Carey Gully vs Piccadilly

Piccadilly is the younger of the two, with a median age of 41 against 53 in Carey Gully. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Piccadilly: a median of $1.44 million, against $1.18 million in Carey Gully, though rent is higher in Carey Gully. Piccadilly is closer to the city centre: 18.6 km, against 26.9 km. On these figures, Carey Gully tends to suit people living alone, older residents, 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

Piccadilly

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (13/100 vs 26/100)
  • is already more of a family suburb (80% vs 63%)
  • But Carey Gully has more parks and reserves (6 vs 3)

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

First-home buyers

They split

one each way, out of the 2 things we measure here

  • Carey Gully has cheaper houses ($1,175,000 vs $1,442,500)
  • Piccadilly leaves households under less mortgage stress (20% vs 30%)

Weighs house prices and mortgage stress.

Renters

Piccadilly

ahead on the one thing that separates them

  • leaves renters under less rental stress (12% vs 18%)

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

Commuting to the city

Piccadilly

ahead on 3 of the 3 things we measure here

  • is more walkable (28/100 vs 14/100)
  • sits closer to the CBD (18.6 km vs 26.9 km)
  • has a shorter drive in (25 min vs 30 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Piccadilly

ahead on 2 of the 4 things we measure here

  • is more walkable (28/100 vs 14/100)
  • carries lower crime risk (13/100 vs 26/100)
  • But Carey Gully has more residents already 65 and over (27% vs 17%)

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

Investors

Piccadilly

ahead on the one thing that separates them

  • is growing faster (9.8% vs 3.4%)

Weighs population growth.

Where they sit

Carey Gully and Piccadilly 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 Piccadilly
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 Piccadilly
Walkability 14 / 28
Carey Gully — Walkability: 14/100 Piccadilly — Walkability: 28/100
Safety 74 / 87
Carey Gully — Safety: 74/100 Piccadilly — Safety: 87/100
Low fire risk 55 / 21
Carey Gully — Low fire risk: 55/100 Piccadilly — Low fire risk: 21/100

Demographics

Piccadilly has higher household incomes ($124,072 vs $88,348); Carey Gully skews older (53 vs 41).

Carey Gully Piccadilly
Population 428
+5% vs other
 405
Population trend (2016 → 2021) +3.4% +9.8%
Median age 53 41
Median household income $88,348/yr $124,072/yr
+40% vs other
Median weekly rent $300/wk
+7% vs other
 $280/wk

Age profile

Share of residents in each band, 2021 Census.

Carey Gully Piccadilly
0-4 4.2% / 4.0%
Carey Gully — 0-4: 4.2% Piccadilly — 0-4: 4.0%
5-14 8.6% / 13.1%
Carey Gully — 5-14: 8.6% Piccadilly — 5-14: 13.1%
15-19 6.1% / 9.9%
Carey Gully — 15-19: 6.1% Piccadilly — 15-19: 9.9%
20-24 6.1% / 6.9%
Carey Gully — 20-24: 6.1% Piccadilly — 20-24: 6.9%
25-34 4.9% / 9.6%
Carey Gully — 25-34: 4.9% Piccadilly — 25-34: 9.6%
35-44 11.0% / 13.3%
Carey Gully — 35-44: 11.0% Piccadilly — 35-44: 13.3%
45-54 12.4% / 14.8%
Carey Gully — 45-54: 12.4% Piccadilly — 45-54: 14.8%
55-64 20.6% / 13.3%
Carey Gully — 55-64: 20.6% Piccadilly — 55-64: 13.3%
65-74 17.3% / 12.1%
Carey Gully — 65-74: 17.3% Piccadilly — 65-74: 12.1%
75-84 7.9% / 4.0%
Carey Gully — 75-84: 7.9% Piccadilly — 75-84: 4.0%
85+ 2.1% / 1.2%
Carey Gully — 85+: 2.1% Piccadilly — 85+: 1.2%

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%
Piccadilly 66.7% couple families
Piccadilly — Couple Families: 66.7% Piccadilly — Lone Person: 20.4% Piccadilly — One Parent Families: 12.9% Piccadilly — Group Household: 0.0%
Couple Families Lone Person One Parent Families Group Household

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%
Piccadilly 12.3% renting
Piccadilly — Owned Outright: 43.1% Piccadilly — Mortgage: 44.6% Piccadilly — Renting: 12.3%
Owned outright Mortgage Renting

Qualifications

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

Carey Gully Piccadilly
Bachelor Degree 19.9% / 19.5%
Carey Gully — Bachelor Degree: 19.9% Piccadilly — Bachelor Degree: 19.5%
Certificate III & IV 10.7% / 12.1%
Carey Gully — Certificate III & IV: 10.7% Piccadilly — Certificate III & IV: 12.1%
Postgraduate Degree 7.5% / 7.9%
Carey Gully — Postgraduate Degree: 7.5% Piccadilly — Postgraduate Degree: 7.9%
Advanced Diploma / Diploma 8.4% / 6.9%
Carey Gully — Advanced Diploma / Diploma: 8.4% Piccadilly — Advanced Diploma / Diploma: 6.9%
Graduate Diploma / Certificate 3.7% / 3.5%
Carey Gully — Graduate Diploma / Certificate: 3.7% Piccadilly — Graduate Diploma / Certificate: 3.5%

