Blackwood vs Belair

In both, the large majority of households own their home and the large majority of homes are detached houses. In Belair, most households are couple families. Houses cost more in Belair: a median of $1.23 million, against $1.07 million in Blackwood, and rent is higher there too. On these figures, Blackwood tends to suit people living alone, while Belair 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

Belair

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • is already more of a family suburb (68% vs 56%)

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

First-home buyers

Blackwood

ahead on the one thing that separates them

  • has cheaper houses ($1,067,500 vs $1,230,500)

Weighs house prices and mortgage stress.

Renters

Blackwood

ahead on the one thing that separates them

  • has cheaper rent ($330/wk vs $376/wk)

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

Commuting to the city

Blackwood

ahead on the one thing that separates them

  • is more walkable (95/100 vs 17/100)

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

Downsizers and retirees

Blackwood

ahead on 2 of the 5 things we measure here

  • is more walkable (95/100 vs 17/100)
  • has more GPs (4 vs 2)

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

Investors

Belair

ahead on 2 of the 2 things we measure here

  • is growing faster (7.0% vs 2.0%)
  • returns a higher gross yield on houses (3.9% vs 3.1%)

Weighs house yield and population growth.

Where they sit

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

Blackwood Belair
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.

Blackwood Belair
Walkability 95 / 17
Blackwood — Walkability: 95/100 Belair — Walkability: 17/100
Safety 66 / 68
Blackwood — Safety: 66/100 Belair — Safety: 68/100
Low fire risk 83 / 53
Blackwood — Low fire risk: 83/100 Belair — Low fire risk: 53/100
Low flood risk 46 / 73
Blackwood — Low flood risk: 46/100 Belair — Low flood risk: 73/100

Demographics

Belair has higher household incomes ($117,780 vs $89,180); Belair rents higher ($376/wk vs $330/wk).

Blackwood Belair
Population 4,266 4,718
+11% vs other
Population trend (2016 → 2021) +2.0% +7.0%
Median age 45 47
Median household income $89,180/yr $117,780/yr
+32% vs other
Median weekly rent $330/wk $376/wk
+14% vs other

Age profile

Share of residents in each band, 2021 Census.

Blackwood Belair
0-4 5.0% / 4.6%
Blackwood — 0-4: 5.0% Belair — 0-4: 4.6%
5-14 11.9% / 11.6%
Blackwood — 5-14: 11.9% Belair — 5-14: 11.6%
15-19 5.2% / 6.5%
Blackwood — 15-19: 5.2% Belair — 15-19: 6.5%
20-24 4.9% / 5.5%
Blackwood — 20-24: 4.9% Belair — 20-24: 5.5%
25-34 9.3% / 6.7%
Blackwood — 25-34: 9.3% Belair — 25-34: 6.7%
35-44 12.8% / 12.3%
Blackwood — 35-44: 12.8% Belair — 35-44: 12.3%
45-54 13.7% / 14.5%
Blackwood — 45-54: 13.7% Belair — 45-54: 14.5%
55-64 13.2% / 12.7%
Blackwood — 55-64: 13.2% Belair — 55-64: 12.7%
65-74 12.7% / 12.7%
Blackwood — 65-74: 12.7% Belair — 65-74: 12.7%
75-84 8.1% / 8.8%
Blackwood — 75-84: 8.1% Belair — 75-84: 8.8%
85+ 3.2% / 4.1%
Blackwood — 85+: 3.2% Belair — 85+: 4.1%

Bars are drawn against the largest share shown (14.5%).

Who lives together

Household composition, 2021 Census.

