Belair vs Torrens Park

Torrens Park is the younger of the two, with a median age of 43 against 47 in Belair. In both, the large majority of households own their home and most homes are detached houses. In Belair, most households are couple families. In Torrens Park, about half of households are couple families. Houses cost more in Torrens Park: a median of $1.41 million, against $1.23 million in Belair, though rent is higher in Belair. Torrens Park is closer to the city centre: 7.3 km, against 12.7 km. On these figures, Belair tends to suit 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

Belair

ahead on 6 of the 6 things we measure here

  • has more parks and reserves (7 vs 0)
  • has more childcare (6 vs 0)
  • has more schools inside the suburb (3 vs 1)

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

First-home buyers

Belair

ahead on the one thing that separates them

  • has cheaper houses ($1,230,500 vs $1,405,000)

Weighs house prices and mortgage stress.

Renters

Torrens Park

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (20% vs 9%)
  • has cheaper rent ($330/wk vs $376/wk)

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

Commuting to the city

Torrens Park

ahead on 3 of the 4 things we measure here

  • is more walkable (54/100 vs 17/100)
  • sits closer to the CBD (7.3 km vs 12.7 km)
  • has a shorter drive in (14 min vs 22 min)

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

Downsizers and retirees

They split

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

  • Belair carries lower crime risk (32/100 vs 56/100)
  • Torrens Park is more walkable (54/100 vs 17/100)

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

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

Belair Torrens Park
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.

Belair Torrens Park
Walkability 17 / 54
Belair — Walkability: 17/100 Torrens Park — Walkability: 54/100
Safety 68 / 44
Belair — Safety: 68/100 Torrens Park — Safety: 44/100
Low fire risk 53 / 100
Belair — Low fire risk: 53/100 Torrens Park — Low fire risk: 100/100
Low flood risk 73 / 31
Belair — Low flood risk: 73/100 Torrens Park — Low flood risk: 31/100

Demographics

Belair has more residents (4,718 vs 2,687); Belair rents higher ($376/wk vs $330/wk).

Belair Torrens Park
Population 4,718
+43% vs other
 2,687
Population trend (2016 → 2021) +7.0% +3.5%
Median age 47 43
Median household income $117,780/yr
+4% vs other
 $112,580/yr
Median weekly rent $376/wk
+12% vs other
 $330/wk

Age profile

Share of residents in each band, 2021 Census.

Belair Torrens Park
0-4 4.6% / 3.9%
Belair — 0-4: 4.6% Torrens Park — 0-4: 3.9%
5-14 11.6% / 12.6%
Belair — 5-14: 11.6% Torrens Park — 5-14: 12.6%
15-19 6.5% / 8.8%
Belair — 15-19: 6.5% Torrens Park — 15-19: 8.8%
20-24 5.5% / 6.0%
Belair — 20-24: 5.5% Torrens Park — 20-24: 6.0%
25-34 6.7% / 10.3%
Belair — 25-34: 6.7% Torrens Park — 25-34: 10.3%
35-44 12.3% / 11.1%
Belair — 35-44: 12.3% Torrens Park — 35-44: 11.1%
45-54 14.5% / 14.0%
Belair — 45-54: 14.5% Torrens Park — 45-54: 14.0%
55-64 12.7% / 14.4%
Belair — 55-64: 12.7% Torrens Park — 55-64: 14.4%
65-74 12.7% / 11.5%
Belair — 65-74: 12.7% Torrens Park — 65-74: 11.5%
75-84 8.8% / 5.7%
Belair — 75-84: 8.8% Torrens Park — 75-84: 5.7%
85+ 4.1% / 1.8%
Belair — 85+: 4.1% Torrens Park — 85+: 1.8%

Bars are drawn against the largest share shown (14.5%).

Who lives together

Household composition, 2021 Census.

