Angle Vale vs Buchfelde

Angle Vale is the younger of the two, with a median age of 35 against 49 in Buchfelde. In both, the large majority of 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 Buchfelde: a median of $1.09 million, against $801,000 in Angle Vale, though rent is higher in Angle Vale. Angle Vale is closer to the city centre: 39.8 km, against 46.9 km. On these figures, Angle Vale tends to suit families with children, couples, and buyers on a tighter budget, while Buchfelde suits people living alone and 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

Angle Vale

ahead on 3 of the 6 things we measure here

  • has more childcare (12 vs 0)
  • has more schools inside the suburb (3 vs 0)
  • is already more of a family suburb (80% vs 64%)
  • But Buchfelde carries lower crime risk (68/100 vs 86/100)

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

First-home buyers

Angle Vale

ahead on 2 of the 2 things we measure here

  • has cheaper houses ($801,000 vs $1,095,000)
  • leaves households under less mortgage stress (19% vs 24%)

Weighs house prices and mortgage stress.

Renters

Buchfelde

ahead on the one thing that separates them

  • has cheaper rent ($280/wk vs $350/wk)

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

Commuting to the city

Angle Vale

ahead on 2 of the 3 things we measure here

  • is more walkable (50/100 vs 4/100)
  • sits closer to the CBD (39.8 km vs 46.9 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Buchfelde

ahead on 2 of the 4 things we measure here

  • has more residents already 65 and over (25% vs 13%)
  • carries lower crime risk (68/100 vs 86/100)
  • But Angle Vale is more walkable (50/100 vs 4/100)

Weighs 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 -1.5%)

Weighs population growth.

Where they sit

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

Angle Vale Buchfelde
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.

Angle Vale Buchfelde
Walkability 50 / 4
Angle Vale — Walkability: 50/100 Buchfelde — Walkability: 4/100
Safety 14 / 32
Angle Vale — Safety: 14/100 Buchfelde — Safety: 32/100
Low fire risk 64 / 57
Angle Vale — Low fire risk: 64/100 Buchfelde — Low fire risk: 57/100
Low flood risk 14 / 17
Angle Vale — Low flood risk: 14/100 Buchfelde — Low flood risk: 17/100

Demographics

Angle Vale has more residents (4,051 vs 193); Angle Vale has higher household incomes ($116,896 vs $73,632).

Angle Vale Buchfelde
Population 4,051
+95% vs other
 193
Population trend (2016 → 2021) +38.6% -1.5%
Median age 35 49
Median household income $116,896/yr
+37% vs other
 $73,632/yr
Median weekly rent $350/wk
+20% vs other
 $280/wk

Age profile

Share of residents in each band, 2021 Census.

Angle Vale Buchfelde
0-4 5.7% / 1.6%
Angle Vale — 0-4: 5.7% Buchfelde — 0-4: 1.6%
5-14 16.8% / 8.8%
Angle Vale — 5-14: 16.8% Buchfelde — 5-14: 8.8%
15-19 6.9% / 7.8%
Angle Vale — 15-19: 6.9% Buchfelde — 15-19: 7.8%
20-24 6.7% / 7.8%
Angle Vale — 20-24: 6.7% Buchfelde — 20-24: 7.8%
25-34 13.2% / 8.3%
Angle Vale — 25-34: 13.2% Buchfelde — 25-34: 8.3%
35-44 12.6% / 6.7%
Angle Vale — 35-44: 12.6% Buchfelde — 35-44: 6.7%
45-54 14.1% / 19.7%
Angle Vale — 45-54: 14.1% Buchfelde — 45-54: 19.7%
55-64 11.3% / 11.4%
Angle Vale — 55-64: 11.3% Buchfelde — 55-64: 11.4%
65-74 7.1% / 15.5%
Angle Vale — 65-74: 7.1% Buchfelde — 65-74: 15.5%
75-84 4.5% / 6.7%
Angle Vale — 75-84: 4.5% Buchfelde — 75-84: 6.7%
85+ 1.5% / 2.6%
Angle Vale — 85+: 1.5% Buchfelde — 85+: 2.6%

Bars are drawn against the largest share shown (19.7%).

Who lives together

Household composition, 2021 Census.

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%
Buchfelde 42.9% couple families
Buchfelde — Couple Families: 42.9% Buchfelde — Lone Person: 35.7% Buchfelde — One Parent Families: 21.4% Buchfelde — Group Household: 0.0% Buchfelde — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Angle Vale 5.4% renting
Angle Vale — Owned Outright: 27.1% Angle Vale — Mortgage: 67.5% Angle Vale — Renting: 5.4%
Buchfelde 7.2% renting
Buchfelde — Owned Outright: 50.7% Buchfelde — Mortgage: 42.0% Buchfelde — Renting: 7.2%
Owned outright Mortgage Renting

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.

Angle Vale Buchfelde
England 6.8% / 7.3%
Angle Vale — England: 6.8% Buchfelde — England: 7.3%
Italy 0.8% / 5.7%
Angle Vale — Italy: 0.8% Buchfelde — Italy: 5.7%
Scotland 0.8% / —
Angle Vale — Scotland: 0.8% Buchfelde — Scotland: not among its largest
New Zealand 0.5% / —
Angle Vale — New Zealand: 0.5% Buchfelde — New Zealand: not among its largest
Germany 0.5% / —
Angle Vale — Germany: 0.5% Buchfelde — Germany: not among its largest

Bars are drawn against the largest share shown (7.3%).

