Clarence Park vs Black Forest

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 $1.27 million in Clarence Park, though rent is higher in Clarence Park. On these figures, Clarence Park 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

  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (32/100 vs 56/100)

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

First-home buyers

Clarence Park

ahead on the one thing that separates them

  • has cheaper houses ($1,274,500 vs $1,500,000)

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

Clarence Park

ahead on the one thing that separates them

  • is more walkable (88/100 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

  • Clarence Park is more walkable (88/100 vs 67/100)
  • Black Forest carries lower crime risk (32/100 vs 56/100)

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

Investors

Clarence Park

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.1% vs 2.1%)

Weighs house yield and population growth.

Where they sit

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

Clarence Park Black Forest
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.

Clarence Park Black Forest
Walkability 88 / 67
Clarence Park — Walkability: 88/100 Black Forest — Walkability: 67/100
Safety 44 / 68
Clarence Park — Safety: 44/100 Black Forest — Safety: 68/100
Low fire risk 100 / 100
Clarence Park — Low fire risk: 100/100 Black Forest — Low fire risk: 100/100
Low flood risk 84 / 67
Clarence Park — Low flood risk: 84/100 Black Forest — Low flood risk: 67/100

Demographics

Clarence Park has more residents (2,658 vs 1,982).

Clarence Park Black Forest
Population 2,658
+25% vs other
 1,982
Population trend (2016 → 2021) +4.6% +2.5%
Median age 39
same for both
Median household income $93,548/yr
+8% vs other
 $86,528/yr
Median weekly rent $310/wk
+6% vs other
 $290/wk

Age profile

Share of residents in each band, 2021 Census.

Clarence Park Black Forest
0-4 5.7% / 4.8%
Clarence Park — 0-4: 5.7% Black Forest — 0-4: 4.8%
5-14 11.0% / 10.1%
Clarence Park — 5-14: 11.0% Black Forest — 5-14: 10.1%
15-19 4.7% / 5.1%
Clarence Park — 15-19: 4.7% Black Forest — 15-19: 5.1%
20-24 8.2% / 6.9%
Clarence Park — 20-24: 8.2% Black Forest — 20-24: 6.9%
25-34 14.0% / 16.9%
Clarence Park — 25-34: 14.0% Black Forest — 25-34: 16.9%
35-44 14.1% / 13.0%
Clarence Park — 35-44: 14.1% Black Forest — 35-44: 13.0%
45-54 13.1% / 12.4%
Clarence Park — 45-54: 13.1% Black Forest — 45-54: 12.4%
55-64 12.0% / 13.3%
Clarence Park — 55-64: 12.0% Black Forest — 55-64: 13.3%
65-74 10.7% / 10.8%
Clarence Park — 65-74: 10.7% Black Forest — 65-74: 10.8%
75-84 5.0% / 5.0%
Clarence Park — 75-84: 5.0% Black Forest — 75-84: 5.0%
85+ 1.6% / 1.5%
Clarence Park — 85+: 1.6% Black Forest — 85+: 1.5%

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

Who lives together

Household composition, 2021 Census.

Clarence Park 42.9% lone person
Clarence Park — Lone Person: 42.9% Clarence Park — Couple Families: 37.9% Clarence Park — One Parent Families: 11.0% Clarence Park — Group Household: 6.3% Clarence Park — Other Families: 1.9%
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%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Clarence Park 31.4% renting
Clarence Park — Owned Outright: 36.0% Clarence Park — Mortgage: 32.6% Clarence Park — Renting: 31.4%
Black Forest 40.1% renting
Black Forest — Owned Outright: 34.4% Black Forest — Mortgage: 25.5% Black Forest — Renting: 40.1%
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.

Clarence Park Black Forest
England 4.1% / 3.6%
Clarence Park — England: 4.1% Black Forest — England: 3.6%
India 2.1% / 3.8%
Clarence Park — India: 2.1% Black Forest — India: 3.8%
Nepal 1.9% / 2.6%
Clarence Park — Nepal: 1.9% Black Forest — Nepal: 2.6%
Greece 1.5% / 1.5%
Clarence Park — Greece: 1.5% Black Forest — Greece: 1.5%
China 1.1% / 1.9%
Clarence Park — China: 1.1% Black Forest — China: 1.9%

Bars are drawn against the largest share shown (4.1%).

