Bedford Park vs Eden Hills

Bedford Park is the younger of the two, with a median age of 28 against 43 in Eden Hills. In both, most homes are detached houses. In Bedford Park, about half of households rent. In Eden Hills, the large majority of households own their home and about half of households are couple families. Houses cost more in Eden Hills: a median of $1.19 million, against $965,000 in Bedford Park, and rent is higher there too. Bedford Park is closer to the city centre: 12.7 km, against 14.6 km. On these figures, Bedford Park tends to suit renters, young adults, and people living alone, while Eden Hills 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

Eden Hills

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • carries lower crime risk (37/100 vs 87/100)
  • is already more of a family suburb (68% vs 40%)

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 $575,000)
  • has cheaper houses ($965,000 vs $1,194,000)

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 12%)
  • has cheaper rent ($290/wk vs $388/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 63/100)

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 5%)
  • Eden Hills carries lower crime risk (37/100 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 Eden Hills 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 Eden Hills
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 Eden Hills
Walkability 75 / 63
Bedford Park — Walkability: 75/100 Eden Hills — Walkability: 63/100
Safety 13 / 63
Bedford Park — Safety: 13/100 Eden Hills — Safety: 63/100
Low fire risk 100 / 79
Bedford Park — Low fire risk: 100/100 Eden Hills — Low fire risk: 79/100
Low flood risk 38 / 52
Bedford Park — Low flood risk: 38/100 Eden Hills — Low flood risk: 52/100

Demographics

Eden Hills has more residents (3,020 vs 1,882); Eden Hills skews older (43 vs 28).

Bedford Park Eden Hills
Population 1,882 3,020
+60% vs other
Population trend (2016 → 2021) +2.5% +1.3%
Median age 28 43
Median household income $75,296/yr $107,224/yr
+42% vs other
Median weekly rent $290/wk $388/wk
+34% vs other

Age profile

Share of residents in each band, 2021 Census.

Bedford Park Eden Hills
0-4 2.7% / 4.3%
Bedford Park — 0-4: 2.7% Eden Hills — 0-4: 4.3%
5-14 4.7% / 13.4%
Bedford Park — 5-14: 4.7% Eden Hills — 5-14: 13.4%
15-19 11.0% / 5.6%
Bedford Park — 15-19: 11.0% Eden Hills — 15-19: 5.6%
20-24 21.4% / 6.7%
Bedford Park — 20-24: 21.4% Eden Hills — 20-24: 6.7%
25-34 23.6% / 10.3%
Bedford Park — 25-34: 23.6% Eden Hills — 25-34: 10.3%
35-44 11.2% / 11.0%
Bedford Park — 35-44: 11.2% Eden Hills — 35-44: 11.0%
45-54 7.1% / 16.0%
Bedford Park — 45-54: 7.1% Eden Hills — 45-54: 16.0%
55-64 6.8% / 12.9%
Bedford Park — 55-64: 6.8% Eden Hills — 55-64: 12.9%
65-74 5.5% / 11.3%
Bedford Park — 65-74: 5.5% Eden Hills — 65-74: 11.3%
75-84 4.6% / 6.0%
Bedford Park — 75-84: 4.6% Eden Hills — 75-84: 6.0%
85+ 2.1% / 2.3%
Bedford Park — 85+: 2.1% Eden Hills — 85+: 2.3%

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 — One Parent Families: 10.6% Bedford Park — Group Household: 21.4% Bedford Park — Other Families: 1.7%
Eden Hills 51.7% couple families
Eden Hills — Couple Families: 51.7% Eden Hills — Lone Person: 27.4% Eden Hills — One Parent Families: 16.4% Eden Hills — Group Household: 4.0% Eden Hills — Other Families: 0.6%
Couple Families Lone Person One Parent Families Group Household 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%
Eden Hills 11.9% renting
Eden Hills — Owned Outright: 41.9% Eden Hills — Mortgage: 46.2% Eden Hills — Renting: 11.9%
Owned outright Mortgage Renting

Qualifications

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

Bedford Park Eden Hills
Bachelor Degree 21.1% / 20.6%
Bedford Park — Bachelor Degree: 21.1% Eden Hills — Bachelor Degree: 20.6%
Certificate III & IV 10.4% / 12.9%
Bedford Park — Certificate III & IV: 10.4% Eden Hills — Certificate III & IV: 12.9%
Postgraduate Degree 9.3% / 9.3%
Bedford Park — Postgraduate Degree: 9.3% Eden Hills — Postgraduate Degree: 9.3%
Advanced Diploma / Diploma 5.3% / 8.3%
Bedford Park — Advanced Diploma / Diploma: 5.3% Eden Hills — Advanced Diploma / Diploma: 8.3%
Graduate Diploma / Certificate 1.2% / 4.0%
Bedford Park — Graduate Diploma / Certificate: 1.2% Eden Hills — Graduate Diploma / Certificate: 4.0%

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 Eden Hills
England 2.0% / 8.2%
Bedford Park — England: 2.0% Eden Hills — England: 8.2%
China 6.1% / 1.0%
Bedford Park — China: 6.1% Eden Hills — China: 1.0%
India 4.7% / 1.0%
Bedford Park — India: 4.7% Eden Hills — India: 1.0%
Vietnam 3.1% / —
Bedford Park — Vietnam: 3.1% Eden Hills — Vietnam: not among its largest
Singapore 2.7% / —
Bedford Park — Singapore: 2.7% Eden Hills — Singapore: not among its largest
Sri Lanka 2.6% / —
Bedford Park — Sri Lanka: 2.6% Eden Hills — Sri Lanka: not among its largest
New Zealand — / 1.3%
Bedford Park — New Zealand: not among its largest Eden Hills — New Zealand: 1.3%
Germany — / 1.0%
Bedford Park — Germany: not among its largest Eden Hills — Germany: 1.0%

Bars are drawn against the largest share shown (8.2%).

