Bedford Park vs Bellevue Heights

Bedford Park is the younger of the two, with a median age of 28 against 47 in Bellevue Heights. In both, most homes are detached houses. In Bedford Park, about half of households rent. In Bellevue Heights, the large majority of households own their home and about half of households are couple families. Houses cost more in Bellevue Heights: a median of $1.11 million, against $965,000 in Bedford Park, and rent is higher there too. On these figures, Bedford Park tends to suit renters, young adults, and share households, while Bellevue Heights suits couples 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

Bellevue Heights

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (15/100 vs 87/100)
  • is already more of a family suburb (60% vs 40%)
  • has more separate houses rather than flats (86% vs 69%)
  • But Bedford Park has more parks and reserves (8 vs 2)

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

First-home buyers

Bedford Park

ahead on 2 of the 3 things we measure here

  • has cheaper units ($440,750 vs $705,000)
  • has cheaper houses ($965,000 vs $1,115,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Bedford Park

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (52% vs 13%)
  • has cheaper rent ($290/wk vs $370/wk)

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

Commuting to the city

Bedford Park

ahead on the one thing that separates them

  • is more walkable (75/100 vs 48/100)

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

Downsizers and retirees

They split

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

  • Bedford Park has more units and townhouses to downsize into (31% vs 14%)
  • Bellevue Heights carries lower crime risk (15/100 vs 87/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Bedford Park Bellevue Heights
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.

Bedford Park Bellevue Heights
Walkability 75 / 48
Bedford Park — Walkability: 75/100 Bellevue Heights — Walkability: 48/100
Safety 13 / 85
Bedford Park — Safety: 13/100 Bellevue Heights — Safety: 85/100
Low fire risk 100 / 71
Bedford Park — Low fire risk: 100/100 Bellevue Heights — Low fire risk: 71/100
Low flood risk 38 / 53
Bedford Park — Low flood risk: 38/100 Bellevue Heights — Low flood risk: 53/100

Demographics

Bellevue Heights skews older (47 vs 28); Bellevue Heights has more residents (2,712 vs 1,882).

Bedford Park Bellevue Heights
Population 1,882 2,712
+44% vs other
Population trend (2016 → 2021) +2.5% +3.4%
Median age 28 47
Median household income $75,296/yr $86,424/yr
+15% vs other
Median weekly rent $290/wk $370/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Bedford Park Bellevue Heights
0-4 2.7% / 3.2%
Bedford Park — 0-4: 2.7% Bellevue Heights — 0-4: 3.2%
5-14 4.7% / 11.9%
Bedford Park — 5-14: 4.7% Bellevue Heights — 5-14: 11.9%
15-19 11.0% / 4.7%
Bedford Park — 15-19: 11.0% Bellevue Heights — 15-19: 4.7%
20-24 21.4% / 5.5%
Bedford Park — 20-24: 21.4% Bellevue Heights — 20-24: 5.5%
25-34 23.6% / 8.8%
Bedford Park — 25-34: 23.6% Bellevue Heights — 25-34: 8.8%
35-44 11.2% / 12.5%
Bedford Park — 35-44: 11.2% Bellevue Heights — 35-44: 12.5%
45-54 7.1% / 11.6%
Bedford Park — 45-54: 7.1% Bellevue Heights — 45-54: 11.6%
55-64 6.8% / 10.5%
Bedford Park — 55-64: 6.8% Bellevue Heights — 55-64: 10.5%
65-74 5.5% / 12.9%
Bedford Park — 65-74: 5.5% Bellevue Heights — 65-74: 12.9%
75-84 4.6% / 11.8%
Bedford Park — 75-84: 4.6% Bellevue Heights — 75-84: 11.8%
85+ 2.1% / 6.8%
Bedford Park — 85+: 2.1% Bellevue Heights — 85+: 6.8%

Bars are drawn against the largest share shown (23.6%).

Who lives together

Household composition, 2021 Census.

