Bellevue Heights vs Eden Hills

Eden Hills is the younger of the two, with a median age of 43 against 47 in Bellevue Heights. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. On these figures, Bellevue Heights tends to suit 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

Eden Hills

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (8 vs 2)
  • has more schools inside the suburb (3 vs 1)
  • is already more of a family suburb (68% vs 60%)
  • But Bellevue Heights carries lower crime risk (15/100 vs 37/100)

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

First-home buyers

Eden Hills

ahead on the one thing that separates them

  • has cheaper units ($575,000 vs $705,000)

Weighs house prices, unit 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

Eden Hills

ahead on the one thing that separates them

  • is more walkable (63/100 vs 48/100)

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

Downsizers and retirees

Bellevue Heights

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (15/100 vs 37/100)
  • has more residents already 65 and over (32% vs 20%)
  • But Eden Hills is more walkable (63/100 vs 48/100)

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

Investors

Bellevue Heights

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.6% vs 2.9%)

Weighs house yield and population growth.

Where they sit

Bellevue Heights 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.

Bellevue Heights 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.

Bellevue Heights Eden Hills
Walkability 48 / 63
Bellevue Heights — Walkability: 48/100 Eden Hills — Walkability: 63/100
Safety 85 / 63
Bellevue Heights — Safety: 85/100 Eden Hills — Safety: 63/100
Low fire risk 71 / 79
Bellevue Heights — Low fire risk: 71/100 Eden Hills — Low fire risk: 79/100
Low flood risk 53 / 52
Bellevue Heights — Low flood risk: 53/100 Eden Hills — Low flood risk: 52/100

Demographics

Eden Hills has higher household incomes ($107,224 vs $86,424); Bellevue Heights skews older (47 vs 43).

Bellevue Heights Eden Hills
Population 2,712 3,020
+11% vs other
Population trend (2016 → 2021) +3.4% +1.3%
Median age 47 43
Median household income $86,424/yr $107,224/yr
+24% vs other
Median weekly rent $370/wk $388/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Bellevue Heights Eden Hills
0-4 3.2% / 4.3%
Bellevue Heights — 0-4: 3.2% Eden Hills — 0-4: 4.3%
5-14 11.9% / 13.4%
Bellevue Heights — 5-14: 11.9% Eden Hills — 5-14: 13.4%
15-19 4.7% / 5.6%
Bellevue Heights — 15-19: 4.7% Eden Hills — 15-19: 5.6%
20-24 5.5% / 6.7%
Bellevue Heights — 20-24: 5.5% Eden Hills — 20-24: 6.7%
25-34 8.8% / 10.3%
Bellevue Heights — 25-34: 8.8% Eden Hills — 25-34: 10.3%
35-44 12.5% / 11.0%
Bellevue Heights — 35-44: 12.5% Eden Hills — 35-44: 11.0%
45-54 11.6% / 16.0%
Bellevue Heights — 45-54: 11.6% Eden Hills — 45-54: 16.0%
55-64 10.5% / 12.9%
Bellevue Heights — 55-64: 10.5% Eden Hills — 55-64: 12.9%
65-74 12.9% / 11.3%
Bellevue Heights — 65-74: 12.9% Eden Hills — 65-74: 11.3%
75-84 11.8% / 6.0%
Bellevue Heights — 75-84: 11.8% Eden Hills — 75-84: 6.0%
85+ 6.8% / 2.3%
Bellevue Heights — 85+: 6.8% Eden Hills — 85+: 2.3%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Bellevue Heights 47.0% couple families
Bellevue Heights — Couple Families: 47.0% Bellevue Heights — Lone Person: 34.9% Bellevue Heights — One Parent Families: 12.7% Bellevue Heights — Group Household: 4.4% Bellevue Heights — Other Families: 0.9%
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.

Bellevue Heights 12.6% renting
Bellevue Heights — Owned Outright: 46.1% Bellevue Heights — Mortgage: 41.3% Bellevue Heights — Renting: 12.6%
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

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.

Bellevue Heights Eden Hills
England 6.2% / 8.2%
Bellevue Heights — England: 6.2% Eden Hills — England: 8.2%
China 2.4% / 1.0%
Bellevue Heights — China: 2.4% Eden Hills — China: 1.0%
India 1.8% / 1.0%
Bellevue Heights — India: 1.8% Eden Hills — India: 1.0%
New Zealand 1.1% / 1.3%
Bellevue Heights — New Zealand: 1.1% Eden Hills — New Zealand: 1.3%
Germany 1.0% / 1.0%
Bellevue Heights — Germany: 1.0% Eden Hills — Germany: 1.0%

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

Qualifications

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

Bellevue Heights Eden Hills
Bachelor Degree 19.7% / 20.6%
Bellevue Heights — Bachelor Degree: 19.7% Eden Hills — Bachelor Degree: 20.6%
Certificate III & IV 10.0% / 12.9%
Bellevue Heights — Certificate III & IV: 10.0% Eden Hills — Certificate III & IV: 12.9%
Postgraduate Degree 8.7% / 9.3%
Bellevue Heights — Postgraduate Degree: 8.7% Eden Hills — Postgraduate Degree: 9.3%
Advanced Diploma / Diploma 9.1% / 8.3%
Bellevue Heights — Advanced Diploma / Diploma: 9.1% Eden Hills — Advanced Diploma / Diploma: 8.3%
Graduate Diploma / Certificate 3.1% / 4.0%
Bellevue Heights — Graduate Diploma / Certificate: 3.1% Eden Hills — Graduate Diploma / Certificate: 4.0%

Bars are drawn against the largest share shown (20.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bellevue Heights 85.5% houses
Bellevue Heights — Houses: 85.5% Bellevue Heights — Townhouses: 14.3% Bellevue Heights — Flats / Apartments: 0.2%
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

Bellevue Heights Eden Hills
Median house price $1,115,000 $1,194,000
Median unit price $705,000 $575,000
Median land price $650,000 —
Typical days to sell (houses) 19 days
from 27 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.

