Ashford vs Keswick

In both, about half of households rent. In Ashford, about half of households are people living alone. Houses cost more in Keswick: a median of $1.43 million, against $998,000 in Ashford, though rent is higher in Ashford. On these figures, Ashford tends to suit 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

Keswick

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (47% vs 26%)
  • But Ashford carries lower crime risk (47/100 vs 91/100)

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

  • Ashford has cheaper houses ($997,500 vs $1,425,000)
  • Keswick has cheaper units ($550,200 vs $622,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

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

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Ashford

ahead on 3 of the 5 things we measure here

  • has more residents already 65 and over (18% vs 9%)
  • carries lower crime risk (47/100 vs 91/100)
  • has more units and townhouses to downsize into (74% vs 53%)

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

Investors

Ashford

ahead on the one thing that separates them

  • is growing faster (20.6% vs 1.6%)

Weighs population growth.

Where they sit

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

Ashford Keswick
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.

Ashford Keswick
Walkability 75 / 70
Ashford — Walkability: 75/100 Keswick — Walkability: 70/100
Safety 53 / 9
Ashford — Safety: 53/100 Keswick — Safety: 9/100
Low fire risk 100 / 100
Ashford — Low fire risk: 100/100 Keswick — Low fire risk: 100/100
Low flood risk 1 / 2
Ashford — Low flood risk: 1/100 Keswick — Low flood risk: 2/100

Demographics

Ashford has more residents (1,157 vs 754); Ashford has higher household incomes ($83,460 vs $74,464).

Ashford Keswick
Population 1,157
+35% vs other
 754
Population trend (2016 → 2021) +20.6% +1.6%
Median age 35 33
Median household income $83,460/yr
+11% vs other
 $74,464/yr
Median weekly rent $320/wk
+6% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Ashford Keswick
0-4 5.4% / 4.9%
Ashford — 0-4: 5.4% Keswick — 0-4: 4.9%
5-14 11.9% / 12.3%
Ashford — 5-14: 11.9% Keswick — 5-14: 12.3%
15-19 3.0% / 4.2%
Ashford — 15-19: 3.0% Keswick — 15-19: 4.2%
20-24 8.4% / 8.2%
Ashford — 20-24: 8.4% Keswick — 20-24: 8.2%
25-34 20.5% / 23.2%
Ashford — 25-34: 20.5% Keswick — 25-34: 23.2%
35-44 17.3% / 18.3%
Ashford — 35-44: 17.3% Keswick — 35-44: 18.3%
45-54 7.9% / 13.4%
Ashford — 45-54: 7.9% Keswick — 45-54: 13.4%
55-64 6.3% / 6.6%
Ashford — 55-64: 6.3% Keswick — 55-64: 6.6%
65-74 6.7% / 5.3%
Ashford — 65-74: 6.7% Keswick — 65-74: 5.3%
75-84 6.8% / 2.9%
Ashford — 75-84: 6.8% Keswick — 75-84: 2.9%
85+ 5.0% / 0.9%
Ashford — 85+: 5.0% Keswick — 85+: 0.9%

Bars are drawn against the largest share shown (23.2%).

Who lives together

Household composition, 2021 Census.

Ashford 45.0% lone person
Ashford — Lone Person: 45.0% Ashford — Couple Families: 33.5% Ashford — Group Household: 10.6% Ashford — One Parent Families: 7.6% Ashford — Other Families: 3.3%
Keswick 38.6% lone person
Keswick — Lone Person: 38.6% Keswick — Couple Families: 32.5% Keswick — Group Household: 13.4% Keswick — One Parent Families: 13.8% Keswick — Other Families: 1.6%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Ashford 53.1% renting
Ashford — Owned Outright: 19.8% Ashford — Mortgage: 27.1% Ashford — Renting: 53.1%
Keswick 54.3% renting
Keswick — Owned Outright: 17.0% Keswick — Mortgage: 28.6% Keswick — Renting: 54.3%
Owned outright Mortgage Renting

Qualifications

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

Ashford Keswick
Bachelor Degree 21.9% / 19.9%
Ashford — Bachelor Degree: 21.9% Keswick — Bachelor Degree: 19.9%
Postgraduate Degree 11.2% / 9.5%
Ashford — Postgraduate Degree: 11.2% Keswick — Postgraduate Degree: 9.5%
Certificate III & IV 8.4% / 10.9%
Ashford — Certificate III & IV: 8.4% Keswick — Certificate III & IV: 10.9%
Advanced Diploma / Diploma 9.2% / 8.1%
Ashford — Advanced Diploma / Diploma: 9.2% Keswick — Advanced Diploma / Diploma: 8.1%
Graduate Diploma / Certificate 2.1% / 2.3%
Ashford — Graduate Diploma / Certificate: 2.1% Keswick — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (21.9%).

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.