Bedford Park 28.9% couple families
Bedford Park — Couple Families: 28.9% Bedford Park — Lone Person: 37.5% Bedford Park — Group Household: 21.4% Bedford Park — One Parent Families: 10.6% Bedford Park — Other Families: 1.7%
Bellevue Heights 47.0% couple families
Bellevue Heights — Couple Families: 47.0% Bellevue Heights — Lone Person: 34.9% Bellevue Heights — Group Household: 4.4% Bellevue Heights — One Parent Families: 12.7% Bellevue Heights — Other Families: 0.9%
Couple Families Lone Person Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bedford Park 52.5% renting
Bedford Park — Owned Outright: 27.6% Bedford Park — Mortgage: 19.9% Bedford Park — Renting: 52.5%
Bellevue Heights 12.6% renting
Bellevue Heights — Owned Outright: 46.1% Bellevue Heights — Mortgage: 41.3% Bellevue Heights — Renting: 12.6%
Owned outright Mortgage Renting

Qualifications

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

Bedford Park Bellevue Heights
Bachelor Degree 21.1% / 19.7%
Bedford Park — Bachelor Degree: 21.1% Bellevue Heights — Bachelor Degree: 19.7%
Certificate III & IV 10.4% / 10.0%
Bedford Park — Certificate III & IV: 10.4% Bellevue Heights — Certificate III & IV: 10.0%
Postgraduate Degree 9.3% / 8.7%
Bedford Park — Postgraduate Degree: 9.3% Bellevue Heights — Postgraduate Degree: 8.7%
Advanced Diploma / Diploma 5.3% / 9.1%
Bedford Park — Advanced Diploma / Diploma: 5.3% Bellevue Heights — Advanced Diploma / Diploma: 9.1%
Graduate Diploma / Certificate 1.2% / 3.1%
Bedford Park — Graduate Diploma / Certificate: 1.2% Bellevue Heights — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (21.1%).

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.

Bedford Park Bellevue Heights
China 6.1% / 2.4%
Bedford Park — China: 6.1% Bellevue Heights — China: 2.4%
England 2.0% / 6.2%
Bedford Park — England: 2.0% Bellevue Heights — England: 6.2%
India 4.7% / 1.8%
Bedford Park — India: 4.7% Bellevue Heights — India: 1.8%
Vietnam 3.1% / —
Bedford Park — Vietnam: 3.1% Bellevue Heights — Vietnam: not among its largest
Singapore 2.7% / —
Bedford Park — Singapore: 2.7% Bellevue Heights — Singapore: not among its largest
Sri Lanka 2.6% / —
Bedford Park — Sri Lanka: 2.6% Bellevue Heights — Sri Lanka: not among its largest
New Zealand — / 1.1%
Bedford Park — New Zealand: not among its largest Bellevue Heights — New Zealand: 1.1%
Germany — / 1.0%
Bedford Park — Germany: not among its largest Bellevue Heights — Germany: 1.0%

Bars are drawn against the largest share shown (6.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bedford Park 68.8% houses
Bedford Park — Houses: 68.8% Bedford Park — Townhouses: 16.4% Bedford Park — Flats / Apartments: 14.8%
Bellevue Heights 85.5% houses
Bellevue Heights — Houses: 85.5% Bellevue Heights — Townhouses: 14.3% Bellevue Heights — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Bedford Park Bellevue Heights
Median house price $965,000 $1,115,000
Median unit price $440,750 $705,000
Median land price — $650,000
Typical days to sell (houses) 29 days
from 10 sales
 19 days
from 27 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.

Bedford Park Bellevue Heights
3 bed $965K / $1M
Bedford Park — 3 bed: $965K (17 sales) Bellevue Heights — 3 bed: $1M (38 sales)

17 vs 38 sales

4 bed $1.01M / $1.16M
Bedford Park — 4 bed: $1.01M (10 sales) Bellevue Heights — 4 bed: $1.16M (28 sales)

10 vs 28 sales

Zoning mix

Bedford Park has more commercially zoned land (67% vs 0%); Bellevue Heights has more land zoned for conservation (42% vs 0%).

Bedford Park Bellevue Heights
Commercial 67% 0%
Residential 22% 57%
Environmental 0% 42%
Parks and recreation 6% 0%
Industrial 3% 0%
Infrastructure and transport 2% 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

Bedford Park Bellevue Heights
New dwellings approved 188
across Mitcham
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.