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 Piccadilly
England 6.3% / 6.7%
Carey Gully — England: 6.3% Piccadilly — England: 6.7%
Germany 2.1% / 2.7%
Carey Gully — Germany: 2.1% Piccadilly — Germany: 2.7%
China 1.2% / 0.7%
Carey Gully — China: 1.2% Piccadilly — China: 0.7%
Greece 1.4% / —
Carey Gully — Greece: 1.4% Piccadilly — Greece: not among its largest
New Zealand — / 1.2%
Carey Gully — New Zealand: not among its largest Piccadilly — New Zealand: 1.2%
Italy — / 1.2%
Carey Gully — Italy: not among its largest Piccadilly — Italy: 1.2%
Canada — / 1.0%
Carey Gully — Canada: not among its largest Piccadilly — Canada: 1.0%
South Africa 0.9% / —
Carey Gully — South Africa: 0.9% Piccadilly — South Africa: not among its largest

Bars are drawn against the largest share shown (6.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Carey Gully 100.0% houses
Carey Gully — Houses: 100.0%
Piccadilly 100.0% houses
Piccadilly — Houses: 100.0%
Houses

Property market

Carey Gully Piccadilly
Median house price $1,175,000 $1,442,500
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Carey Gully Piccadilly
Rural and farming 99% 100%
Environmental 1% 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

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

Ranking within SA

Carey Gully Piccadilly
House price Higher than 42% of SA Higher than 25% of SA
Income Higher than 67% of SA Higher than 94% of SA
Schools —
same for both
Walkability Higher than 69% of SA Higher than 75% of SA
Affordability Higher than 69% of SA Higher than 96% of SA
EV adoption Higher than 93% of SA Higher than 94% of SA
NBN connectivity Higher than 49% of SA Higher than 76% of SA

Liveability

Piccadilly is more walkable (28 vs 14).

Carey Gully Piccadilly
Grade —
same for both
Score —
same for both
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Carey Gully carries more crime risk (26 vs 13); Piccadilly carries more bushfire risk (79 vs 45).

Carey Gully Piccadilly
Bushfire Moderate
45/100
 High
79/100
Crime Low
26/100
 Low
13/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Carey Gully Piccadilly
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
Universities within 10 km None 1
Adelaide University, Magill Campus, 9.4 km

Amenities in the suburb

Carey Gully Piccadilly
Cafes & restaurants 0 1
Parks & reserves 6 3
GPs 0 1
Waterways 0 1

Mobility

Carey Gully sits further from the CBD (26.9 km vs 18.6 km).

Carey Gully Piccadilly
Walkability score 14/100 28/100
Distance to Adelaide 26.9 km
+31% vs other
 18.6 km
Drive time (normal traffic) 30 min 25 min
Public transport score 40/100
Bus
 30/100
Bus
Peak arrivals per hour 16.5
7-9am + 5-7pm
 8.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.9%
postcode 5144
 2.0%
postcode 5151
Rooftop solar per 100 dwellings 74
postcode 5144
 67
postcode 5151

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 Piccadilly
Car (driver) 68.2% / 71.6%
Carey Gully — Car (driver): 68.2% Piccadilly — Car (driver): 71.6%
Worked from Home 16.2% / 16.0%
Carey Gully — Worked from Home: 16.2% Piccadilly — Worked from Home: 16.0%
Car (passenger) 6.7% / 6.2%
Carey Gully — Car (passenger): 6.7% Piccadilly — Car (passenger): 6.2%
Bus 5.0% / 3.1%
Carey Gully — Bus: 5.0% Piccadilly — Bus: 3.1%
Walked Only 3.9% / 3.1%
Carey Gully — Walked Only: 3.9% Piccadilly — Walked Only: 3.1%

Bars are drawn against the largest share shown (71.6%).

Setting

Carey Gully Piccadilly
Elevation 536 m
above sea level, at the suburb centre
 466 m
above sea level, at the suburb centre
Distance to the ocean 23.5 km 20.2 km

NBN connectivity

Carey Gully Piccadilly
Connectivity score 29/100 57/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
175 premises
 33%
152 premises

Climate

Carey Gully Piccadilly
Annual rainfall 921 mm 969 mm
Summer max (Jan) — 23.8°C
Winter min (Jul) — 5.4°C

Air quality (annual mean)

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

Federal electorate

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

First Home Owner Grant

Carey Gully Piccadilly
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

Piccadilly

Acreage Middle-Ring Professionals Quiet River

More comparisons

Other comparisons with Carey Gully

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

Other comparisons with Piccadilly

Piccadilly vs Stirling Piccadilly vs Crafers Piccadilly vs Summertown Piccadilly vs Uraidla Piccadilly vs Mount George
Full data on Carey Gully Full data on Piccadilly
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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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