Beulah Park vs Norwood

In Beulah Park, most households own their home and most homes are detached houses. In Norwood, about half of households rent and about half of households are people living alone. Norwood is closer to the city centre: 3.4 km, against 5.5 km. On these figures, Norwood tends to suit renters and people living alone.

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

They split

one each way, out of the 6 things we measure here

  • Beulah Park has more separate houses rather than flats (74% vs 34%)
  • Norwood has more schools inside the suburb (3 vs 0)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Norwood

ahead on the one thing that separates them

  • has a bigger rental market to choose from (46% vs 32%)

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

Commuting to the city

Norwood

ahead on the one thing that separates them

  • sits closer to the CBD (3.4 km vs 5.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Norwood

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 0)
  • has more units and townhouses to downsize into (65% vs 26%)
  • But Beulah Park carries lower crime risk (53/100 vs 78/100)

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

Investors

Norwood

ahead on the one thing that separates them

  • is growing faster (6.7% vs -0.1%)

Weighs population growth.

Where they sit

Beulah Park and Norwood 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 Norwood
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 Norwood
Walkability 88 / 92
Beulah Park — Walkability: 88/100 Norwood — Walkability: 92/100
Safety 47 / 22
Beulah Park — Safety: 47/100 Norwood — Safety: 22/100
Low fire risk 100 / 100
Beulah Park — Low fire risk: 100/100 Norwood — Low fire risk: 100/100
Low flood risk 80 / 29
Beulah Park — Low flood risk: 80/100 Norwood — Low flood risk: 29/100

Demographics

Norwood has more residents (6,354 vs 1,601); Beulah Park has higher household incomes ($113,828 vs $91,104).

Beulah Park Norwood
Population 1,601 6,354
+297% vs other
Population trend (2016 → 2021) -0.1% +6.7%
Median age 39 40
Median household income $113,828/yr
+20% vs other
 $91,104/yr
Median weekly rent $390/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Beulah Park Norwood
0-4 4.9% / 3.4%
Beulah Park — 0-4: 4.9% Norwood — 0-4: 3.4%
5-14 11.8% / 8.5%
Beulah Park — 5-14: 11.8% Norwood — 5-14: 8.5%
15-19 6.2% / 4.0%
Beulah Park — 15-19: 6.2% Norwood — 15-19: 4.0%
20-24 6.5% / 7.2%
Beulah Park — 20-24: 6.5% Norwood — 20-24: 7.2%
25-34 14.0% / 18.3%
Beulah Park — 25-34: 14.0% Norwood — 25-34: 18.3%
35-44 13.6% / 13.9%
Beulah Park — 35-44: 13.6% Norwood — 35-44: 13.9%
45-54 13.2% / 11.0%
Beulah Park — 45-54: 13.2% Norwood — 45-54: 11.0%
55-64 12.9% / 12.4%
Beulah Park — 55-64: 12.9% Norwood — 55-64: 12.4%
65-74 9.6% / 12.3%
Beulah Park — 65-74: 9.6% Norwood — 65-74: 12.3%
75-84 5.3% / 6.8%
Beulah Park — 75-84: 5.3% Norwood — 75-84: 6.8%
85+ 1.9% / 2.1%
Beulah Park — 85+: 1.9% Norwood — 85+: 2.1%

Bars are drawn against the largest share shown (18.3%).

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%
Norwood 53.4% lone person
Norwood — Lone Person: 53.4% Norwood — Couple Families: 24.7% Norwood — One Parent Families: 10.4% Norwood — Group Household: 9.7% Norwood — Other Families: 1.9%
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%
Norwood 46.4% renting
Norwood — Owned Outright: 32.2% Norwood — Mortgage: 21.5% Norwood — Renting: 46.4%
Owned outright Mortgage Renting

Qualifications

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

Beulah Park Norwood
Bachelor Degree 24.4% / 26.4%
Beulah Park — Bachelor Degree: 24.4% Norwood — Bachelor Degree: 26.4%
Postgraduate Degree 10.7% / 12.8%
Beulah Park — Postgraduate Degree: 10.7% Norwood — Postgraduate Degree: 12.8%
Certificate III & IV 8.1% / 7.6%
Beulah Park — Certificate III & IV: 8.1% Norwood — Certificate III & IV: 7.6%
Advanced Diploma / Diploma 7.4% / 7.5%
Beulah Park — Advanced Diploma / Diploma: 7.4% Norwood — Advanced Diploma / Diploma: 7.5%
Graduate Diploma / Certificate 4.0% / 3.7%
Beulah Park — Graduate Diploma / Certificate: 4.0% Norwood — Graduate Diploma / Certificate: 3.7%

Bars are drawn against the largest share shown (26.4%).

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 Norwood
England 4.7% / 5.0%
Beulah Park — England: 4.7% Norwood — England: 5.0%
Italy 3.8% / 2.0%
Beulah Park — Italy: 3.8% Norwood — Italy: 2.0%
China 1.6% / 3.7%
Beulah Park — China: 1.6% Norwood — China: 3.7%
India 1.6% / 2.8%
Beulah Park — India: 1.6% Norwood — India: 2.8%
New Zealand 1.1% / 1.0%
Beulah Park — New Zealand: 1.1% Norwood — New Zealand: 1.0%
Malaysia 0.9% / 1.0%
Beulah Park — Malaysia: 0.9% Norwood — Malaysia: 1.0%

Bars are drawn against the largest share shown (5.0%).