Ashford Keswick
India 13.2% / 9.3%
Ashford — India: 13.2% Keswick — India: 9.3%
Nepal 3.7% / 5.2%
Ashford — Nepal: 3.7% Keswick — Nepal: 5.2%
China 4.8% / 3.3%
Ashford — China: 4.8% Keswick — China: 3.3%
England 2.7% / 2.0%
Ashford — England: 2.7% Keswick — England: 2.0%
Bangladesh 1.6% / 1.6%
Ashford — Bangladesh: 1.6% Keswick — Bangladesh: 1.6%
Sri Lanka — / 2.1%
Ashford — Sri Lanka: not among its largest Keswick — Sri Lanka: 2.1%

Bars are drawn against the largest share shown (13.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Ashford 25.8% houses
Ashford — Houses: 25.8% Ashford — Flats / Apartments: 39.7% Ashford — Townhouses: 34.6%
Keswick 47.3% houses
Keswick — Houses: 47.3% Keswick — Flats / Apartments: 33.2% Keswick — Townhouses: 19.4%
Houses Flats / Apartments Townhouses

Property market

Ashford Keswick
Median house price $997,500 $1,425,000
Median unit price $622,500 $550,200
Median land price —
same for both
Typical days to sell (houses) — 18 days
from 5 sales

Zoning mix

Keswick has more industrially zoned land (17% vs 0%); Ashford has more commercially zoned land (41% vs 28%).

Ashford Keswick
Residential 58% 29%
Commercial 41% 28%
Infrastructure and transport 1% 25%
Industrial 0% 17%
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

Ashford Keswick
New dwellings approved 578
across West Torrens
same for both
Approvals change year on year +103%
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.

Ashford Keswick
Houses —
same for both
Units 5.0%
$555/wk on $575K
 —

Ranking within SA

Ashford Keswick
House price Higher than 65% of SA Higher than 72% of SA
Income Higher than 59% of SA Higher than 48% of SA
Schools —
same for both
Walkability Higher than 90% of SA Higher than 88% of SA
Affordability Higher than 31% of SA Higher than 14% of SA
EV adoption Higher than 98% of SA
same for both
NBN connectivity Higher than 84% of SA Higher than 86% of SA
Rental yield (units) Higher than 73% of SA —

Liveability

Ashford scores higher overall (61 vs 44).

Ashford Keswick
Grade B C
Score 61/100 44/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 6/10

Risk profile

Keswick carries more crime risk (91 vs 47).

Ashford Keswick
Bushfire None
0/100
same for both
Crime Moderate
47/100
 High
91/100
Flood High
99/100
 High
98/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 8
within 5 km

Schools

Ashford Keswick
Inside the suburb 1
same for both
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 3.3 km
 3
Adelaide University, Adelaide City Campus, 2.7 km
Full-time students aged 15–24 4.1% 4.2%

Schools in Ashford

  • Aspect Treetop School Independent · Combined · Special school

Schools in Keswick

  • Richmond Primary School Government · Primary above peers

Amenities in the suburb

Ashford Keswick
Cafes & restaurants 0 2
Parks & reserves 0 1
Childcare 0 1
Pharmacies 2 0
Hospitals 1 0
Police stations 0 1
Fuel stations 0 1
Waterways 1 6

Mobility

Ashford Keswick
Walkability score 75/100 70/100
Distance to Adelaide 4 km
+10% vs other
 3.6 km
Drive time (normal traffic) 8 min 7 min
Public transport score 79/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 54.8
7-9am + 5-7pm
 44.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.7%
postcode 5035
same for both
Rooftop solar per 100 dwellings 40
postcode 5035
same for both

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.

Ashford Keswick
Car (driver) 60.9% / 59.4%
Ashford — Car (driver): 60.9% Keswick — Car (driver): 59.4%
Bus 15.1% / 12.6%
Ashford — Bus: 15.1% Keswick — Bus: 12.6%
Worked from Home 11.4% / 9.4%
Ashford — Worked from Home: 11.4% Keswick — Worked from Home: 9.4%
Walked Only 5.9% / 4.8%
Ashford — Walked Only: 5.9% Keswick — Walked Only: 4.8%
Car (passenger) 4.1% / 6.2%
Ashford — Car (passenger): 4.1% Keswick — Car (passenger): 6.2%

Bars are drawn against the largest share shown (60.9%).

Setting

Ashford Keswick
Elevation 32 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 6.3 km 6.7 km

NBN connectivity

Ashford Keswick
Connectivity score 73/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 7%
782 premises
 5%
624 premises

Climate

Ashford Keswick
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)

Ashford Keswick
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

Ashford Keswick
Average residential rate $1,532/yr
same for both
Council West Torrens
same for both

Federal electorate

Ashford Keswick
Division Adelaide
same for both
Member Steve Georganas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Ashford Keswick
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Ashford

Apartments Inner Multicultural Parks Professionals River Townhouses Urban

Keswick

Apartments Easy Commute Inner Multicultural Parks River Trains Transport Hub

More comparisons

Other comparisons with Ashford

Ashford vs Kurralta Park Ashford vs Glandore Ashford vs Marleston Ashford vs Forestville Ashford vs Everard Park

Other comparisons with Keswick

Keswick vs Richmond Keswick vs Kurralta Park Keswick vs Marleston Keswick vs Wayville Keswick vs Forestville
Full data on Ashford Full data on Keswick
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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