Carey Gully vs Balhannah

Balhannah is the younger of the two, with a median age of 44 against 53 in Carey Gully. In both, the large majority of households own their home and the large majority of homes are detached houses. In Carey Gully, most households are couple families. In Balhannah, about half of households are couple families. Houses cost more in Carey Gully: a median of $1.18 million, against $978,000 in Balhannah, though rent is higher in Balhannah. On these figures, Balhannah tends to suit families with children 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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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

First-home buyers

Balhannah

ahead on 2 of the 2 things we measure here

  • leaves households under less mortgage stress (20% vs 30%)
  • has cheaper houses ($977,500 vs $1,175,000)

Weighs house prices and mortgage stress.

Renters

Carey Gully

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $335/wk)

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

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Carey Gully sits closer to the CBD (26.9 km vs 29 km)
  • Balhannah is more walkable (52/100 vs 14/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Balhannah

ahead on the one thing that separates them

  • is more walkable (52/100 vs 14/100)

Weighs 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

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

Carey Gully Balhannah
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.

Carey Gully Balhannah
Walkability 14 / 52
Carey Gully — Walkability: 14/100 Balhannah — Walkability: 52/100
Safety 74 / 72
Carey Gully — Safety: 74/100 Balhannah — Safety: 72/100
Low fire risk 55 / 64
Carey Gully — Low fire risk: 55/100 Balhannah — Low fire risk: 64/100

Demographics

Balhannah has more residents (1,756 vs 428); Carey Gully skews older (53 vs 44).

Carey Gully Balhannah
Population 428 1,756
+310% vs other
Population trend (2016 → 2021) +3.4% +8.3%
Median age 53 44
Median household income $88,348/yr $96,252/yr
+9% vs other
Median weekly rent $300/wk $335/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Carey Gully Balhannah
0-4 4.2% / 5.7%
Carey Gully — 0-4: 4.2% Balhannah — 0-4: 5.7%
5-14 8.6% / 12.8%
Carey Gully — 5-14: 8.6% Balhannah — 5-14: 12.8%
15-19 6.1% / 6.1%
Carey Gully — 15-19: 6.1% Balhannah — 15-19: 6.1%
20-24 6.1% / 4.7%
Carey Gully — 20-24: 6.1% Balhannah — 20-24: 4.7%
25-34 4.9% / 9.1%
Carey Gully — 25-34: 4.9% Balhannah — 25-34: 9.1%
35-44 11.0% / 11.9%
Carey Gully — 35-44: 11.0% Balhannah — 35-44: 11.9%
45-54 12.4% / 14.9%
Carey Gully — 45-54: 12.4% Balhannah — 45-54: 14.9%
55-64 20.6% / 12.2%
Carey Gully — 55-64: 20.6% Balhannah — 55-64: 12.2%
65-74 17.3% / 13.6%
Carey Gully — 65-74: 17.3% Balhannah — 65-74: 13.6%
75-84 7.9% / 6.5%
Carey Gully — 75-84: 7.9% Balhannah — 75-84: 6.5%
85+ 2.1% / 2.8%
Carey Gully — 85+: 2.1% Balhannah — 85+: 2.8%

Bars are drawn against the largest share shown (20.6%).

Who lives together

Household composition, 2021 Census.

Carey Gully 60.0% couple families
Carey Gully — Couple Families: 60.0% Carey Gully — Lone Person: 32.6% Carey Gully — One Parent Families: 3.2% Carey Gully — Group Household: 4.2% Carey Gully — Other Families: 0.0%
Balhannah 54.0% couple families
Balhannah — Couple Families: 54.0% Balhannah — Lone Person: 28.0% Balhannah — One Parent Families: 14.4% Balhannah — Group Household: 2.7% Balhannah — 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.

Carey Gully 11.5% renting
Carey Gully — Owned Outright: 49.7% Carey Gully — Mortgage: 38.9% Carey Gully — Renting: 11.5%
Balhannah 14.1% renting
Balhannah — Owned Outright: 41.4% Balhannah — Mortgage: 44.4% Balhannah — Renting: 14.1%
Owned outright Mortgage Renting

Qualifications

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

Carey Gully Balhannah
Bachelor Degree 19.9% / 14.1%
Carey Gully — Bachelor Degree: 19.9% Balhannah — Bachelor Degree: 14.1%
Certificate III & IV 10.7% / 14.3%
Carey Gully — Certificate III & IV: 10.7% Balhannah — Certificate III & IV: 14.3%
Advanced Diploma / Diploma 8.4% / 9.9%
Carey Gully — Advanced Diploma / Diploma: 8.4% Balhannah — Advanced Diploma / Diploma: 9.9%
Postgraduate Degree 7.5% / 4.3%
Carey Gully — Postgraduate Degree: 7.5% Balhannah — Postgraduate Degree: 4.3%
Graduate Diploma / Certificate 3.7% / 2.2%
Carey Gully — Graduate Diploma / Certificate: 3.7% Balhannah — Graduate Diploma / Certificate: 2.2%

Bars are drawn against the largest share shown (19.9%).

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.