Bellevue Heights Eden Hills
3 bed $1M / $936K
Bellevue Heights — 3 bed: $1M (38 sales) Eden Hills — 3 bed: $936K (14 sales)

38 vs 14 sales

4 bed $1.16M / $1.24M
Bellevue Heights — 4 bed: $1.16M (28 sales) Eden Hills — 4 bed: $1.24M (20 sales)

28 vs 20 sales

Zoning mix

Bellevue Heights has more land zoned for conservation (42% vs 30%).

Bellevue Heights Eden Hills
Residential 57% 60%
Environmental 42% 30%
Parks and recreation 0% 6%
Infrastructure and transport 0% 4%
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

Bellevue Heights 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.

Bellevue Heights Eden Hills
Houses 3.6%
$800/wk on $1.15M
 2.9%
$640/wk on $1.13M
Units —
same for both

Ranking within SA

Bellevue Heights Eden Hills
House price Higher than 56% of SA Higher than 65% of SA
Income Higher than 64% of SA Higher than 84% of SA
Schools — Higher than 13% of SA
Walkability Higher than 80% of SA Higher than 85% of SA
Affordability Higher than 48% of SA Higher than 64% of SA
EV adoption Higher than 91% of SA
same for both
NBN connectivity Higher than 80% of SA
same for both
Rental yield (houses) Higher than 34% of SA Higher than 13% of SA

Liveability

Eden Hills is more walkable (63 vs 48); Bellevue Heights scores higher overall (69 vs 57).

Bellevue Heights Eden Hills
Grade A B
Score 69/100 57/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Eden Hills carries more crime risk (37 vs 15).

Bellevue Heights Eden Hills
Bushfire Low
29/100
 Low
21/100
Crime Low
15/100
 Low
37/100
Flood Moderate
47/100
 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

Bellevue Heights Eden Hills
Inside the suburb 1 3
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 1
same for both
Universities within 10 km 2
Bedford Park, 1.4 km
 2
Bedford Park, 2.4 km
Full-time students aged 15–24 3.0% 3.2%

Schools in Bellevue Heights

  • Bellevue Heights Primary School Government · Primary below peers

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

Bellevue Heights Eden Hills
Parks & reserves 2 8
Childcare 2 4
Fuel stations 0 1

Mobility

Bellevue Heights Eden Hills
Walkability score 48/100 63/100
Distance to Adelaide 13.8 km 14.6 km
+6% vs other
Drive time (normal traffic) 21 min 24 min
Public transport score 68/100
Bus
 91/100
Rail · Bus
Peak arrivals per hour 27.2
7-9am + 5-7pm
 53.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.8%
postcode 5050
same for both
Rooftop solar per 100 dwellings 71
postcode 5050
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.

Bellevue Heights Eden Hills
Car (driver) 71.5% / 67.5%
Bellevue Heights — Car (driver): 71.5% Eden Hills — Car (driver): 67.5%
Worked from Home 16.7% / 15.7%
Bellevue Heights — Worked from Home: 16.7% Eden Hills — Worked from Home: 15.7%
Train 3.6% / 6.1%
Bellevue Heights — Train: 3.6% Eden Hills — Train: 6.1%
Car (passenger) 3.3% / 4.3%
Bellevue Heights — Car (passenger): 3.3% Eden Hills — Car (passenger): 4.3%
Bicycle 1.5% / 2.6%
Bellevue Heights — Bicycle: 1.5% Eden Hills — Bicycle: 2.6%
Walked Only 1.9% / 1.0%
Bellevue Heights — Walked Only: 1.9% Eden Hills — Walked Only: 1.0%

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

Setting

Bellevue Heights Eden Hills
Elevation 166 m
above sea level, at the suburb centre
 190 m
above sea level, at the suburb centre
Distance to the ocean 6.1 km 7.3 km

NBN connectivity

Bellevue Heights Eden Hills
Connectivity score 66/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,220 premises
 38%
1,234 premises

Climate

Bellevue Heights 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)

Bellevue Heights 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

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

Federal electorate

Bellevue Heights 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

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

Tags

Bellevue Heights

Large Blocks Middle-Ring Parks Professionals Retirees

Eden Hills

Large Blocks Middle-Ring Parks Professionals Trains Transport Hub

More comparisons

Other comparisons with Bellevue Heights

Bellevue Heights vs Flagstaff Hill Bellevue Heights vs Blackwood Bellevue Heights vs Craigburn Farm Bellevue Heights vs Bedford Park

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 Panorama Eden Hills vs Bedford Park
Full data on Bellevue Heights Full data on Eden Hills
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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