Bedford Park vs Flagstaff Hill

Bedford Park is the younger of the two, with a median age of 28 against 43 in Flagstaff Hill. In both, most homes are detached houses. In Bedford Park, about half of households rent. In Flagstaff Hill, the large majority of households own their home and most households are couple families. Bedford Park is closer to the city centre: 12.7 km, against 17.6 km. On these figures, Bedford Park tends to suit renters, young adults, and people living alone, while Flagstaff Hill 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

Flagstaff Hill

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (18/100 vs 87/100)
  • has more childcare (5 vs 2)
  • is already more of a family suburb (73% vs 40%)

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

First-home buyers

Flagstaff Hill

ahead on the one thing that separates them

  • leaves households under less mortgage stress (19% vs 26%)

Weighs house 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 10%)
  • has cheaper rent ($290/wk vs $385/wk)

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

Commuting to the city

Bedford Park

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (12.7 km vs 17.6 km)
  • is more walkable (75/100 vs 62/100)

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 4%)
  • Flagstaff Hill carries lower crime risk (18/100 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 Flagstaff Hill 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 Flagstaff Hill
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 Flagstaff Hill
Walkability 75 / 62
Bedford Park — Walkability: 75/100 Flagstaff Hill — Walkability: 62/100
Safety 13 / 82
Bedford Park — Safety: 13/100 Flagstaff Hill — Safety: 82/100
Low fire risk 100 / 78
Bedford Park — Low fire risk: 100/100 Flagstaff Hill — Low fire risk: 78/100
Low flood risk 38 / 64
Bedford Park — Low flood risk: 38/100 Flagstaff Hill — Low flood risk: 64/100

Demographics

Flagstaff Hill has more residents (10,184 vs 1,882); Flagstaff Hill skews older (43 vs 28).

Bedford Park Flagstaff Hill
Population 1,882 10,184
+441% vs other
Population trend (2016 → 2021) +2.5% +2.4%
Median age 28 43
Median household income $75,296/yr $108,160/yr
+44% vs other
Median weekly rent $290/wk $385/wk
+33% vs other

Age profile

Share of residents in each band, 2021 Census.

Bedford Park Flagstaff Hill
0-4 2.7% / 5.0%
Bedford Park — 0-4: 2.7% Flagstaff Hill — 0-4: 5.0%
5-14 4.7% / 12.4%
Bedford Park — 5-14: 4.7% Flagstaff Hill — 5-14: 12.4%
15-19 11.0% / 6.3%
Bedford Park — 15-19: 11.0% Flagstaff Hill — 15-19: 6.3%
20-24 21.4% / 5.8%
Bedford Park — 20-24: 21.4% Flagstaff Hill — 20-24: 5.8%
25-34 23.6% / 9.7%
Bedford Park — 25-34: 23.6% Flagstaff Hill — 25-34: 9.7%
35-44 11.2% / 13.0%
Bedford Park — 35-44: 11.2% Flagstaff Hill — 35-44: 13.0%
45-54 7.1% / 14.2%
Bedford Park — 45-54: 7.1% Flagstaff Hill — 45-54: 14.2%
55-64 6.8% / 13.8%
Bedford Park — 55-64: 6.8% Flagstaff Hill — 55-64: 13.8%
65-74 5.5% / 12.5%
Bedford Park — 65-74: 5.5% Flagstaff Hill — 65-74: 12.5%
75-84 4.6% / 5.8%
Bedford Park — 75-84: 4.6% Flagstaff Hill — 75-84: 5.8%
85+ 2.1% / 1.5%
Bedford Park — 85+: 2.1% Flagstaff Hill — 85+: 1.5%

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%
Flagstaff Hill 60.4% couple families
Flagstaff Hill — Couple Families: 60.4% Flagstaff Hill — Lone Person: 23.4% Flagstaff Hill — Group Household: 2.2% Flagstaff Hill — One Parent Families: 12.9% Flagstaff Hill — Other Families: 1.1%
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%
Flagstaff Hill 10.5% renting
Flagstaff Hill — Owned Outright: 39.0% Flagstaff Hill — Mortgage: 50.5% Flagstaff Hill — Renting: 10.5%
Owned outright Mortgage Renting

