Bellevue Heights vs Flagstaff Hill

Flagstaff Hill 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 and the large majority of homes are detached houses. In Bellevue Heights, about half of households are couple families. In Flagstaff Hill, most households are couple families. Bellevue Heights is closer to the city centre: 13.8 km, against 17.6 km. On these figures, Bellevue Heights tends to suit people living alone and older residents, 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

  • has more parks and reserves (8 vs 2)
  • has more childcare (5 vs 2)
  • is already more of a family suburb (73% vs 60%)

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 24%)

Weighs house prices, land 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

They split

one each way, out of the 4 things we measure here

  • Bellevue Heights sits closer to the CBD (13.8 km vs 17.6 km)
  • Flagstaff Hill is more walkable (62/100 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

  • has more units and townhouses to downsize into (14% vs 4%)
  • has more residents already 65 and over (32% vs 20%)
  • But Flagstaff Hill is more walkable (62/100 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 3.1%)

Weighs house yield and population growth.

Where they sit

Bellevue Heights 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.

Bellevue Heights 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.

Bellevue Heights Flagstaff Hill
Walkability 48 / 62
Bellevue Heights — Walkability: 48/100 Flagstaff Hill — Walkability: 62/100
Safety 85 / 82
Bellevue Heights — Safety: 85/100 Flagstaff Hill — Safety: 82/100
Low fire risk 71 / 78
Bellevue Heights — Low fire risk: 71/100 Flagstaff Hill — Low fire risk: 78/100
Low flood risk 53 / 64
Bellevue Heights — Low flood risk: 53/100 Flagstaff Hill — Low flood risk: 64/100

Demographics

Flagstaff Hill has more residents (10,184 vs 2,712); Flagstaff Hill has higher household incomes ($108,160 vs $86,424).

Bellevue Heights Flagstaff Hill
Population 2,712 10,184
+276% vs other
Population trend (2016 → 2021) +3.4% +2.4%
Median age 47 43
Median household income $86,424/yr $108,160/yr
+25% vs other
Median weekly rent $370/wk $385/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Bellevue Heights Flagstaff Hill
0-4 3.2% / 5.0%
Bellevue Heights — 0-4: 3.2% Flagstaff Hill — 0-4: 5.0%
5-14 11.9% / 12.4%
Bellevue Heights — 5-14: 11.9% Flagstaff Hill — 5-14: 12.4%
15-19 4.7% / 6.3%
Bellevue Heights — 15-19: 4.7% Flagstaff Hill — 15-19: 6.3%
20-24 5.5% / 5.8%
Bellevue Heights — 20-24: 5.5% Flagstaff Hill — 20-24: 5.8%
25-34 8.8% / 9.7%
Bellevue Heights — 25-34: 8.8% Flagstaff Hill — 25-34: 9.7%
35-44 12.5% / 13.0%
Bellevue Heights — 35-44: 12.5% Flagstaff Hill — 35-44: 13.0%
45-54 11.6% / 14.2%
Bellevue Heights — 45-54: 11.6% Flagstaff Hill — 45-54: 14.2%
55-64 10.5% / 13.8%
Bellevue Heights — 55-64: 10.5% Flagstaff Hill — 55-64: 13.8%
65-74 12.9% / 12.5%
Bellevue Heights — 65-74: 12.9% Flagstaff Hill — 65-74: 12.5%
75-84 11.8% / 5.8%
Bellevue Heights — 75-84: 11.8% Flagstaff Hill — 75-84: 5.8%
85+ 6.8% / 1.5%
Bellevue Heights — 85+: 6.8% Flagstaff Hill — 85+: 1.5%

Bars are drawn against the largest share shown (14.2%).

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%
Flagstaff Hill 60.4% couple families
Flagstaff Hill — Couple Families: 60.4% Flagstaff Hill — Lone Person: 23.4% Flagstaff Hill — One Parent Families: 12.9% Flagstaff Hill — Group Household: 2.2% Flagstaff Hill — 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.

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

Bellevue Heights Flagstaff Hill
Bachelor Degree 19.7% / 15.9%
Bellevue Heights — Bachelor Degree: 19.7% Flagstaff Hill — Bachelor Degree: 15.9%
Certificate III & IV 10.0% / 15.3%
Bellevue Heights — Certificate III & IV: 10.0% Flagstaff Hill — Certificate III & IV: 15.3%
Advanced Diploma / Diploma 9.1% / 9.6%
Bellevue Heights — Advanced Diploma / Diploma: 9.1% Flagstaff Hill — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 8.7% / 5.1%
Bellevue Heights — Postgraduate Degree: 8.7% Flagstaff Hill — Postgraduate Degree: 5.1%
Graduate Diploma / Certificate 3.1% / 2.7%
Bellevue Heights — Graduate Diploma / Certificate: 3.1% Flagstaff Hill — Graduate Diploma / Certificate: 2.7%

Bars are drawn against the largest share shown (19.7%).