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%
Eden Hills 94.9% houses
Eden Hills — Houses: 94.9% Eden Hills — Townhouses: 5.0% Eden Hills — Flats / Apartments: 0.1%
Houses Townhouses Flats / Apartments

Property market

Bedford Park Eden Hills
Median house price $965,000 $1,194,000
Median unit price $440,750 $575,000
Median land price —
same for both
Typical days to sell (houses) 29 days
from 10 sales
 20 days
from 23 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 Eden Hills
3 bed $965K / $936K
Bedford Park — 3 bed: $965K (17 sales) Eden Hills — 3 bed: $936K (14 sales)

17 vs 14 sales

4 bed $1.01M / $1.24M
Bedford Park — 4 bed: $1.01M (10 sales) Eden Hills — 4 bed: $1.24M (20 sales)

10 vs 20 sales

Zoning mix

Bedford Park has more commercially zoned land (67% vs 0%); Eden Hills has more land zoned for conservation (30% vs 0%).

Bedford Park Eden Hills
Commercial 67% 0%
Residential 22% 60%
Environmental 0% 30%
Parks and recreation 6%
same for both
Infrastructure and transport 2% 4%
Industrial 3% 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 Eden Hills
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 Eden Hills
Houses — 2.9%
$640/wk on $1.13M
Units —
same for both

Ranking within SA

Bedford Park Eden Hills
House price Higher than 40% of SA Higher than 65% of SA
Income Higher than 50% of SA Higher than 84% of SA
Schools — Higher than 13% of SA
Walkability Higher than 90% of SA Higher than 85% of SA
Affordability Higher than 54% of SA Higher than 64% 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 13% of SA

Liveability

Bedford Park is more walkable (75 vs 63); Eden Hills scores higher overall (57 vs 50).

Bedford Park Eden Hills
Grade C B
Score 50/100 57/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 9/10

Risk profile

Eden Hills carries more bushfire risk (21 vs 0); Bedford Park carries more crime risk (87 vs 37).

Bedford Park Eden Hills
Bushfire None
0/100
 Low
21/100
Crime High
87/100
 Low
37/100
Flood Moderate
62/100
 Moderate
48/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 2
within 5 km

Schools

Bedford Park Eden Hills
Inside the suburb 1 3
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0 1
Universities within 10 km 2
Bedford Park, 0.0 km
 2
Bedford Park, 2.4 km
Full-time students aged 15–24 23.3% 3.2%

Schools in Bedford Park

  • Australian Science and Mathematics School Government · Secondary

Schools in Eden Hills

  • Blackwood High School Government · Secondary at peers
  • Eden Hills Primary School Government · Primary at peers
  • Blackwood Primary School Government · Primary below peers

Amenities in the suburb

Bedford Park Eden Hills
Cafes & restaurants 1 0
Parks & reserves 8
same for both
Childcare 2 4
GPs 1 0
Pharmacies 1 0
Hospitals 2 0
Police stations 1 0
Banks & Bank@Post 1 0
Fuel stations 0 1
Waterways 1 0

Mobility

Bedford Park Eden Hills
Walkability score 75/100 63/100
Distance to Adelaide 12.7 km 14.6 km
+15% vs other
Drive time (normal traffic) 20 min 24 min
Public transport score 89/100
Rail · Bus
 91/100
Rail · Bus
Peak arrivals per hour 304.8
7-9am + 5-7pm
 53.8
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 Eden Hills
Car (driver) 62.8% / 67.5%
Bedford Park — Car (driver): 62.8% Eden Hills — Car (driver): 67.5%
Worked from Home 8.8% / 15.7%
Bedford Park — Worked from Home: 8.8% Eden Hills — Worked from Home: 15.7%
Bus 11.3% / 2.2%
Bedford Park — Bus: 11.3% Eden Hills — Bus: 2.2%
Walked Only 8.8% / 1.0%
Bedford Park — Walked Only: 8.8% Eden Hills — Walked Only: 1.0%
Train 3.7% / 6.1%
Bedford Park — Train: 3.7% Eden Hills — Train: 6.1%
Car (passenger) 4.6% / 4.3%
Bedford Park — Car (passenger): 4.6% Eden Hills — Car (passenger): 4.3%
Bicycle — / 2.6%
Bedford Park — Bicycle: not among its largest Eden Hills — Bicycle: 2.6%

Bars are drawn against the largest share shown (67.5%).

Setting

Bedford Park Eden Hills
Elevation 85 m
above sea level, at the suburb centre
 190 m
above sea level, at the suburb centre
Distance to the ocean 4.9 km 7.3 km

NBN connectivity

Bedford Park Eden Hills
Connectivity score 66/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 25%
926 premises
 38%
1,234 premises

Climate

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

Federal electorate

Bedford Park Eden Hills
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 Eden Hills
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

Eden Hills

Large Blocks Middle-Ring Parks Professionals Trains Transport Hub

More comparisons

Other comparisons with Bedford Park

Bedford Park vs Flagstaff Hill Bedford Park vs Mitchell Park Bedford Park vs Marion Bedford Park vs St Marys Bedford Park vs Sturt Bedford Park vs Bellevue Heights

Other comparisons with Eden Hills

Eden Hills vs Belair Eden Hills vs Blackwood Eden Hills vs Pasadena Eden Hills vs St Marys Eden Hills vs Bellevue Heights Eden Hills vs Panorama
Full data on Bedford Park Full data on Eden Hills
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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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