Beulah Park vs Kensington

Beulah Park is the younger of the two, with a median age of 39 against 43 in Kensington. In Beulah Park, most households own their home and most homes are detached houses. In Kensington, about half of households rent and most households are people living alone. Houses cost more in Beulah Park: a median of $1.61 million, against $1.21 million in Kensington, and rent is higher there too. Kensington is closer to the city centre: 4.6 km, against 5.5 km. On these figures, Kensington tends to suit renters, people living alone, and buyers on a tighter budget.

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

Beulah Park

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (74% vs 30%)
  • is already more of a family suburb (55% vs 37%)
  • But Kensington has more schools inside the suburb (3 vs 0)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Beulah Park leaves households under less mortgage stress (24% vs 31%)
  • Kensington has cheaper houses ($1,210,000 vs $1,610,000)

Weighs house prices and mortgage stress.

Renters

Kensington

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (51% vs 32%)
  • has cheaper rent ($300/wk vs $390/wk)

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

Kensington

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (70% vs 26%)
  • has more residents already 65 and over (24% vs 17%)

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

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

Beulah Park Kensington
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.

Beulah Park Kensington
Walkability 88 / 90
Beulah Park — Walkability: 88/100 Kensington — Walkability: 90/100
Safety 47 / 38
Beulah Park — Safety: 47/100 Kensington — Safety: 38/100
Low fire risk 100 / 100
Beulah Park — Low fire risk: 100/100 Kensington — Low fire risk: 100/100
Low flood risk 80 / 19
Beulah Park — Low flood risk: 80/100 Kensington — Low flood risk: 19/100

Demographics

Beulah Park has higher household incomes ($113,828 vs $70,460); Beulah Park rents higher ($390/wk vs $300/wk).

Beulah Park Kensington
Population 1,601 1,808
+13% vs other
Population trend (2016 → 2021) -0.1% +2.2%
Median age 39 43
Median household income $113,828/yr
+38% vs other
 $70,460/yr
Median weekly rent $390/wk
+23% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Beulah Park Kensington
0-4 4.9% / 4.1%
Beulah Park — 0-4: 4.9% Kensington — 0-4: 4.1%
5-14 11.8% / 8.8%
Beulah Park — 5-14: 11.8% Kensington — 5-14: 8.8%
15-19 6.2% / 5.9%
Beulah Park — 15-19: 6.2% Kensington — 15-19: 5.9%
20-24 6.5% / 5.5%
Beulah Park — 20-24: 6.5% Kensington — 20-24: 5.5%
25-34 14.0% / 15.2%
Beulah Park — 25-34: 14.0% Kensington — 25-34: 15.2%
35-44 13.6% / 12.6%
Beulah Park — 35-44: 13.6% Kensington — 35-44: 12.6%
45-54 13.2% / 12.7%
Beulah Park — 45-54: 13.2% Kensington — 45-54: 12.7%
55-64 12.9% / 11.1%
Beulah Park — 55-64: 12.9% Kensington — 55-64: 11.1%
65-74 9.6% / 12.9%
Beulah Park — 65-74: 9.6% Kensington — 65-74: 12.9%
75-84 5.3% / 8.2%
Beulah Park — 75-84: 5.3% Kensington — 75-84: 8.2%
85+ 1.9% / 3.0%
Beulah Park — 85+: 1.9% Kensington — 85+: 3.0%

Bars are drawn against the largest share shown (15.2%).

Who lives together

Household composition, 2021 Census.

Beulah Park 37.0% lone person
Beulah Park — Lone Person: 37.0% Beulah Park — Couple Families: 41.5% Beulah Park — One Parent Families: 13.2% Beulah Park — Group Household: 7.3% Beulah Park — Other Families: 1.0%
Kensington 57.0% lone person
Kensington — Lone Person: 57.0% Kensington — Couple Families: 24.3% Kensington — One Parent Families: 12.6% Kensington — Group Household: 5.0% Kensington — Other Families: 1.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beulah Park 32.4% renting
Beulah Park — Owned Outright: 33.6% Beulah Park — Mortgage: 34.0% Beulah Park — Renting: 32.4%
Kensington 50.8% renting
Kensington — Owned Outright: 24.9% Kensington — Mortgage: 24.3% Kensington — Renting: 50.8%
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.

Beulah Park Kensington
England 4.7% / 4.9%
Beulah Park — England: 4.7% Kensington — England: 4.9%
India 1.6% / 5.1%
Beulah Park — India: 1.6% Kensington — India: 5.1%
Italy 3.8% / 2.1%
Beulah Park — Italy: 3.8% Kensington — Italy: 2.1%
China 1.6% / 2.5%
Beulah Park — China: 1.6% Kensington — China: 2.5%
New Zealand 1.1% / 0.9%
Beulah Park — New Zealand: 1.1% Kensington — New Zealand: 0.9%

Bars are drawn against the largest share shown (5.1%).

