Beaumont vs Waterfall Gully

Waterfall Gully is the younger of the two, with a median age of 40 against 45 in Beaumont. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Beaumont: a median of $1.72 million, against $1.16 million in Waterfall Gully. Beaumont is closer to the city centre: 8.2 km, against 9.9 km. On these figures, Beaumont tends to suit older residents, while Waterfall Gully suits couples 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

Beaumont

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (5 vs 1)
  • carries lower crime risk (25/100 vs 41/100)
  • But Waterfall Gully is already more of a family suburb (89% vs 71%)

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

First-home buyers

Waterfall Gully

ahead on the one thing that separates them

  • has cheaper houses ($1,160,000 vs $1,720,000)

Weighs house 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

Beaumont

ahead on the one thing that separates them

  • is more walkable (63/100 vs 10/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Beaumont

ahead on 3 of the 5 things we measure here

  • is more walkable (63/100 vs 10/100)
  • has more residents already 65 and over (22% vs 9%)
  • carries lower crime risk (25/100 vs 41/100)

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

Investors

Waterfall Gully

ahead on the one thing that separates them

  • is growing faster (11.0% vs 6.0%)

Weighs population growth.

Where they sit

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

Beaumont Waterfall Gully
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.

Beaumont Waterfall Gully
Walkability 63 / 10
Beaumont — Walkability: 63/100 Waterfall Gully — Walkability: 10/100
Safety 75 / 59
Beaumont — Safety: 75/100 Waterfall Gully — Safety: 59/100
Low fire risk 14 / 14
Beaumont — Low fire risk: 14/100 Waterfall Gully — Low fire risk: 14/100
Low flood risk 71 / 89
Beaumont — Low flood risk: 71/100 Waterfall Gully — Low flood risk: 89/100

Demographics

Beaumont has more residents (2,731 vs 161); Waterfall Gully has higher household incomes ($187,200 vs $134,004).

Beaumont Waterfall Gully
Population 2,731
+94% vs other
 161
Population trend (2016 → 2021) +6.0% +11.0%
Median age 45 40
Median household income $134,004/yr $187,200/yr
+40% vs other
Median weekly rent $450/wk $468/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Beaumont Waterfall Gully
0-4 4.4% / 5.0%
Beaumont — 0-4: 4.4% Waterfall Gully — 0-4: 5.0%
5-14 13.6% / 16.1%
Beaumont — 5-14: 13.6% Waterfall Gully — 5-14: 16.1%
15-19 7.4% / 10.6%
Beaumont — 15-19: 7.4% Waterfall Gully — 15-19: 10.6%
20-24 5.2% / 7.5%
Beaumont — 20-24: 5.2% Waterfall Gully — 20-24: 7.5%
25-34 6.6% / 6.2%
Beaumont — 25-34: 6.6% Waterfall Gully — 25-34: 6.2%
35-44 12.4% / 9.3%
Beaumont — 35-44: 12.4% Waterfall Gully — 35-44: 9.3%
45-54 13.6% / 26.1%
Beaumont — 45-54: 13.6% Waterfall Gully — 45-54: 26.1%
55-64 14.4% / 11.8%
Beaumont — 55-64: 14.4% Waterfall Gully — 55-64: 11.8%
65-74 12.9% / 5.0%
Beaumont — 65-74: 12.9% Waterfall Gully — 65-74: 5.0%
75-84 6.7% / 3.7%
Beaumont — 75-84: 6.7% Waterfall Gully — 75-84: 3.7%
85+ 2.4% / —
Beaumont — 85+: 2.4% Waterfall Gully — 85+: not among its largest

Bars are drawn against the largest share shown (26.1%).

Who lives together

Household composition, 2021 Census.

Beaumont 62.0% couple families
Beaumont — Couple Families: 62.0% Beaumont — Lone Person: 26.3% Beaumont — One Parent Families: 9.3% Beaumont — Group Household: 1.3% Beaumont — Other Families: 1.0%
Waterfall Gully 81.1% couple families
Waterfall Gully — Couple Families: 81.1% Waterfall Gully — Lone Person: 10.8% Waterfall Gully — One Parent Families: 8.1% Waterfall Gully — Group Household: 0.0% Waterfall Gully — 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.

Beaumont 10.6% renting
Beaumont — Owned Outright: 49.6% Beaumont — Mortgage: 39.8% Beaumont — Renting: 10.6%
Waterfall Gully 10.6% renting
Waterfall Gully — Owned Outright: 38.3% Waterfall Gully — Mortgage: 51.1% Waterfall Gully — Renting: 10.6%
Owned outright Mortgage Renting

Qualifications

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

Beaumont Waterfall Gully
Bachelor Degree 24.8% / 23.6%
Beaumont — Bachelor Degree: 24.8% Waterfall Gully — Bachelor Degree: 23.6%
Postgraduate Degree 13.7% / 12.4%
Beaumont — Postgraduate Degree: 13.7% Waterfall Gully — Postgraduate Degree: 12.4%
Advanced Diploma / Diploma 7.1% / 8.7%
Beaumont — Advanced Diploma / Diploma: 7.1% Waterfall Gully — Advanced Diploma / Diploma: 8.7%
Certificate III & IV 5.0% / 9.3%
Beaumont — Certificate III & IV: 5.0% Waterfall Gully — Certificate III & IV: 9.3%
Graduate Diploma / Certificate 3.8% / 3.1%
Beaumont — Graduate Diploma / Certificate: 3.8% Waterfall Gully — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (24.8%).

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.

