Blackwood vs Coromandel Valley

Coromandel Valley is the younger of the two, with a median age of 41 against 45 in Blackwood. In both, the large majority of households own their home and the large majority of homes are detached houses. In Coromandel Valley, most households are couple families. Blackwood is closer to the city centre: 13.8 km, against 16.8 km. On these figures, Blackwood tends to suit people living alone, while Coromandel Valley 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

Coromandel Valley

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (13/100 vs 34/100)
  • is already more of a family suburb (76% vs 56%)
  • has more separate houses rather than flats (99% vs 80%)
  • But Blackwood has more parks and reserves (8 vs 2)

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

Blackwood

ahead on the one thing that separates them

  • has cheaper rent ($330/wk vs $420/wk)

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

Commuting to the city

Blackwood

ahead on 3 of the 4 things we measure here

  • is more walkable (95/100 vs 51/100)
  • sits closer to the CBD (13.8 km vs 16.8 km)
  • has a shorter drive in (23 min vs 28 min)

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

Downsizers and retirees

Blackwood

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (20% vs 1%)
  • has more GPs (4 vs 1)
  • is more walkable (95/100 vs 51/100)
  • But Coromandel Valley carries lower crime risk (13/100 vs 34/100)

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

Investors

Too close to call

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

Weighs house yield and population growth.

Where they sit

Blackwood and Coromandel Valley 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 Coromandel Valley
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 Coromandel Valley
Walkability 95 / 51
Blackwood — Walkability: 95/100 Coromandel Valley — Walkability: 51/100
Safety 66 / 87
Blackwood — Safety: 66/100 Coromandel Valley — Safety: 87/100
Low fire risk 83 / 83
Blackwood — Low fire risk: 83/100 Coromandel Valley — Low fire risk: 83/100
Low flood risk 46 / 52
Blackwood — Low flood risk: 46/100 Coromandel Valley — Low flood risk: 52/100

Demographics

Coromandel Valley has higher household incomes ($116,532 vs $89,180); Coromandel Valley rents higher ($420/wk vs $330/wk).

Blackwood Coromandel Valley
Population 4,266 4,380
+3% vs other
Population trend (2016 → 2021) +2.0% +4.3%
Median age 45 41
Median household income $89,180/yr $116,532/yr
+31% vs other
Median weekly rent $330/wk $420/wk
+27% vs other

Age profile

Share of residents in each band, 2021 Census.

Blackwood Coromandel Valley
0-4 5.0% / 5.6%
Blackwood — 0-4: 5.0% Coromandel Valley — 0-4: 5.6%
5-14 11.9% / 15.2%
Blackwood — 5-14: 11.9% Coromandel Valley — 5-14: 15.2%
15-19 5.2% / 6.8%
Blackwood — 15-19: 5.2% Coromandel Valley — 15-19: 6.8%
20-24 4.9% / 5.0%
Blackwood — 20-24: 4.9% Coromandel Valley — 20-24: 5.0%
25-34 9.3% / 9.2%
Blackwood — 25-34: 9.3% Coromandel Valley — 25-34: 9.2%
35-44 12.8% / 14.2%
Blackwood — 35-44: 12.8% Coromandel Valley — 35-44: 14.2%
45-54 13.7% / 15.0%
Blackwood — 45-54: 13.7% Coromandel Valley — 45-54: 15.0%
55-64 13.2% / 12.6%
Blackwood — 55-64: 13.2% Coromandel Valley — 55-64: 12.6%
65-74 12.7% / 10.5%
Blackwood — 65-74: 12.7% Coromandel Valley — 65-74: 10.5%
75-84 8.1% / 5.1%
Blackwood — 75-84: 8.1% Coromandel Valley — 75-84: 5.1%
85+ 3.2% / 0.7%
Blackwood — 85+: 3.2% Coromandel Valley — 85+: 0.7%

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

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%
Coromandel Valley 61.7% couple families
Coromandel Valley — Couple Families: 61.7% Coromandel Valley — Lone Person: 20.4% Coromandel Valley — One Parent Families: 14.1% Coromandel Valley — Group Household: 3.1% Coromandel Valley — Other Families: 0.8%
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%
Coromandel Valley 7.6% renting
Coromandel Valley — Owned Outright: 34.6% Coromandel Valley — Mortgage: 57.9% Coromandel Valley — Renting: 7.6%
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.

Blackwood Coromandel Valley
England 8.8% / 9.5%
Blackwood — England: 8.8% Coromandel Valley — England: 9.5%
Scotland 1.1% / 0.8%
Blackwood — Scotland: 1.1% Coromandel Valley — Scotland: 0.8%
New Zealand 1.0% / 0.8%
Blackwood — New Zealand: 1.0% Coromandel Valley — New Zealand: 0.8%
Germany 0.9% / 0.8%
Blackwood — Germany: 0.9% Coromandel Valley — Germany: 0.8%
South Africa 0.7% / 0.5%
Blackwood — South Africa: 0.7% Coromandel Valley — South Africa: 0.5%

Bars are drawn against the largest share shown (9.5%).

Qualifications

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

Blackwood Coromandel Valley
Bachelor Degree 19.8% / 18.3%
Blackwood — Bachelor Degree: 19.8% Coromandel Valley — Bachelor Degree: 18.3%
Certificate III & IV 11.6% / 13.7%
Blackwood — Certificate III & IV: 11.6% Coromandel Valley — Certificate III & IV: 13.7%
Advanced Diploma / Diploma 8.2% / 9.0%
Blackwood — Advanced Diploma / Diploma: 8.2% Coromandel Valley — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 8.8% / 6.3%
Blackwood — Postgraduate Degree: 8.8% Coromandel Valley — Postgraduate Degree: 6.3%
Graduate Diploma / Certificate 4.5% / 3.5%
Blackwood — Graduate Diploma / Certificate: 4.5% Coromandel Valley — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (19.8%).