Qualifications

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

Beulah Park Kensington
Bachelor Degree 24.4% / 23.6%
Beulah Park — Bachelor Degree: 24.4% Kensington — Bachelor Degree: 23.6%
Postgraduate Degree 10.7% / 10.1%
Beulah Park — Postgraduate Degree: 10.7% Kensington — Postgraduate Degree: 10.1%
Certificate III & IV 8.1% / 7.8%
Beulah Park — Certificate III & IV: 8.1% Kensington — Certificate III & IV: 7.8%
Advanced Diploma / Diploma 7.4% / 7.3%
Beulah Park — Advanced Diploma / Diploma: 7.4% Kensington — Advanced Diploma / Diploma: 7.3%
Graduate Diploma / Certificate 4.0% / 3.5%
Beulah Park — Graduate Diploma / Certificate: 4.0% Kensington — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (24.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beulah Park 73.7% houses
Beulah Park — Houses: 73.7% Beulah Park — Townhouses: 17.6% Beulah Park — Flats / Apartments: 8.7%
Kensington 29.9% houses
Kensington — Houses: 29.9% Kensington — Townhouses: 42.6% Kensington — Flats / Apartments: 27.6%
Houses Townhouses Flats / Apartments

Property market

Beulah Park Kensington
Median house price $1,610,000 $1,210,000
Median unit price — $765,000
Median land price —
same for both
Typical days to sell (houses) 18 days
from 18 sales
 20 days
from 16 sales

Zoning mix

Beulah Park Kensington
Residential 98% 87%
Infrastructure and transport 0% 10%
Commercial 2% 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

Beulah Park Kensington
New dwellings approved 250
across Burnside
 227
across Norwood Payneham and St Peters
Approvals change year on year +32% +141%

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.

Beulah Park Kensington
Houses — 3.8%
$760/wk on $1.05M
Units —
same for both

Ranking within SA

Beulah Park Kensington
House price Higher than 72% of SA Higher than 64% of SA
Income Higher than 88% of SA —
Schools — Higher than 25% of SA
Walkability Higher than 97% of SA Higher than 99% of SA
Affordability Higher than 58% of SA —
EV adoption Higher than 94% of SA Higher than 93% of SA
NBN connectivity Higher than 86% of SA Higher than 87% of SA
Rental yield (houses) — Higher than 40% of SA

Liveability

Beulah Park scores higher overall (90 vs 56).

Beulah Park Kensington
Grade A+ B
Score 90/100 56/100
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 7/10

Risk profile

Kensington carries more flood risk (81 vs 20).

Beulah Park Kensington
Bushfire None
0/100
same for both
Crime Moderate
53/100
 Moderate
62/100
Flood Low
20/100
 High
81/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 5
within 5 km

Schools

Beulah Park Kensington
Inside the suburb 0 3
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Magill Campus, 2.9 km
 3
Adelaide University, Magill Campus, 3.1 km
Full-time students aged 15–24 4.2% 3.0%

Schools in Beulah Park

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Kensington

  • Marryatville Primary School Government · Primary at peers
  • Mary MacKillop College Catholic · Secondary at peers
  • St Joseph's Memorial School - Junior Primary Campus Catholic · Primary

Amenities in the suburb

Beulah Park Kensington
Cafes & restaurants 2
same for both
Parks & reserves 4
same for both
Childcare 2 4
Fuel stations 0 1
Waterways 0 2

Mobility

Beulah Park Kensington
Walkability score 88/100 90/100
Distance to Adelaide 5.5 km
+16% vs other
 4.6 km
Drive time (normal traffic) 11 min 10 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 33.0
7-9am + 5-7pm
 50.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 5067
 1.9%
postcode 5068
Rooftop solar per 100 dwellings 37
postcode 5067
 45
postcode 5068

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.

Beulah Park Kensington
Car (driver) 64.3% / 60.5%
Beulah Park — Car (driver): 64.3% Kensington — Car (driver): 60.5%
Worked from Home 16.9% / 17.2%
Beulah Park — Worked from Home: 16.9% Kensington — Worked from Home: 17.2%
Bus 5.7% / 8.8%
Beulah Park — Bus: 5.7% Kensington — Bus: 8.8%
Car (passenger) 4.6% / 4.2%
Beulah Park — Car (passenger): 4.6% Kensington — Car (passenger): 4.2%
Walked Only 3.4% / 5.3%
Beulah Park — Walked Only: 3.4% Kensington — Walked Only: 5.3%
Bicycle 5.2% / 3.4%
Beulah Park — Bicycle: 5.2% Kensington — Bicycle: 3.4%

Bars are drawn against the largest share shown (64.3%).

Setting

Beulah Park Kensington
Elevation 76 m
above sea level, at the suburb centre
 80 m
above sea level, at the suburb centre
Distance to the ocean 13.4 km 13.3 km

NBN connectivity

Beulah Park Kensington
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
816 premises
 0%
1,063 premises

Climate

Beulah Park Kensington
Annual rainfall 457 mm
same for both
Summer max (Jan) 29.1°C
same for both
Winter min (Jul) 8.5°C
same for both

Air quality (annual mean)

Beulah Park Kensington
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

Beulah Park Kensington
Average residential rate $2,410/yr $1,995/yr
Council Burnside Norwood Payneham and St Peters

Federal electorate

Beulah Park Kensington
Division Sturt
same for both
Member Claire Clutterham
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Beulah Park

Inner Parks Premium Professionals

Kensington

Cafe Culture Inner Parks Professionals River Townhouses Urban

More comparisons

Other comparisons with Beulah Park

Beulah Park vs Norwood Beulah Park vs Kensington Park Beulah Park vs St Morris Beulah Park vs Maylands Beulah Park vs Trinity Gardens

Other comparisons with Kensington

Kensington vs Norwood Kensington vs Kensington Park Kensington vs Toorak Gardens Kensington vs Leabrook Kensington vs Marryatville
Full data on Beulah Park Full data on Kensington
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or