Black Forest vs Glandore

In both, most households own their home and most homes are detached houses. Houses cost more in Black Forest: a median of $1.5 million, against $1.2 million in Glandore. On these figures, Glandore tends to suit 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

Black Forest

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (32/100 vs 69/100)
  • has more schools rated above their peers (1 vs 0)

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

First-home buyers

Glandore

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,200,000 vs $1,500,000)
  • has cheaper units ($520,000 vs $625,000)

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

Glandore

ahead on the one thing that separates them

  • is more walkable (89/100 vs 67/100)

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

Downsizers and retirees

They split

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

  • Black Forest carries lower crime risk (32/100 vs 69/100)
  • Glandore is more walkable (89/100 vs 67/100)

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

Investors

Glandore

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.0% vs 2.1%)

Weighs house yield and population growth.

Where they sit

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

Black Forest Glandore
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.

Black Forest Glandore
Walkability 67 / 89
Black Forest — Walkability: 67/100 Glandore — Walkability: 89/100
Safety 68 / 31
Black Forest — Safety: 68/100 Glandore — Safety: 31/100
Low fire risk 100 / 100
Black Forest — Low fire risk: 100/100 Glandore — Low fire risk: 100/100
Low flood risk 67 / 71
Black Forest — Low flood risk: 67/100 Glandore — Low flood risk: 71/100

Demographics

Glandore has more residents (3,041 vs 1,982).

Black Forest Glandore
Population 1,982 3,041
+53% vs other
Population trend (2016 → 2021) +2.5% +2.3%
Median age 39
same for both
Median household income $86,528/yr $88,296/yr
+2% vs other
Median weekly rent $290/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Black Forest Glandore
0-4 4.8% / 4.1%
Black Forest — 0-4: 4.8% Glandore — 0-4: 4.1%
5-14 10.1% / 10.2%
Black Forest — 5-14: 10.1% Glandore — 5-14: 10.2%
15-19 5.1% / 6.2%
Black Forest — 15-19: 5.1% Glandore — 15-19: 6.2%
20-24 6.9% / 7.4%
Black Forest — 20-24: 6.9% Glandore — 20-24: 7.4%
25-34 16.9% / 16.5%
Black Forest — 25-34: 16.9% Glandore — 25-34: 16.5%
35-44 13.0% / 13.0%
Black Forest — 35-44: 13.0% Glandore — 35-44: 13.0%
45-54 12.4% / 13.0%
Black Forest — 45-54: 12.4% Glandore — 45-54: 13.0%
55-64 13.3% / 14.0%
Black Forest — 55-64: 13.3% Glandore — 55-64: 14.0%
65-74 10.8% / 9.9%
Black Forest — 65-74: 10.8% Glandore — 65-74: 9.9%
75-84 5.0% / 3.9%
Black Forest — 75-84: 5.0% Glandore — 75-84: 3.9%
85+ 1.5% / 1.9%
Black Forest — 85+: 1.5% Glandore — 85+: 1.9%

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Black Forest 43.7% lone person
Black Forest — Lone Person: 43.7% Black Forest — Couple Families: 35.4% Black Forest — One Parent Families: 11.7% Black Forest — Group Household: 6.9% Black Forest — Other Families: 2.3%
Glandore 40.7% lone person
Glandore — Lone Person: 40.7% Glandore — Couple Families: 37.1% Glandore — One Parent Families: 12.5% Glandore — Group Household: 8.3% Glandore — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Black Forest 40.1% renting
Black Forest — Owned Outright: 34.4% Black Forest — Mortgage: 25.5% Black Forest — Renting: 40.1%
Glandore 35.8% renting
Glandore — Owned Outright: 31.9% Glandore — Mortgage: 32.3% Glandore — Renting: 35.8%
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.

Black Forest Glandore
India 3.8% / 3.8%
Black Forest — India: 3.8% Glandore — India: 3.8%
England 3.6% / 3.6%
Black Forest — England: 3.6% Glandore — England: 3.6%
China 1.9% / 3.7%
Black Forest — China: 1.9% Glandore — China: 3.7%
Nepal 2.6% / 2.9%
Black Forest — Nepal: 2.6% Glandore — Nepal: 2.9%
Greece 1.5% / 1.1%
Black Forest — Greece: 1.5% Glandore — Greece: 1.1%

Bars are drawn against the largest share shown (3.8%).

Qualifications

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

Black Forest Glandore
Bachelor Degree 22.5% / 21.2%
Black Forest — Bachelor Degree: 22.5% Glandore — Bachelor Degree: 21.2%
Certificate III & IV 9.7% / 10.5%
Black Forest — Certificate III & IV: 9.7% Glandore — Certificate III & IV: 10.5%
Postgraduate Degree 9.6% / 7.0%
Black Forest — Postgraduate Degree: 9.6% Glandore — Postgraduate Degree: 7.0%
Advanced Diploma / Diploma 7.3% / 7.9%
Black Forest — Advanced Diploma / Diploma: 7.3% Glandore — Advanced Diploma / Diploma: 7.9%
Graduate Diploma / Certificate 4.8% / 3.2%
Black Forest — Graduate Diploma / Certificate: 4.8% Glandore — Graduate Diploma / Certificate: 3.2%

Bars are drawn against the largest share shown (22.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Black Forest 58.7% houses
Black Forest — Houses: 58.7% Black Forest — Flats / Apartments: 32.9% Black Forest — Townhouses: 8.4%
Glandore 63.6% houses
Glandore — Houses: 63.6% Glandore — Flats / Apartments: 16.5% Glandore — Townhouses: 19.9%
Houses Flats / Apartments Townhouses

Property market

Black Forest Glandore
Median house price $1,500,000 $1,200,000
Median unit price $625,000 $520,000
Median land price —
same for both
Typical days to sell (houses) 16 days
from 11 sales
 15 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.