Carey Gully Balhannah
England 6.3% / 6.3%
Carey Gully — England: 6.3% Balhannah — England: 6.3%
Germany 2.1% / 0.8%
Carey Gully — Germany: 2.1% Balhannah — Germany: 0.8%
Greece 1.4% / —
Carey Gully — Greece: 1.4% Balhannah — Greece: not among its largest
South Africa 0.9% / 0.5%
Carey Gully — South Africa: 0.9% Balhannah — South Africa: 0.5%
China 1.2% / —
Carey Gully — China: 1.2% Balhannah — China: not among its largest
New Zealand — / 0.6%
Carey Gully — New Zealand: not among its largest Balhannah — New Zealand: 0.6%
Scotland — / 0.6%
Carey Gully — Scotland: not among its largest Balhannah — Scotland: 0.6%

Bars are drawn against the largest share shown (6.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Carey Gully 100.0% houses
Carey Gully — Houses: 100.0% Carey Gully — Townhouses: 0.0%
Balhannah 95.7% houses
Balhannah — Houses: 95.7% Balhannah — Townhouses: 4.7%
Houses Townhouses

Property market

Carey Gully Balhannah
Median house price $1,175,000 $977,500
Median unit price — $708,500
Median land price — $620,000
Typical days to sell (houses) — 44 days
from 13 sales

Zoning mix

Carey Gully Balhannah
Rural and farming 99% 96%
Residential 0% 2%
Environmental 1% 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

Carey Gully Balhannah
New dwellings approved 95
across Adelaide Hills
same for both
Approvals change year on year +53%
same for both

Ranking within SA

Carey Gully Balhannah
House price Higher than 42% of SA Higher than 38% of SA
Income Higher than 67% of SA Higher than 74% of SA
Schools —
same for both
Walkability Higher than 69% of SA Higher than 81% of SA
Affordability Higher than 69% of SA Higher than 83% of SA
EV adoption Higher than 93% of SA Higher than 80% of SA
NBN connectivity Higher than 49% of SA Higher than 76% of SA

Liveability

Balhannah is more walkable (52 vs 14).

Carey Gully Balhannah
Grade — B
Score — 63/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Carey Gully Balhannah
Bushfire Moderate
45/100
 Low
36/100
Crime Low
26/100
 Low
28/100
Flood — Moderate
42/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 3
within 5 km

Schools

Carey Gully Balhannah
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Carey Gully Balhannah
Supermarkets 0 1
Cafes & restaurants 0 3
Parks & reserves 6 4
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 1
Waterways 0 6

Mobility

Balhannah sits further from the CBD (29 km vs 26.9 km).

Carey Gully Balhannah
Walkability score 14/100 52/100
Distance to Adelaide 26.9 km 29 km
+8% vs other
Drive time (normal traffic) 30 min
same for both
Public transport score 40/100
Bus
 42/100
Bus
Peak arrivals per hour 16.5
7-9am + 5-7pm
 16.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.9%
postcode 5144
 1.1%
postcode 5242
Rooftop solar per 100 dwellings 74
postcode 5144
 78
postcode 5242

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.

Carey Gully Balhannah
Car (driver) 68.2% / 77.1%
Carey Gully — Car (driver): 68.2% Balhannah — Car (driver): 77.1%
Worked from Home 16.2% / 15.3%
Carey Gully — Worked from Home: 16.2% Balhannah — Worked from Home: 15.3%
Car (passenger) 6.7% / 3.1%
Carey Gully — Car (passenger): 6.7% Balhannah — Car (passenger): 3.1%
Bus 5.0% / 2.4%
Carey Gully — Bus: 5.0% Balhannah — Bus: 2.4%
Walked Only 3.9% / 1.6%
Carey Gully — Walked Only: 3.9% Balhannah — Walked Only: 1.6%

Bars are drawn against the largest share shown (77.1%).

Setting

Carey Gully Balhannah
Elevation 536 m
above sea level, at the suburb centre
 341 m
above sea level, at the suburb centre
Distance to the ocean 23.5 km 28.2 km

NBN connectivity

Carey Gully Balhannah
Connectivity score 29/100 57/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
175 premises
 29%
773 premises

Climate

Carey Gully Balhannah
Annual rainfall 921 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Carey Gully Balhannah
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

Carey Gully Balhannah
Average residential rate $2,727/yr
same for both
Council Adelaide Hills
same for both

Federal electorate

Carey Gully Balhannah
Division Mayo
same for both
Member Rebekha Sharkie
same for both
Party Centre Alliance
same for both

First Home Owner Grant

Carey Gully Balhannah
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Carey Gully

Acreage Middle-Ring Retirees

Balhannah

Acreage Outer Quiet

More comparisons

Other comparisons with Carey Gully

Carey Gully vs Uraidla Carey Gully vs Piccadilly Carey Gully vs Basket Range Carey Gully vs Forest Range Carey Gully vs Mount George

Other comparisons with Balhannah

Balhannah vs Littlehampton Balhannah vs Hahndorf Balhannah vs Oakbank Balhannah vs Lenswood Balhannah vs Forest Range Balhannah vs Mount George
Full data on Carey Gully Full data on Balhannah
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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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