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%
Coromandel Valley 98.8% houses
Coromandel Valley — Houses: 98.8% Coromandel Valley — Flats / Apartments: 0.1% Coromandel Valley — Townhouses: 1.1%
Houses Flats / Apartments Townhouses

Property market

Blackwood Coromandel Valley
Median house price $1,067,500 $1,150,000
Median unit price $700,500 —
Median land price — $865,000
Typical days to sell (houses) 15 days
from 30 sales
 20 days
from 34 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 Coromandel Valley
3 bed $888K / $975K
Blackwood — 3 bed: $888K (22 sales) Coromandel Valley — 3 bed: $975K (37 sales)

22 vs 37 sales

4 bed $1.22M / $1.19M
Blackwood — 4 bed: $1.22M (18 sales) Coromandel Valley — 4 bed: $1.19M (41 sales)

18 vs 41 sales

5 bed $1.47M / $1.3M
Blackwood — 5 bed: $1.47M (11 sales) Coromandel Valley — 5 bed: $1.3M (13 sales)

11 vs 13 sales

Zoning mix

Blackwood Coromandel Valley
Residential 69% 77%
Environmental 26% 19%
Commercial 3% 0%
Parks and recreation 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

Blackwood Coromandel Valley
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.

Blackwood Coromandel Valley
Houses 3.1%
$695/wk on $1.18M
 3.4%
$800/wk on $1.21M
Units 4.6%
$495/wk on $560K
 —

Ranking within SA

Blackwood Coromandel Valley
House price Higher than 64% of SA Higher than 60% of SA
Income Higher than 68% of SA Higher than 89% of SA
Schools —
same for both
Walkability Higher than 100% of SA Higher than 81% of SA
Affordability Higher than 39% of SA Higher than 80% of SA
EV adoption Higher than 94% of SA
same for both
NBN connectivity Higher than 77% of SA Higher than 81% of SA
Rental yield (houses) Higher than 17% of SA Higher than 29% of SA
Rental yield (units) Higher than 58% of SA —

Liveability

Blackwood is more walkable (95 vs 51); Blackwood scores higher overall (80 vs 72).

Blackwood Coromandel Valley
Grade A
same for both
Score 80/100 72/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Blackwood carries more crime risk (34 vs 13).

Blackwood Coromandel Valley
Bushfire Low
17/100
same for both
Crime Low
34/100
 Low
13/100
Flood Moderate
54/100
 Moderate
48/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 0
within 5 km

Schools

Blackwood Coromandel Valley
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 2
Bedford Park, 3.9 km
 2
Bedford Park, 5.5 km
Full-time students aged 15–24 2.2% 2.9%

Schools in Blackwood

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

Schools in Coromandel Valley

  • Coromandel Valley Primary School Government · Primary at peers

Amenities in the suburb

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

Mobility

Coromandel Valley sits further from the CBD (16.8 km vs 13.8 km).

Blackwood Coromandel Valley
Walkability score 95/100 51/100
Distance to Adelaide 13.8 km 16.8 km
+22% vs other
Drive time (normal traffic) 23 min 28 min
Public transport score 95/100
Rail · Bus
 74/100
Bus
Peak arrivals per hour 84.2
7-9am + 5-7pm
 46.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.9%
postcode 5051
same for both
Rooftop solar per 100 dwellings 73
postcode 5051
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.

Blackwood Coromandel Valley
Car (driver) 67.0% / 74.1%
Blackwood — Car (driver): 67.0% Coromandel Valley — Car (driver): 74.1%
Worked from Home 18.9% / 15.1%
Blackwood — Worked from Home: 18.9% Coromandel Valley — Worked from Home: 15.1%
Train 6.0% / 4.2%
Blackwood — Train: 6.0% Coromandel Valley — Train: 4.2%
Car (passenger) 3.6% / 4.0%
Blackwood — Car (passenger): 3.6% Coromandel Valley — Car (passenger): 4.0%
Walked Only 1.5% / 1.2%
Blackwood — Walked Only: 1.5% Coromandel Valley — Walked Only: 1.2%

Bars are drawn against the largest share shown (74.1%).

Setting

Blackwood Coromandel Valley
Elevation 254 m
above sea level, at the suburb centre
 193 m
above sea level, at the suburb centre
Distance to the ocean 8.8 km 9.8 km

NBN connectivity

Blackwood Coromandel Valley
Connectivity score 60/100 69/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 28%
2,175 premises
 44%
1,636 premises

Climate

Blackwood Coromandel Valley
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 Coromandel Valley
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 Coromandel Valley
Average residential rate $2,296/yr $2,008/yr
Council Mitcham Onkaparinga

Federal electorate

Blackwood Coromandel Valley
Division Boothby Mayo
Member Louise Miller-Frost Rebekha Sharkie
Party Australian Labor Party Centre Alliance

First Home Owner Grant

Blackwood Coromandel Valley
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

Coromandel Valley

Large Blocks Middle-Ring Professionals Quiet River

More comparisons

Other comparisons with Blackwood

Blackwood vs Belair Blackwood vs Hawthorndene Blackwood vs Craigburn Farm Blackwood vs Eden Hills Blackwood vs Bellevue Heights Blackwood vs Glenalta

Other comparisons with Coromandel Valley

Coromandel Valley vs Flagstaff Hill Coromandel Valley vs Hawthorndene Coromandel Valley vs Craigburn Farm Coromandel Valley vs Chandlers Hill Coromandel Valley vs Coromandel East
Full data on Blackwood Full data on Coromandel Valley
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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