Qualifications

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

Angle Vale Buchfelde
Certificate III & IV 20.2% / 15.5%
Angle Vale — Certificate III & IV: 20.2% Buchfelde — Certificate III & IV: 15.5%
Advanced Diploma / Diploma 7.8% / 9.8%
Angle Vale — Advanced Diploma / Diploma: 7.8% Buchfelde — Advanced Diploma / Diploma: 9.8%
Bachelor Degree 6.4% / 5.7%
Angle Vale — Bachelor Degree: 6.4% Buchfelde — Bachelor Degree: 5.7%
Graduate Diploma / Certificate 1.4% / —
Angle Vale — Graduate Diploma / Certificate: 1.4% Buchfelde — Graduate Diploma / Certificate: not among its largest
Postgraduate Degree 1.2% / —
Angle Vale — Postgraduate Degree: 1.2% Buchfelde — Postgraduate Degree: not among its largest

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Angle Vale 98.0% houses
Angle Vale — Houses: 98.0% Angle Vale — Townhouses: 1.8% Angle Vale — Flats / Apartments: 0.2%
Buchfelde 100.0% houses
Buchfelde — Houses: 100.0% Buchfelde — Townhouses: 0.0% Buchfelde — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Angle Vale Buchfelde
Median house price $801,000 $1,095,000
Median unit price —
same for both
Median land price $309,000 —
Typical days to sell (houses) 30 days
from 133 sales
 30 days
from 4 sales

Zoning mix

Buchfelde has more rural and farming land (91% vs 24%).

Angle Vale Buchfelde
Rural and farming 24% 91%
Residential 60% 0%
Parks and recreation 10% 9%
Industrial 4% 0%
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

Angle Vale Buchfelde
New dwellings approved 2,475
across Playford
 278
across Light
Approvals change year on year +65% +43%

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.

Angle Vale Buchfelde
Houses 4.1%
$670/wk on $859K
 —
Units —
same for both

Ranking within SA

Angle Vale Buchfelde
House price Higher than 22% of SA —
Income Higher than 89% of SA Higher than 47% of SA
Schools Higher than 60% of SA —
Walkability Higher than 80% of SA Higher than 59% of SA
Affordability Higher than 96% of SA —
EV adoption Higher than 68% of SA Higher than 57% of SA
NBN connectivity Higher than 96% of SA Higher than 70% of SA
Rental yield (houses) Higher than 61% of SA —

Liveability

Angle Vale is more walkable (50 vs 4).

Angle Vale Buchfelde
Grade C —
Score 42/100 —
Socio-economic band advantaged area
decile 7/10
 below-average income
decile 3/10

Risk profile

Angle Vale carries more crime risk (86 vs 68).

Angle Vale Buchfelde
Bushfire Low
36/100
 Moderate
43/100
Crime High
86/100
 Moderate
68/100
Flood High
86/100
 High
83/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Angle Vale Buchfelde
Inside the suburb 3 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 2 0

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

Schools in Buchfelde

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

Amenities in the suburb

Angle Vale Buchfelde
Supermarkets 1 0
Cafes & restaurants 1 0
Parks & reserves 1 0
Childcare 12 0
GPs 1 0
Pharmacies 1 0
Fuel stations 1 0
Waterways 1 0

Mobility

Buchfelde sits further from the CBD (46.9 km vs 39.8 km).

Angle Vale Buchfelde
Walkability score 50/100 4/100
Distance to Adelaide 39.8 km 46.9 km
+18% vs other
Drive time (normal traffic) 37 min 38 min
Electric vehicle share 0.7%
postcode 5117
 0.6%
postcode 5118
Rooftop solar per 100 dwellings —
postcode 5117
 76
postcode 5118

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.

Angle Vale Buchfelde
Car (driver) 84.7% / 79.7%
Angle Vale — Car (driver): 84.7% Buchfelde — Car (driver): 79.7%
Worked from Home 8.5% / 8.9%
Angle Vale — Worked from Home: 8.5% Buchfelde — Worked from Home: 8.9%
Car (passenger) 4.1% / 6.3%
Angle Vale — Car (passenger): 4.1% Buchfelde — Car (passenger): 6.3%
Walked Only 1.3% / 5.1%
Angle Vale — Walked Only: 1.3% Buchfelde — Walked Only: 5.1%
Bus 1.1% / —
Angle Vale — Bus: 1.1% Buchfelde — Bus: not among its largest

Bars are drawn against the largest share shown (84.7%).

Setting

Angle Vale Buchfelde
Elevation 35 m
above sea level, at the suburb centre
 46 m
above sea level, at the suburb centre
Distance to the ocean 15.4 km 21.2 km

NBN connectivity

Angle Vale Buchfelde
Connectivity score 90/100 31/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 81%
3,258 premises
 0%
88 premises

Climate

Angle Vale Buchfelde
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)

Angle Vale Buchfelde
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

Angle Vale Buchfelde
Average residential rate $2,101/yr $2,297/yr
Council Playford Light

Federal electorate

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

First Home Owner Grant

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

Tags

Angle Vale

Acreage Family Outer

Buchfelde

Outer River

More comparisons

Other comparisons with Angle Vale

Angle Vale vs Andrews Farm Angle Vale vs Munno Para West Angle Vale vs Lewiston Angle Vale vs Hillier Angle Vale vs Macdonald Park Angle Vale vs Penfield Gardens

Other comparisons with Buchfelde

Buchfelde vs Evanston Buchfelde vs Hillier Buchfelde vs Reid Buchfelde vs Ward Belt Buchfelde vs Gawler River
Full data on Angle Vale Full data on Buchfelde
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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