Blackwood 42.9% couple families
Blackwood — Couple Families: 42.9% Blackwood — Lone Person: 39.6% Blackwood — One Parent Families: 13.2% Blackwood — Group Household: 2.6% Blackwood — Other Families: 1.7%
Belair 57.6% couple families
Belair — Couple Families: 57.6% Belair — Lone Person: 28.7% Belair — One Parent Families: 10.2% Belair — Group Household: 2.6% Belair — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Blackwood 15.2% renting
Blackwood — Owned Outright: 43.5% Blackwood — Mortgage: 41.3% Blackwood — Renting: 15.2%
Belair 8.6% renting
Belair — Owned Outright: 44.3% Belair — Mortgage: 47.0% Belair — Renting: 8.6%
Owned outright Mortgage Renting

Qualifications

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

Blackwood Belair
Bachelor Degree 19.8% / 23.1%
Blackwood — Bachelor Degree: 19.8% Belair — Bachelor Degree: 23.1%
Certificate III & IV 11.6% / 8.8%
Blackwood — Certificate III & IV: 11.6% Belair — Certificate III & IV: 8.8%
Postgraduate Degree 8.8% / 10.1%
Blackwood — Postgraduate Degree: 8.8% Belair — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 8.2% / 7.7%
Blackwood — Advanced Diploma / Diploma: 8.2% Belair — Advanced Diploma / Diploma: 7.7%
Graduate Diploma / Certificate 4.5% / 4.4%
Blackwood — Graduate Diploma / Certificate: 4.5% Belair — Graduate Diploma / Certificate: 4.4%

Bars are drawn against the largest share shown (23.1%).

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.

Blackwood Belair
England 8.8% / 8.6%
Blackwood — England: 8.8% Belair — England: 8.6%
Scotland 1.1% / 1.0%
Blackwood — Scotland: 1.1% Belair — Scotland: 1.0%
New Zealand 1.0% / 0.9%
Blackwood — New Zealand: 1.0% Belair — New Zealand: 0.9%
Germany 0.9% / 0.8%
Blackwood — Germany: 0.9% Belair — Germany: 0.8%
South Africa 0.7% / 1.0%
Blackwood — South Africa: 0.7% Belair — South Africa: 1.0%
China — / 1.1%
Blackwood — China: not among its largest Belair — China: 1.1%

Bars are drawn against the largest share shown (8.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Blackwood 80.0% houses
Blackwood — Houses: 80.0% Blackwood — Flats / Apartments: 15.3% Blackwood — Townhouses: 4.7%
Belair 89.0% houses
Belair — Houses: 89.0% Belair — Flats / Apartments: 1.5% Belair — Townhouses: 9.6%
Houses Flats / Apartments Townhouses

Property market

Blackwood Belair
Median house price $1,067,500 $1,230,500
Median unit price $700,500 —
Median land price —
same for both
Typical days to sell (houses) 15 days
from 30 sales
 26 days
from 40 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.

Blackwood Belair
3 bed $888K / $1.09M
Blackwood — 3 bed: $888K (22 sales) Belair — 3 bed: $1.09M (36 sales)

22 vs 36 sales

4 bed $1.22M / $1.3M
Blackwood — 4 bed: $1.22M (18 sales) Belair — 4 bed: $1.3M (46 sales)

18 vs 46 sales

5 bed $1.47M / $1.41M
Blackwood — 5 bed: $1.47M (11 sales) Belair — 5 bed: $1.41M (16 sales)

11 vs 16 sales

Zoning mix

Belair has more land zoned for conservation (78% vs 26%).

Blackwood Belair
Environmental 26% 78%
Residential 69% 22%
Commercial 3% 0%
Parks and recreation 2% 0%
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

Blackwood Belair
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.

Blackwood Belair
Houses 3.1%
$695/wk on $1.18M
 3.9%
$975/wk on $1.3M
Units 4.6%
$495/wk on $560K
 —

Ranking within SA

Blackwood Belair
House price Higher than 64% of SA Higher than 67% of SA
Income Higher than 68% of SA Higher than 92% of SA
Schools — Higher than 30% of SA
Walkability Higher than 100% of SA Higher than 70% of SA
Affordability Higher than 39% of SA Higher than 72% of SA
EV adoption Higher than 94% of SA Higher than 95% of SA
NBN connectivity Higher than 77% of SA Higher than 78% of SA
Rental yield (houses) Higher than 17% of SA Higher than 49% of SA
Rental yield (units) Higher than 58% of SA —

Liveability

Blackwood is more walkable (95 vs 17); Blackwood scores higher overall (80 vs 54).

