owned Outright: 27.1% Angle Vale — Mortgage: 67.5% Angle Vale — Renting: 5.4%
Owned outright Mortgage Renting

Qualifications

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

Andrews Farm Angle Vale
Certificate III & IV 17.7% / 20.2%
Andrews Farm — Certificate III & IV: 17.7% Angle Vale — Certificate III & IV: 20.2%
Advanced Diploma / Diploma 5.5% / 7.8%
Andrews Farm — Advanced Diploma / Diploma: 5.5% Angle Vale — Advanced Diploma / Diploma: 7.8%
Bachelor Degree 4.6% / 6.4%
Andrews Farm — Bachelor Degree: 4.6% Angle Vale — Bachelor Degree: 6.4%
Graduate Diploma / Certificate 0.7% / 1.4%
Andrews Farm — Graduate Diploma / Certificate: 0.7% Angle Vale — Graduate Diploma / Certificate: 1.4%
Postgraduate Degree 0.8% / 1.2%
Andrews Farm — Postgraduate Degree: 0.8% Angle Vale — Postgraduate Degree: 1.2%

Bars are drawn against the largest share shown (20.2%).

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.

Andrews Farm Angle Vale
England 3.6% / 6.8%
Andrews Farm — England: 3.6% Angle Vale — England: 6.8%
New Zealand 0.9% / 0.5%
Andrews Farm — New Zealand: 0.9% Angle Vale — New Zealand: 0.5%
Philippines 0.9% / 0.4%
Andrews Farm — Philippines: 0.9% Angle Vale — Philippines: 0.4%
Scotland 0.5% / 0.8%
Andrews Farm — Scotland: 0.5% Angle Vale — Scotland: 0.8%
India 0.8% / 0.3%
Andrews Farm — India: 0.8% Angle Vale — India: 0.3%
Afghanistan 0.8% / —
Andrews Farm — Afghanistan: 0.8% Angle Vale — Afghanistan: not among its largest
Italy — / 0.8%
Andrews Farm — Italy: not among its largest Angle Vale — Italy: 0.8%
Germany — / 0.5%
Andrews Farm — Germany: not among its largest Angle Vale — Germany: 0.5%

Bars are drawn against the largest share shown (6.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Andrews Farm 95.4% houses
Andrews Farm — Houses: 95.4% Andrews Farm — Townhouses: 4.7% Andrews Farm — Flats / Apartments: 0.0%
Angle Vale 98.0% houses
Angle Vale — Houses: 98.0% Angle Vale — Townhouses: 1.8% Angle Vale — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Andrews Farm Angle Vale
Median house price $700,000 $801,000
Median unit price $485,000 —
Median land price $651,800 $309,000
Typical days to sell (houses) 28 days
from 162 sales
 30 days
from 133 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.

Andrews Farm Angle Vale
3 bed $650K / $735K
Andrews Farm — 3 bed: $650K (158 sales) Angle Vale — 3 bed: $735K (65 sales)

158 vs 65 sales

4 bed $771K / $830K
Andrews Farm — 4 bed: $771K (115 sales) Angle Vale — 4 bed: $830K (182 sales)

115 vs 182 sales

5 bed $870K / $975K
Andrews Farm — 5 bed: $870K (9 sales) Angle Vale — 5 bed: $975K (39 sales)

9 vs 39 sales

Zoning mix

Angle Vale has more rural and farming land (24% vs 0%).

Andrews Farm Angle Vale
Residential 100% 60%
Rural and farming 0% 24%
Parks and recreation 0% 10%
Industrial 0% 4%
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

Andrews Farm Angle Vale
New dwellings approved 2,475
across Playford
same for both
Approvals change year on year +65%
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.

Andrews Farm Angle Vale
Houses 4.3%
$600/wk on $734K
 4.1%
$670/wk on $859K
Units —
same for both

Ranking within SA

Andrews Farm Angle Vale
House price Higher than 9% of SA Higher than 22% of SA
Income Higher than 51% of SA Higher than 89% of SA
Schools — Higher than 60% of SA
Walkability Higher than 80% of SA
same for both
Affordability Higher than 87% of SA Higher than 96% of SA
EV adoption Higher than 44% of SA Higher than 68% of SA
NBN connectivity Higher than 92% of SA Higher than 96% of SA
Rental yield (houses) Higher than 76% of SA Higher than 61% of SA

Liveability

Angle Vale scores higher overall (42 vs 26).