Black Forest Glandore
3 bed $1.65M / $1.1M
Black Forest — 3 bed: $1.65M (14 sales) Glandore — 3 bed: $1.1M (27 sales)

14 vs 27 sales

4 bed $1.68M / $1.4M
Black Forest — 4 bed: $1.68M (7 sales) Glandore — 4 bed: $1.4M (17 sales)

7 vs 17 sales

Zoning mix

Black Forest Glandore
Residential 90% 84%
Commercial 5% 7%
Industrial 5% 4%
Parks and recreation 0% 3%
Infrastructure and transport 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

Black Forest Glandore
New dwellings approved 273
across Unley
 809
across Marion
Approvals change year on year -67% -31%

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.

Black Forest Glandore
Houses 2.1%
$650/wk on $1.63M
 3.0%
$710/wk on $1.23M
Units —
same for both

Ranking within SA

Black Forest Glandore
House price Higher than 74% of SA Higher than 70% of SA
Income Higher than 64% of SA Higher than 67% of SA
Schools —
same for both
Walkability Higher than 87% of SA Higher than 98% of SA
Affordability Higher than 21% of SA Higher than 28% of SA
EV adoption Higher than 98% of SA Higher than 75% of SA
NBN connectivity Higher than 88% of SA Higher than 89% of SA
Rental yield (houses) Higher than 1% of SA Higher than 15% of SA

Liveability

Glandore is more walkable (89 vs 67).

Black Forest Glandore
Grade A
same for both
Score 77/100 78/100
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Glandore carries more crime risk (69 vs 32).

Black Forest Glandore
Bushfire None
0/100
same for both
Crime Low
32/100
 Moderate
69/100
Flood Low
33/100
 Low
29/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 6
within 5 km

Schools

Black Forest Glandore
Inside the suburb 1
same for both
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 4.2 km
 3
Tonsley, 4.1 km
Full-time students aged 15–24 3.6% 3.7%

Schools in Black Forest

  • Black Forest Primary School Government · Primary above peers

Schools in Glandore

  • Sports College South Australia - Glandore Recreation Centre Independent · Secondary

Amenities in the suburb

Black Forest Glandore
Supermarkets 0 1
Cafes & restaurants 5 3
Parks & reserves 3 5
Childcare 2 1
Banks & Bank@Post 1 0

Mobility

Black Forest Glandore
Walkability score 67/100 89/100
Distance to Adelaide 5.7 km
same for both
Drive time (normal traffic) 11 min 10 min
Public transport score 96/100
Rail · Tram · Bus
 80/100
Tram · Bus
Peak arrivals per hour 44.2
7-9am + 5-7pm
 93.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.7%
postcode 5035
 0.9%
postcode 5037
Rooftop solar per 100 dwellings 40
postcode 5035
 45
postcode 5037

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.

Black Forest Glandore
Car (driver) 62.7% / 63.6%
Black Forest — Car (driver): 62.7% Glandore — Car (driver): 63.6%
Worked from Home 14.3% / 13.0%
Black Forest — Worked from Home: 14.3% Glandore — Worked from Home: 13.0%
Tram / Light Rail 5.3% / 6.4%
Black Forest — Tram / Light Rail: 5.3% Glandore — Tram / Light Rail: 6.4%
Car (passenger) 4.8% / 4.7%
Black Forest — Car (passenger): 4.8% Glandore — Car (passenger): 4.7%
Bus 2.4% / 5.3%
Black Forest — Bus: 2.4% Glandore — Bus: 5.3%
Train 4.7% / 2.2%
Black Forest — Train: 4.7% Glandore — Train: 2.2%

Bars are drawn against the largest share shown (63.6%).

Setting

Black Forest Glandore
Elevation 33 m
above sea level, at the suburb centre
 28 m
above sea level, at the suburb centre
Distance to the ocean 6.1 km 5.3 km

NBN connectivity

Black Forest Glandore
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,000 premises
 1%
1,437 premises

Climate

Black Forest Glandore
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)

Black Forest Glandore
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

Black Forest Glandore
Average residential rate $2,288/yr $1,782/yr
Council Unley Marion

Federal electorate

Black Forest Glandore
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Black Forest Glandore
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Black Forest

Apartments Easy Commute Inner Parks Premium Professionals Trains Trams Transport Hub

Glandore

Inner Parks Trams Transport Hub

More comparisons

Other comparisons with Black Forest

Black Forest vs Edwardstown Black Forest vs Clarence Park Black Forest vs Clarence Gardens Black Forest vs Millswood Black Forest vs Forestville Black Forest vs Everard Park

Other comparisons with Glandore

Glandore vs Plympton Glandore vs South Plympton Glandore vs Edwardstown Glandore vs Kurralta Park Glandore vs Clarence Park Glandore vs Clarence Gardens
Full data on Black Forest Full data on Glandore
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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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