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 Flagstaff Hill
England 6.2% / 9.8%
Bellevue Heights — England: 6.2% Flagstaff Hill — England: 9.8%
China 2.4% / 1.8%
Bellevue Heights — China: 2.4% Flagstaff Hill — China: 1.8%
India 1.8% / 1.4%
Bellevue Heights — India: 1.8% Flagstaff Hill — India: 1.4%
New Zealand 1.1% / 1.0%
Bellevue Heights — New Zealand: 1.1% Flagstaff Hill — New Zealand: 1.0%
Germany 1.0% / 0.6%
Bellevue Heights — Germany: 1.0% Flagstaff Hill — Germany: 0.6%
South Africa — / 1.5%
Bellevue Heights — South Africa: not among its largest Flagstaff Hill — South Africa: 1.5%

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

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%
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

Bellevue Heights Flagstaff Hill
Median house price $1,115,000 $1,035,500
Median unit price $705,000 —
Median land price $650,000 $585,000
Typical days to sell (houses) 19 days
from 27 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.

Bellevue Heights Flagstaff Hill
3 bed $1M / $938K
Bellevue Heights — 3 bed: $1M (38 sales) Flagstaff Hill — 3 bed: $938K (88 sales)

38 vs 88 sales

4 bed $1.16M / $1.11M
Bellevue Heights — 4 bed: $1.16M (28 sales) Flagstaff Hill — 4 bed: $1.11M (75 sales)

28 vs 75 sales

Zoning mix

Bellevue Heights has more land zoned for conservation (42% vs 29%).

Bellevue Heights Flagstaff Hill
Residential 57% 68%
Environmental 42% 29%
Parks and recreation 0% 2%
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 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.

Bellevue Heights Flagstaff Hill
Houses 3.6%
$800/wk on $1.15M
 3.1%
$660/wk on $1.11M
Units —
same for both

Ranking within SA

Bellevue Heights Flagstaff Hill
House price Higher than 56% of SA Higher than 48% of SA
Income Higher than 64% of SA Higher than 85% of SA
Schools —
same for both
Walkability Higher than 80% of SA Higher than 84% of SA
Affordability Higher than 48% of SA Higher than 85% of SA
EV adoption Higher than 91% of SA Higher than 77% of SA
NBN connectivity Higher than 80% of SA Higher than 82% of SA
Rental yield (houses) Higher than 34% of SA Higher than 17% of SA

Liveability

Flagstaff Hill is more walkable (62 vs 48).

Bellevue Heights Flagstaff Hill
Grade A
same for both
Score 69/100 72/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Bellevue Heights carries more flood risk (47 vs 36).

Bellevue Heights Flagstaff Hill
Bushfire Low
29/100
 Low
22/100
Crime Low
15/100
 Low
18/100
Flood Moderate
47/100
 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

Bellevue Heights Flagstaff Hill
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1
same for both
Universities within 10 km 2
Bedford Park, 1.4 km
 2
Bedford Park, 3.1 km
Full-time students aged 15–24 3.0% 2.7%

Schools in Bellevue Heights

  • Bellevue Heights Primary School Government · Primary below peers

Schools in Flagstaff Hill

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

Amenities in the suburb

Bellevue Heights Flagstaff Hill
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 2 8
Childcare 2 5
GPs 0 1
Banks & Bank@Post 0 1
Waterways 0 2

Mobility

Flagstaff Hill sits further from the CBD (17.6 km vs 13.8 km).

Bellevue Heights Flagstaff Hill
Walkability score 48/100 62/100
Distance to Adelaide 13.8 km 17.6 km
+28% vs other
Drive time (normal traffic) 21 min 24 min
Public transport score 68/100
Bus
 79/100
Bus
Peak arrivals per hour 27.2
7-9am + 5-7pm
 155.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.8%
postcode 5050
 1.0%
postcode 5159
Rooftop solar per 100 dwellings 71
postcode 5050
 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.

Bellevue Heights Flagstaff Hill
Car (driver) 71.5% / 77.5%
Bellevue Heights — Car (driver): 71.5% Flagstaff Hill — Car (driver): 77.5%
Worked from Home 16.7% / 12.9%
Bellevue Heights — Worked from Home: 16.7% Flagstaff Hill — Worked from Home: 12.9%
Car (passenger) 3.3% / 3.9%
Bellevue Heights — Car (passenger): 3.3% Flagstaff Hill — Car (passenger): 3.9%
Train 3.6% / 1.7%
Bellevue Heights — Train: 3.6% Flagstaff Hill — Train: 1.7%
Bus 1.7% / 3.0%
Bellevue Heights — Bus: 1.7% Flagstaff Hill — Bus: 3.0%
Walked Only 1.9% / 0.4%
Bellevue Heights — Walked Only: 1.9% Flagstaff Hill — Walked Only: 0.4%

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

Setting

Bellevue Heights Flagstaff Hill
Elevation 166 m
above sea level, at the suburb centre
 194 m
above sea level, at the suburb centre
Distance to the ocean 6.1 km 6.5 km

NBN connectivity

Bellevue Heights Flagstaff Hill
Connectivity score 66/100 70/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,220 premises
 46%
3,940 premises

Climate

Bellevue Heights 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)

Bellevue Heights 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

Bellevue Heights Flagstaff Hill
Average residential rate $2,296/yr $2,008/yr
Council Mitcham Onkaparinga

Federal electorate

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

First Home Owner Grant

Bellevue Heights Flagstaff Hill
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

Flagstaff Hill

Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with Bellevue Heights

Bellevue Heights vs Blackwood Bellevue Heights vs Craigburn Farm Bellevue Heights vs Eden Hills Bellevue Heights vs Bedford Park

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 Bedford Park
Full data on Bellevue Heights 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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