Bedford Park Bellevue Heights
Houses — 3.6%
$800/wk on $1.15M
Units —
same for both

Ranking within SA

Bedford Park Bellevue Heights
House price Higher than 40% of SA Higher than 56% of SA
Income Higher than 50% of SA Higher than 64% of SA
Schools —
same for both
Walkability Higher than 90% of SA Higher than 80% of SA
Affordability Higher than 54% of SA Higher than 48% of SA
EV adoption Higher than 89% of SA Higher than 91% of SA
NBN connectivity Higher than 80% of SA
same for both
Rental yield (houses) — Higher than 34% of SA

Liveability

Bedford Park is more walkable (75 vs 48); Bellevue Heights scores higher overall (69 vs 50).

Bedford Park Bellevue Heights
Grade C A
Score 50/100 69/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 9/10

Risk profile

Bellevue Heights carries more bushfire risk (29 vs 0); Bedford Park carries more crime risk (87 vs 15).

Bedford Park Bellevue Heights
Bushfire None
0/100
 Low
29/100
Crime High
87/100
 Low
15/100
Flood Moderate
62/100
 Moderate
47/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

Bedford Park Bellevue Heights
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 2
Bedford Park, 0.0 km
 2
Bedford Park, 1.4 km
Full-time students aged 15–24 23.3% 3.0%

Schools in Bedford Park

  • Australian Science and Mathematics School Government · Secondary

Schools in Bellevue Heights

  • Bellevue Heights Primary School Government · Primary below peers

Amenities in the suburb

Bedford Park Bellevue Heights
Cafes & restaurants 1 0
Parks & reserves 8 2
Childcare 2
same for both
GPs 1 0
Pharmacies 1 0
Hospitals 2 0
Police stations 1 0
Banks & Bank@Post 1 0
Waterways 1 0

Mobility

Bedford Park Bellevue Heights
Walkability score 75/100 48/100
Distance to Adelaide 12.7 km 13.8 km
+9% vs other
Drive time (normal traffic) 20 min 21 min
Public transport score 89/100
Rail · Bus
 68/100
Bus
Peak arrivals per hour 304.8
7-9am + 5-7pm
 27.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.5%
postcode 5042
 1.8%
postcode 5050
Rooftop solar per 100 dwellings 54
postcode 5042
 71
postcode 5050

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.

Bedford Park Bellevue Heights
Car (driver) 62.8% / 71.5%
Bedford Park — Car (driver): 62.8% Bellevue Heights — Car (driver): 71.5%
Worked from Home 8.8% / 16.7%
Bedford Park — Worked from Home: 8.8% Bellevue Heights — Worked from Home: 16.7%
Bus 11.3% / 1.7%
Bedford Park — Bus: 11.3% Bellevue Heights — Bus: 1.7%
Walked Only 8.8% / 1.9%
Bedford Park — Walked Only: 8.8% Bellevue Heights — Walked Only: 1.9%
Car (passenger) 4.6% / 3.3%
Bedford Park — Car (passenger): 4.6% Bellevue Heights — Car (passenger): 3.3%
Train 3.7% / 3.6%
Bedford Park — Train: 3.7% Bellevue Heights — Train: 3.6%

Bars are drawn against the largest share shown (71.5%).

Setting

Bedford Park Bellevue Heights
Elevation 85 m
above sea level, at the suburb centre
 166 m
above sea level, at the suburb centre
Distance to the ocean 4.9 km 6.1 km

NBN connectivity

Bedford Park Bellevue Heights
Connectivity score 66/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 25%
926 premises
 37%
1,220 premises

Climate

Bedford Park Bellevue Heights
Annual rainfall 394 mm
same for both
Summer max (Jan) 28.1°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Bedford Park Bellevue Heights
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

Bedford Park Bellevue Heights
Average residential rate $2,296/yr
same for both
Council Mitcham
same for both

Federal electorate

Bedford Park Bellevue Heights
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bedford Park Bellevue Heights
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Bedford Park

Middle-Ring Multicultural Parks River Students Transport Hub

Bellevue Heights

Large Blocks Middle-Ring Parks Professionals Retirees

More comparisons

Other comparisons with Bedford Park

Bedford Park vs Flagstaff Hill Bedford Park vs Mitchell Park Bedford Park vs Marion Bedford Park vs Eden Hills Bedford Park vs St Marys Bedford Park vs Sturt

Other comparisons with Bellevue Heights

Bellevue Heights vs Flagstaff Hill Bellevue Heights vs Blackwood Bellevue Heights vs Craigburn Farm Bellevue Heights vs Eden Hills
Full data on Bedford Park Full data on Bellevue Heights
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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