Qualifications

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

Bedford Park Flagstaff Hill
Bachelor Degree 21.1% / 15.9%
Bedford Park — Bachelor Degree: 21.1% Flagstaff Hill — Bachelor Degree: 15.9%
Certificate III & IV 10.4% / 15.3%
Bedford Park — Certificate III & IV: 10.4% Flagstaff Hill — Certificate III & IV: 15.3%
Advanced Diploma / Diploma 5.3% / 9.6%
Bedford Park — Advanced Diploma / Diploma: 5.3% Flagstaff Hill — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 9.3% / 5.1%
Bedford Park — Postgraduate Degree: 9.3% Flagstaff Hill — Postgraduate Degree: 5.1%
Graduate Diploma / Certificate 1.2% / 2.7%
Bedford Park — Graduate Diploma / Certificate: 1.2% Flagstaff Hill — Graduate Diploma / Certificate: 2.7%

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 Flagstaff Hill
England 2.0% / 9.8%
Bedford Park — England: 2.0% Flagstaff Hill — England: 9.8%
China 6.1% / 1.8%
Bedford Park — China: 6.1% Flagstaff Hill — China: 1.8%
India 4.7% / 1.4%
Bedford Park — India: 4.7% Flagstaff Hill — India: 1.4%
Vietnam 3.1% / —
Bedford Park — Vietnam: 3.1% Flagstaff Hill — Vietnam: not among its largest
Singapore 2.7% / —
Bedford Park — Singapore: 2.7% Flagstaff Hill — Singapore: not among its largest
Sri Lanka 2.6% / —
Bedford Park — Sri Lanka: 2.6% Flagstaff Hill — Sri Lanka: not among its largest
South Africa — / 1.5%
Bedford Park — South Africa: not among its largest Flagstaff Hill — South Africa: 1.5%
New Zealand — / 1.0%
Bedford Park — New Zealand: not among its largest Flagstaff Hill — New Zealand: 1.0%

Bars are drawn against the largest share shown (9.8%).

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%
Flagstaff Hill 96.5% houses
Flagstaff Hill — Houses: 96.5% Flagstaff Hill — Townhouses: 1.6% Flagstaff Hill — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Bedford Park Flagstaff Hill
Median house price $965,000 $1,035,500
Median unit price $440,750 —
Median land price — $585,000
Typical days to sell (houses) 29 days
from 10 sales
 15 days
from 91 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 Flagstaff Hill
3 bed $965K / $938K
Bedford Park — 3 bed: $965K (17 sales) Flagstaff Hill — 3 bed: $938K (88 sales)

17 vs 88 sales

4 bed $1.01M / $1.11M
Bedford Park — 4 bed: $1.01M (10 sales) Flagstaff Hill — 4 bed: $1.11M (75 sales)

10 vs 75 sales

Zoning mix

Bedford Park has more commercially zoned land (67% vs 1%); Flagstaff Hill has more land zoned for conservation (29% vs 0%).

Bedford Park Flagstaff Hill
Residential 22% 68%
Commercial 67% 1%
Environmental 0% 29%
Parks and recreation 6% 2%
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 Flagstaff Hill
New dwellings approved 188
across Mitcham
 1,367
across Onkaparinga
Approvals change year on year +32% +58%

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 Flagstaff Hill
Houses — 3.1%
$660/wk on $1.11M
Units —
same for both

Ranking within SA

Bedford Park Flagstaff Hill
House price Higher than 40% of SA Higher than 48% of SA
Income Higher than 50% of SA Higher than 85% of SA
Schools —
same for both
Walkability Higher than 90% of SA Higher than 84% of SA
Affordability Higher than 54% of SA Higher than 85% of SA
EV adoption Higher than 89% of SA Higher than 77% of SA
NBN connectivity Higher than 80% of SA Higher than 82% of SA
Rental yield (houses) — Higher than 17% of SA

Liveability

Flagstaff Hill scores higher overall (72 vs 50); Bedford Park is more walkable (75 vs 62).

Bedford Park Flagstaff Hill
Grade C A
Score 50/100 72/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 9/10

Risk profile

Flagstaff Hill carries more bushfire risk (22 vs 0); Bedford Park carries more crime risk (87 vs 18).