Beaumont Waterfall Gully
China 6.0% / 5.0%
Beaumont — China: 6.0% Waterfall Gully — China: 5.0%
England 5.0% / 5.6%
Beaumont — England: 5.0% Waterfall Gully — England: 5.6%
Malaysia 2.2% / 3.7%
Beaumont — Malaysia: 2.2% Waterfall Gully — Malaysia: 3.7%
Ireland — / 4.3%
Beaumont — Ireland: not among its largest Waterfall Gully — Ireland: 4.3%
India 2.3% / —
Beaumont — India: 2.3% Waterfall Gully — India: not among its largest
New Zealand 1.4% / —
Beaumont — New Zealand: 1.4% Waterfall Gully — New Zealand: not among its largest

Bars are drawn against the largest share shown (6.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beaumont 86.2% houses
Beaumont — Houses: 86.2% Beaumont — Townhouses: 13.3% Beaumont — Flats / Apartments: 0.5%
Waterfall Gully 91.5% houses
Waterfall Gully — Houses: 91.5% Waterfall Gully — Townhouses: 8.5% Waterfall Gully — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Beaumont Waterfall Gully
Median house price $1,720,000 $1,160,000
Median unit price $757,500 —
Median land price $1,488,260 —
Typical days to sell (houses) 24 days
from 34 sales
 22 days
from 3 sales

Zoning mix

Waterfall Gully has more land zoned for conservation (98% vs 8%).

Beaumont Waterfall Gully
Environmental 8% 98%
Residential 91% 2%
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

Beaumont Waterfall Gully
New dwellings approved 250
across Burnside
same for both
Approvals change year on year +32%
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.

Beaumont Waterfall Gully
Houses 2.3%
$900/wk on $2.06M
 —
Units —
same for both

Ranking within SA

Beaumont Waterfall Gully
House price Higher than 82% of SA Higher than 64% of SA
Income Higher than 96% of SA Higher than 99% of SA
Schools —
same for both
Walkability Higher than 85% of SA Higher than 62% of SA
Affordability Higher than 65% of SA Higher than 97% of SA
EV adoption Higher than 99% of SA
same for both
NBN connectivity Higher than 82% of SA Higher than 92% of SA
Rental yield (houses) Higher than 5% of SA —

Liveability

Beaumont is more walkable (63 vs 10).

Beaumont Waterfall Gully
Grade A —
Score 67/100 —
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Beaumont carries more flood risk (29 vs 11); Waterfall Gully carries more crime risk (41 vs 25).

Beaumont Waterfall Gully
Bushfire High
86/100
same for both
Crime Low
25/100
 Moderate
41/100
Flood Low
29/100
 Low
11/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Beaumont Waterfall Gully
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Magill Campus, 4.8 km
 3
Adelaide University, Magill Campus, 5.9 km

Amenities in the suburb

Beaumont Waterfall Gully
Cafes & restaurants 0 1
Parks & reserves 5 1
Waterways 1 18

Mobility

Beaumont Waterfall Gully
Walkability score 63/100 10/100
Distance to Adelaide 8.2 km 9.9 km
+21% vs other
Drive time (normal traffic) 14 min 17 min
Electric vehicle share 2.8%
postcode 5066
same for both
Rooftop solar per 100 dwellings 66
postcode 5066
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.

Beaumont Waterfall Gully
Car (driver) 69.5% / 76.4%
Beaumont — Car (driver): 69.5% Waterfall Gully — Car (driver): 76.4%
Worked from Home 19.2% / 19.4%
Beaumont — Worked from Home: 19.2% Waterfall Gully — Worked from Home: 19.4%
Car (passenger) 5.1% / 4.2%
Beaumont — Car (passenger): 5.1% Waterfall Gully — Car (passenger): 4.2%
Bus 4.7% / —
Beaumont — Bus: 4.7% Waterfall Gully — Bus: not among its largest
Bicycle 1.0% / —
Beaumont — Bicycle: 1.0% Waterfall Gully — Bicycle: not among its largest

Bars are drawn against the largest share shown (76.4%).

Setting

Beaumont Waterfall Gully
Elevation 189 m
above sea level, at the suburb centre
 304 m
above sea level, at the suburb centre
Distance to the ocean 13.7 km 14.9 km

NBN connectivity

Beaumont Waterfall Gully
Connectivity score 70/100 80/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 43%
1,124 premises
 64%
61 premises

Climate

Beaumont Waterfall Gully
Annual rainfall 969 mm
same for both
Summer max (Jan) 23.8°C
same for both
Winter min (Jul) 5.4°C
same for both

Air quality (annual mean)

Beaumont Waterfall Gully
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

Beaumont Waterfall Gully
Average residential rate $2,410/yr
same for both
Council Burnside
same for both

Federal electorate

Beaumont Waterfall Gully
Division Sturt
same for both
Member Claire Clutterham
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beaumont Waterfall Gully
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Beaumont

Inner Large Blocks Parks Premium Professionals Quiet

Waterfall Gully

Inner Professionals Quiet River

More comparisons

Other comparisons with Beaumont

Beaumont vs Burnside Beaumont vs Linden Park Beaumont vs Glen Osmond Beaumont vs Hazelwood Park Beaumont vs St Georges Beaumont vs Mount Osmond

Other comparisons with Waterfall Gully

Waterfall Gully vs Burnside Waterfall Gully vs Crafers West Waterfall Gully vs Mount Osmond Waterfall Gully vs Greenhill Waterfall Gully vs Leawood Gardens
Full data on Beaumont Full data on Waterfall Gully
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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