Blackwood Belair
Grade A B
Score 80/100 54/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Belair carries more bushfire risk (47 vs 17); Blackwood carries more flood risk (54 vs 27).

Blackwood Belair
Bushfire Low
17/100
 Moderate
47/100
Crime Low
34/100
 Low
32/100
Flood Moderate
54/100
 Low
27/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Blackwood Belair
Inside the suburb 1 3
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, 3.9 km
 3
Tonsley, 6.7 km
Full-time students aged 15–24 2.2% 3.5%

Schools in Blackwood

  • Concordia College (St Peters Campus, Blackwood) Independent · Primary below peers

Schools in Belair

  • Belair Primary School Government · Primary at peers
  • St John's Grammar School - Secondary Campus Independent · Combined below peers
  • St John's Grammar School - Junior Campus Independent · Combined

Amenities in the suburb

Blackwood Belair
Supermarkets 4 0
Cafes & restaurants 16 5
Parks & reserves 8 7
Childcare 4 6
GPs 4 2
Pharmacies 4 1
Banks & Bank@Post 3 1
Fuel stations 2 1
Waterways 0 13

Mobility

Blackwood Belair
Walkability score 95/100 17/100
Distance to Adelaide 13.8 km
+8% vs other
 12.7 km
Drive time (normal traffic) 23 min 22 min
Public transport score 95/100
Rail · Bus
same for both
Peak arrivals per hour 84.2
7-9am + 5-7pm
 64.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.9%
postcode 5051
 2.1%
postcode 5052
Rooftop solar per 100 dwellings 73
postcode 5051
 63
postcode 5052

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.

Blackwood Belair
Car (driver) 67.0% / 67.7%
Blackwood — Car (driver): 67.0% Belair — Car (driver): 67.7%
Worked from Home 18.9% / 19.0%
Blackwood — Worked from Home: 18.9% Belair — Worked from Home: 19.0%
Train 6.0% / 3.7%
Blackwood — Train: 6.0% Belair — Train: 3.7%
Car (passenger) 3.6% / 4.1%
Blackwood — Car (passenger): 3.6% Belair — Car (passenger): 4.1%
Bus 1.4% / 2.4%
Blackwood — Bus: 1.4% Belair — Bus: 2.4%
Walked Only 1.5% / 1.2%
Blackwood — Walked Only: 1.5% Belair — Walked Only: 1.2%

Bars are drawn against the largest share shown (67.7%).

Setting

Blackwood Belair
Elevation 254 m
above sea level, at the suburb centre
 288 m
above sea level, at the suburb centre
Distance to the ocean 8.8 km 11.8 km

NBN connectivity

Blackwood Belair
Connectivity score 60/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 28%
2,175 premises
 32%
1,915 premises

Climate

Blackwood Belair
Annual rainfall 969 mm
same for both
Summer max (Jan) 23.8°C
same for both
Winter min (Jul) 5.4°C
same for both

Air quality (annual mean)

Blackwood Belair
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

Blackwood Belair
Average residential rate $2,296/yr
same for both
Council Mitcham
same for both

Federal electorate

Blackwood Belair
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Blackwood Belair
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Blackwood

Easy Commute Middle-Ring Parks Professionals Trains Transport Hub Village Feel

Belair

Acreage Easy Commute Middle-Ring Professionals Retirees River Trains Transport Hub

More comparisons

Other comparisons with Blackwood

Blackwood vs Coromandel Valley Blackwood vs Hawthorndene Blackwood vs Craigburn Farm Blackwood vs Eden Hills Blackwood vs Bellevue Heights Blackwood vs Glenalta

Other comparisons with Belair

Belair vs Hawthorndene Belair vs Eden Hills Belair vs Torrens Park Belair vs Panorama Belair vs Glenalta Belair vs Mitcham
Full data on Blackwood Full data on Belair
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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