Bedford Park Flagstaff Hill
Bushfire None
0/100
 Low
22/100
Crime High
87/100
 Low
18/100
Flood Moderate
62/100
 Low
36/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 3
within 5 km

Schools

Bedford Park Flagstaff Hill
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0 1
Universities within 10 km 2
Bedford Park, 0.0 km
 2
Bedford Park, 3.1 km
Full-time students aged 15–24 23.3% 2.7%

Schools in Bedford Park

  • Australian Science and Mathematics School Government · Secondary

Schools in Flagstaff Hill

  • Craigburn Primary School Government · Primary at peers
  • Flagstaff Hill Primary School Government · Primary below peers

Amenities in the suburb

Bedford Park Flagstaff Hill
Supermarkets 0 1
Cafes & restaurants 1
same for both
Parks & reserves 8
same for both
Childcare 2 5
GPs 1
same for both
Pharmacies 1 0
Hospitals 2 0
Police stations 1 0
Banks & Bank@Post 1
same for both
Waterways 1 2

Mobility

Flagstaff Hill sits further from the CBD (17.6 km vs 12.7 km).

Bedford Park Flagstaff Hill
Walkability score 75/100 62/100
Distance to Adelaide 12.7 km 17.6 km
+39% vs other
Drive time (normal traffic) 20 min 24 min
Public transport score 89/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 304.8
7-9am + 5-7pm
 155.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.5%
postcode 5042
 1.0%
postcode 5159
Rooftop solar per 100 dwellings 54
postcode 5042
 70
postcode 5159

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 Flagstaff Hill
Car (driver) 62.8% / 77.5%
Bedford Park — Car (driver): 62.8% Flagstaff Hill — Car (driver): 77.5%
Worked from Home 8.8% / 12.9%
Bedford Park — Worked from Home: 8.8% Flagstaff Hill — Worked from Home: 12.9%
Bus 11.3% / 3.0%
Bedford Park — Bus: 11.3% Flagstaff Hill — Bus: 3.0%
Walked Only 8.8% / 0.4%
Bedford Park — Walked Only: 8.8% Flagstaff Hill — Walked Only: 0.4%
Car (passenger) 4.6% / 3.9%
Bedford Park — Car (passenger): 4.6% Flagstaff Hill — Car (passenger): 3.9%
Train 3.7% / 1.7%
Bedford Park — Train: 3.7% Flagstaff Hill — Train: 1.7%

Bars are drawn against the largest share shown (77.5%).

Setting

Bedford Park Flagstaff Hill
Elevation 85 m
above sea level, at the suburb centre
 194 m
above sea level, at the suburb centre
Distance to the ocean 4.9 km 6.5 km

NBN connectivity

Bedford Park Flagstaff Hill
Connectivity score 66/100 70/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 25%
926 premises
 46%
3,940 premises

Climate

Bedford Park Flagstaff Hill
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 Flagstaff Hill
PM2.5 6.0 µg/m³ —
PM10 17.8 µg/m³ 19.5 µg/m³
NO₂ 1.12 pphm 0.34 pphm

Council rates

Bedford Park Flagstaff Hill
Average residential rate $2,296/yr $2,008/yr
Council Mitcham Onkaparinga

Federal electorate

Bedford Park Flagstaff Hill
Division Boothby Kingston
Member Louise Miller-Frost Amanda Rishworth
Party Australian Labor Party
same for both

First Home Owner Grant

Bedford Park Flagstaff Hill
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

Flagstaff Hill

Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with Bedford Park

Bedford Park vs Mitchell Park Bedford Park vs Marion Bedford Park vs Eden Hills Bedford Park vs St Marys Bedford Park vs Sturt Bedford Park vs Bellevue Heights

Other comparisons with Flagstaff Hill

Flagstaff Hill vs Happy Valley Flagstaff Hill vs Aberfoyle Park Flagstaff Hill vs Coromandel Valley Flagstaff Hill vs Craigburn Farm Flagstaff Hill vs O'Halloran Hill Flagstaff Hill vs Bellevue Heights
Full data on Bedford Park Full data on Flagstaff Hill
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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