Andrews Farm Angle Vale
Grade D C
Score 26/100 42/100
Socio-economic band high-need area
decile 1/10
 advantaged area
decile 7/10

Risk profile

Angle Vale carries more bushfire risk (36 vs 0); Angle Vale carries more crime risk (86 vs 69).

Andrews Farm Angle Vale
Bushfire None
0/100
 Low
36/100
Crime Moderate
69/100
 High
86/100
Flood High
78/100
 High
86/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 0
within 5 km

Schools

Andrews Farm Angle Vale
Inside the suburb 1 3
Rated above peers 0 1
Rated at peers 1 0
Rated below peers 0 2

Schools in Andrews Farm

  • St Columba College Catholic · Combined at peers

Schools in Angle Vale

  • Trinity College Gawler River Independent · Combined above peers
  • Angle Vale Primary School Government · Primary below peers
  • Riverbanks College B-12 Government · Combined below peers

Amenities in the suburb

Andrews Farm Angle Vale
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 6 1
Childcare 2 12
GPs 0 1
Pharmacies 0 1
Fuel stations 0 1
Waterways 0 1

Mobility

Andrews Farm Angle Vale
Walkability score 50/100
same for both
Distance to Adelaide 40.3 km
+1% vs other
 39.8 km
Drive time (normal traffic) 36 min 37 min
Public transport score 78/100
Bus
 50/100
Bus
Peak arrivals per hour 62.2
7-9am + 5-7pm
 17.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.4%
postcode 5114
 0.7%
postcode 5117
Rooftop solar per 100 dwellings 71
postcode 5114
 —
postcode 5117

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.

Andrews Farm Angle Vale
Car (driver) 86.3% / 84.7%
Andrews Farm — Car (driver): 86.3% Angle Vale — Car (driver): 84.7%
Worked from Home 4.9% / 8.5%
Andrews Farm — Worked from Home: 4.9% Angle Vale — Worked from Home: 8.5%
Car (passenger) 5.3% / 4.1%
Andrews Farm — Car (passenger): 5.3% Angle Vale — Car (passenger): 4.1%
Bus 2.6% / 1.1%
Andrews Farm — Bus: 2.6% Angle Vale — Bus: 1.1%
Walked Only 0.5% / 1.3%
Andrews Farm — Walked Only: 0.5% Angle Vale — Walked Only: 1.3%

Bars are drawn against the largest share shown (86.3%).

Setting

Andrews Farm Angle Vale
Elevation 30 m
above sea level, at the suburb centre
 35 m
above sea level, at the suburb centre
Distance to the ocean 13.5 km 15.4 km

NBN connectivity

Andrews Farm Angle Vale
Connectivity score 79/100 90/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 62%
3,560 premises
 81%
3,258 premises

Climate

Andrews Farm Angle Vale
Annual rainfall 404 mm
same for both
Summer max (Jan) 30.0°C
same for both
Winter min (Jul) 6.6°C
same for both

Air quality (annual mean)

Andrews Farm Angle Vale
PM2.5 5.5 µg/m³
same for both
PM10 18.7 µg/m³
same for both
NO₂ 0.31 pphm
same for both

Council rates

Andrews Farm Angle Vale
Average residential rate $2,101/yr
same for both
Council Playford
same for both

Federal electorate

Andrews Farm Angle Vale
Division Spence
same for both
Member Matt Burnell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Andrews Farm Angle Vale
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Andrews Farm

Family Outer Parks Young Families

Angle Vale

Acreage Family Outer

More comparisons

Other comparisons with Andrews Farm

Andrews Farm vs Munno Para West Andrews Farm vs Davoren Park Andrews Farm vs Munno Para Andrews Farm vs Smithfield Plains Andrews Farm vs Eyre Andrews Farm vs Macdonald Park

Other comparisons with Angle Vale

Angle Vale vs Munno Para West Angle Vale vs Lewiston Angle Vale vs Hillier Angle Vale vs Macdonald Park Angle Vale vs Penfield Gardens Angle Vale vs Buchfelde
Full data on Andrews Farm Full data on Angle Vale
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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