Belair 57.6% couple families
Belair — Couple Families: 57.6% Belair — Lone Person: 28.7% Belair — One Parent Families: 10.2% Belair — Group Household: 2.6% Belair — Other Families: 0.9%
Torrens Park 46.3% couple families
Torrens Park — Couple Families: 46.3% Torrens Park — Lone Person: 34.8% Torrens Park — One Parent Families: 11.8% Torrens Park — Group Household: 6.0% Torrens Park — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Belair 8.6% renting
Belair — Owned Outright: 44.3% Belair — Mortgage: 47.0% Belair — Renting: 8.6%
Torrens Park 20.1% renting
Torrens Park — Owned Outright: 41.7% Torrens Park — Mortgage: 38.2% Torrens Park — Renting: 20.1%
Owned outright Mortgage Renting

Qualifications

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

Belair Torrens Park
Bachelor Degree 23.1% / 24.5%
Belair — Bachelor Degree: 23.1% Torrens Park — Bachelor Degree: 24.5%
Postgraduate Degree 10.1% / 11.1%
Belair — Postgraduate Degree: 10.1% Torrens Park — Postgraduate Degree: 11.1%
Certificate III & IV 8.8% / 7.3%
Belair — Certificate III & IV: 8.8% Torrens Park — Certificate III & IV: 7.3%
Advanced Diploma / Diploma 7.7% / 8.3%
Belair — Advanced Diploma / Diploma: 7.7% Torrens Park — Advanced Diploma / Diploma: 8.3%
Graduate Diploma / Certificate 4.4% / 3.7%
Belair — Graduate Diploma / Certificate: 4.4% Torrens Park — Graduate Diploma / Certificate: 3.7%

Bars are drawn against the largest share shown (24.5%).

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.

Belair Torrens Park
England 8.6% / 6.0%
Belair — England: 8.6% Torrens Park — England: 6.0%
China 1.1% / 2.2%
Belair — China: 1.1% Torrens Park — China: 2.2%
New Zealand 0.9% / 1.3%
Belair — New Zealand: 0.9% Torrens Park — New Zealand: 1.3%
South Africa 1.0% / 1.0%
Belair — South Africa: 1.0% Torrens Park — South Africa: 1.0%
India 0.6% / 1.3%
Belair — India: 0.6% Torrens Park — India: 1.3%
Scotland 1.0% / —
Belair — Scotland: 1.0% Torrens Park — Scotland: not among its largest

Bars are drawn against the largest share shown (8.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belair 89.0% houses
Belair — Houses: 89.0% Belair — Townhouses: 9.6% Belair — Flats / Apartments: 1.5%
Torrens Park 69.8% houses
Torrens Park — Houses: 69.8% Torrens Park — Townhouses: 13.7% Torrens Park — Flats / Apartments: 16.6%
Houses Townhouses Flats / Apartments

Property market

Belair Torrens Park
Median house price $1,230,500 $1,405,000
Median unit price — $605,500
Median land price — $1,425,000
Typical days to sell (houses) 26 days
from 40 sales
 21 days
from 16 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.

Belair Torrens Park
3 bed $1.09M / $1.07M
Belair — 3 bed: $1.09M (36 sales) Torrens Park — 3 bed: $1.07M (16 sales)

36 vs 16 sales

4 bed $1.3M / $1.69M
Belair — 4 bed: $1.3M (46 sales) Torrens Park — 4 bed: $1.69M (27 sales)

46 vs 27 sales

5 bed $1.41M / $1.77M
Belair — 5 bed: $1.41M (16 sales) Torrens Park — 5 bed: $1.77M (8 sales)

16 vs 8 sales

Zoning mix

Belair has more land zoned for conservation (78% vs 7%).

Belair Torrens Park
Residential 22% 90%
Environmental 78% 7%
Commercial 0% 3%
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

Belair Torrens Park
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.

Belair Torrens Park
Houses 3.9%
$975/wk on $1.3M
 —
Units — 3.0%
$440/wk on $770K

Ranking within SA

Belair Torrens Park
House price Higher than 67% of SA Higher than 94% of SA
Income Higher than 92% of SA Higher than 88% of SA
Schools Higher than 30% of SA —
Walkability Higher than 70% of SA Higher than 82% of SA
Affordability Higher than 72% of SA Higher than 11% of SA
EV adoption Higher than 95% of SA Higher than 97% of SA
NBN connectivity Higher than 78% of SA Higher than 94% of SA
Rental yield (houses) Higher than 49% of SA —
Rental yield (units) — Higher than 1% of SA

Liveability

Torrens Park is more walkable (54 vs 17); Torrens Park scores higher overall (68 vs 54).