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%
Norwood 34.5% houses
Norwood — Houses: 34.5% Norwood — Townhouses: 50.0% Norwood — Flats / Apartments: 15.4%
Houses Townhouses Flats / Apartments

Property market

Beulah Park Norwood
Median house price $1,610,000 $1,510,000
Median unit price — $631,750
Median land price — $1,502,500
Typical days to sell (houses) 18 days
from 18 sales
 23 days
from 71 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.

Beulah Park Norwood
3 bed $1.61M / $1.45M
Beulah Park — 3 bed: $1.61M (24 sales) Norwood — 3 bed: $1.45M (66 sales)

24 vs 66 sales

4 bed $1.76M / $2.4M
Beulah Park — 4 bed: $1.76M (12 sales) Norwood — 4 bed: $2.4M (31 sales)

12 vs 31 sales

Zoning mix

Norwood has more commercially zoned land (24% vs 2%).

Beulah Park Norwood
Residential 98% 72%
Commercial 2% 24%
Infrastructure and transport 0% 3%
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

Beulah Park Norwood
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 Norwood
Houses — 3.4%
$802/wk on $1.23M
Units — 4.4%
$685/wk on $810K

Ranking within SA

Beulah Park Norwood
House price Higher than 72% of SA Higher than 85% of SA
Income Higher than 88% of SA Higher than 70% of SA
Schools — Higher than 96% of SA
Walkability Higher than 97% of SA Higher than 99% of SA
Affordability Higher than 58% of SA Higher than 16% of SA
EV adoption Higher than 94% of SA
same for both
NBN connectivity Higher than 86% of SA Higher than 93% of SA
Rental yield (houses) — Higher than 27% of SA
Rental yield (units) — Higher than 37% of SA

Liveability

Beulah Park scores higher overall (90 vs 78).

Beulah Park Norwood
Grade A+ A
Score 90/100 78/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Norwood carries more flood risk (71 vs 20); Norwood carries more crime risk (78 vs 53).

Beulah Park Norwood
Bushfire None
0/100
same for both
Crime Moderate
53/100
 High
78/100
Flood Low
20/100
 High
71/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

Beulah Park Norwood
Inside the suburb 0 3
Rated above peers 0 2
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Magill Campus, 2.9 km
 3
Adelaide University, Adelaide City Campus, 2.9 km
Full-time students aged 15–24 4.2% 4.0%

Schools in Beulah Park

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

Schools in Norwood

  • Norwood Primary School Government · Primary above peers
  • St Joseph's Memorial School Catholic · Primary above peers
  • Saint Ignatius' College - Junior School Campus Catholic · Combined

Amenities in the suburb

Beulah Park Norwood
Supermarkets 0 3
Cafes & restaurants 2 44
Parks & reserves 4 9
Childcare 2 6
GPs 0 5
Pharmacies 0 5
Police stations 0 1
Banks & Bank@Post 0 8
Fuel stations 0 1
EV chargers 0 2
Waterways 0 30

Mobility

Beulah Park sits further from the CBD (5.5 km vs 3.4 km).

Beulah Park Norwood
Walkability score 88/100 92/100
Distance to Adelaide 5.5 km
+38% vs other
 3.4 km
Drive time (normal traffic) 11 min 8 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 33.0
7-9am + 5-7pm
 212.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.0%
postcode 5067
same for both
Rooftop solar per 100 dwellings 37
postcode 5067
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.

Beulah Park Norwood
Car (driver) 64.3% / 55.1%
Beulah Park — Car (driver): 64.3% Norwood — Car (driver): 55.1%
Worked from Home 16.9% / 16.9%
Beulah Park — Worked from Home: 16.9% Norwood — Worked from Home: 16.9%
Bus 5.7% / 9.4%
Beulah Park — Bus: 5.7% Norwood — Bus: 9.4%
Walked Only 3.4% / 8.6%
Beulah Park — Walked Only: 3.4% Norwood — Walked Only: 8.6%
Bicycle 5.2% / 5.1%
Beulah Park — Bicycle: 5.2% Norwood — Bicycle: 5.1%
Car (passenger) 4.6% / 4.5%
Beulah Park — Car (passenger): 4.6% Norwood — Car (passenger): 4.5%

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

Setting

Beulah Park Norwood
Elevation 76 m
above sea level, at the suburb centre
 62 m
above sea level, at the suburb centre
Distance to the ocean 13.4 km 12.2 km

NBN connectivity

Beulah Park Norwood
Connectivity score 75/100 81/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
816 premises
 21%
4,602 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Beulah Park Norwood
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

Norwood

Cafe Culture Inner Parks Professionals River Townhouses

More comparisons

Other comparisons with Beulah Park

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

Other comparisons with Norwood

Norwood vs Toorak Gardens Norwood vs Kensington Norwood vs Maylands Norwood vs Kent Town Norwood vs Rose Park Norwood vs Trinity Gardens
Full data on Beulah Park Full data on Norwood
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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