Belair Torrens Park
Grade B A
Score 54/100 68/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Belair carries more bushfire risk (47 vs 0); Torrens Park carries more flood risk (69 vs 27).

Belair Torrens Park
Bushfire Moderate
47/100
 None
0/100
Crime Low
32/100
 Moderate
56/100
Flood Low
27/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 3
within 5 km

Schools

Belair Torrens Park
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 1 0
Universities within 10 km 3
Tonsley, 6.7 km
 3
Tonsley, 4.2 km
Full-time students aged 15–24 3.5% 4.1%

Schools in Belair

  • Belair Primary School Government · Primary at peers
  • St John's Grammar School - Secondary Campus Independent · Combined below peers
  • St John's Grammar School - Junior Campus Independent · Combined

Schools in Torrens Park

  • Scotch College - Torrens Park Campus Independent · Combined at peers

Amenities in the suburb

Belair Torrens Park
Supermarkets 0 2
Cafes & restaurants 5 4
Parks & reserves 7 0
Childcare 6 0
GPs 2 1
Pharmacies 1 2
Banks & Bank@Post 1
same for both
Fuel stations 1
same for both
Waterways 13 9

Mobility

Belair sits further from the CBD (12.7 km vs 7.3 km).

Belair Torrens Park
Walkability score 17/100 54/100
Distance to Adelaide 12.7 km
+43% vs other
 7.3 km
Drive time (normal traffic) 22 min 14 min
Public transport score 95/100
Rail · Bus
 78/100
Bus
Peak arrivals per hour 64.5
7-9am + 5-7pm
 61.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 5052
 2.5%
postcode 5062
Rooftop solar per 100 dwellings 63
postcode 5052
 63
postcode 5062

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.

Belair Torrens Park
Car (driver) 67.7% / 67.9%
Belair — Car (driver): 67.7% Torrens Park — Car (driver): 67.9%
Worked from Home 19.0% / 18.0%
Belair — Worked from Home: 19.0% Torrens Park — Worked from Home: 18.0%
Car (passenger) 4.1% / 4.6%
Belair — Car (passenger): 4.1% Torrens Park — Car (passenger): 4.6%
Train 3.7% / 3.6%
Belair — Train: 3.7% Torrens Park — Train: 3.6%
Bus 2.4% / 2.7%
Belair — Bus: 2.4% Torrens Park — Bus: 2.7%

Bars are drawn against the largest share shown (67.9%).

Setting

Belair Torrens Park
Elevation 288 m
above sea level, at the suburb centre
 114 m
above sea level, at the suburb centre
Distance to the ocean 11.8 km 9.3 km

NBN connectivity

Belair Torrens Park
Connectivity score 63/100 83/100
Most common technology Fibre to the node Hybrid fibre-coaxial
Full-fibre (FTTP) share 32%
1,915 premises
 34%
1,245 premises

Climate

Belair Torrens Park
Annual rainfall 969 mm 457 mm
Summer max (Jan) 23.8°C 29.1°C
Winter min (Jul) 5.4°C 8.5°C

Air quality (annual mean)

Belair Torrens Park
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

Belair Torrens Park
Average residential rate $2,296/yr
same for both
Council Mitcham
same for both

Federal electorate

Belair Torrens Park
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Belair Torrens Park
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Belair

Acreage Easy Commute Middle-Ring Professionals Retirees River Trains Transport Hub

Torrens Park

Inner Parks Premium Professionals

More comparisons

Other comparisons with Belair

Belair vs Blackwood Belair vs Hawthorndene Belair vs Eden Hills Belair vs Panorama Belair vs Glenalta Belair vs Mitcham

Other comparisons with Torrens Park

Torrens Park vs Kingswood Torrens Park vs Hawthorn Torrens Park vs Lower Mitcham Torrens Park vs Mitcham Torrens Park vs Clapham Torrens Park vs Lynton
Full data on Belair Full data on Torrens Park
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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