Qualifications

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

Clarence Park Black Forest
Bachelor Degree 21.8% / 22.5%
Clarence Park — Bachelor Degree: 21.8% Black Forest — Bachelor Degree: 22.5%
Postgraduate Degree 9.4% / 9.6%
Clarence Park — Postgraduate Degree: 9.4% Black Forest — Postgraduate Degree: 9.6%
Certificate III & IV 9.3% / 9.7%
Clarence Park — Certificate III & IV: 9.3% Black Forest — Certificate III & IV: 9.7%
Advanced Diploma / Diploma 8.2% / 7.3%
Clarence Park — Advanced Diploma / Diploma: 8.2% Black Forest — Advanced Diploma / Diploma: 7.3%
Graduate Diploma / Certificate 4.1% / 4.8%
Clarence Park — Graduate Diploma / Certificate: 4.1% Black Forest — Graduate Diploma / Certificate: 4.8%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Clarence Park 65.5% houses
Clarence Park — Houses: 65.5% Clarence Park — Flats / Apartments: 30.0% Clarence Park — Townhouses: 4.5%
Black Forest 58.7% houses
Black Forest — Houses: 58.7% Black Forest — Flats / Apartments: 32.9% Black Forest — Townhouses: 8.4%
Houses Flats / Apartments Townhouses

Property market

Clarence Park Black Forest
Median house price $1,274,500 $1,500,000
Median unit price $600,000 $625,000
Median land price $720,000 —
Typical days to sell (houses) 16 days
from 16 sales
 16 days
from 11 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.

Clarence Park Black Forest
3 bed $1.2M / $1.65M
Clarence Park — 3 bed: $1.2M (31 sales) Black Forest — 3 bed: $1.65M (14 sales)

31 vs 14 sales

4 bed $1.6M / $1.68M
Clarence Park — 4 bed: $1.6M (16 sales) Black Forest — 4 bed: $1.68M (7 sales)

16 vs 7 sales

Zoning mix

Clarence Park Black Forest
Residential 100% 90%
Industrial 0% 5%
Commercial 0% 5%
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

Clarence Park Black Forest
New dwellings approved 273
across Unley
same for both
Approvals change year on year -67%
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.

Clarence Park Black Forest
Houses 3.1%
$660/wk on $1.11M
 2.1%
$650/wk on $1.63M
Units 4.8%
$550/wk on $600K
 —

Ranking within SA

Clarence Park Black Forest
House price Higher than 79% of SA Higher than 74% of SA
Income Higher than 72% of SA Higher than 64% of SA
Schools —
same for both
Walkability Higher than 97% of SA Higher than 87% of SA
Affordability Higher than 24% of SA Higher than 21% of SA
EV adoption Higher than 90% of SA Higher than 98% of SA
NBN connectivity Higher than 85% of SA Higher than 88% of SA
Rental yield (houses) Higher than 17% of SA Higher than 1% of SA
Rental yield (units) Higher than 63% of SA —

Liveability

Clarence Park is more walkable (88 vs 67); Clarence Park scores higher overall (87 vs 77).

Clarence Park Black Forest
Grade A+ A
Score 87/100 77/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Black Forest carries more flood risk (33 vs 16); Clarence Park carries more crime risk (56 vs 32).

Clarence Park Black Forest
Bushfire None
0/100
same for both
Crime Moderate
56/100
 Low
32/100
Flood Low
16/100
 Low
33/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 5
within 5 km

Schools

Clarence Park Black Forest
Inside the suburb 0 1
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Tonsley, 4.0 km
 3
Adelaide University, Adelaide City Campus, 4.2 km
Full-time students aged 15–24 4.3% 3.6%

Schools in Clarence Park

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Black Forest

  • Black Forest Primary School Government · Primary above peers

Amenities in the suburb

Clarence Park Black Forest
Cafes & restaurants 2 5
Parks & reserves 1 3
Childcare 2
same for both
Banks & Bank@Post 0 1
Fuel stations 1 0

Mobility

Clarence Park Black Forest
Walkability score 88/100 67/100
Distance to Adelaide 5.7 km
same for both
Drive time (normal traffic) 12 min 11 min
Public transport score 79/100
Rail · Bus
 96/100
Rail · Tram · Bus
Peak arrivals per hour 51.5
7-9am + 5-7pm
 44.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.7%
postcode 5034
 2.7%
postcode 5035
Rooftop solar per 100 dwellings 51
postcode 5034
 40
postcode 5035

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.

Clarence Park Black Forest
Car (driver) 62.9% / 62.7%
Clarence Park — Car (driver): 62.9% Black Forest — Car (driver): 62.7%
Worked from Home 15.5% / 14.3%
Clarence Park — Worked from Home: 15.5% Black Forest — Worked from Home: 14.3%
Car (passenger) 4.9% / 4.8%
Clarence Park — Car (passenger): 4.9% Black Forest — Car (passenger): 4.8%
Train 4.8% / 4.7%
Clarence Park — Train: 4.8% Black Forest — Train: 4.7%
Bus 4.8% / 2.4%
Clarence Park — Bus: 4.8% Black Forest — Bus: 2.4%
Tram / Light Rail 0.7% / 5.3%
Clarence Park — Tram / Light Rail: 0.7% Black Forest — Tram / Light Rail: 5.3%

Bars are drawn against the largest share shown (62.9%).

Setting

Clarence Park Black Forest
Elevation 38 m
above sea level, at the suburb centre
 33 m
above sea level, at the suburb centre
Distance to the ocean 6.6 km 6.1 km

NBN connectivity

Clarence Park Black Forest
Connectivity score 74/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
1,233 premises
 0%
1,000 premises

Climate

Clarence Park Black Forest
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)

Clarence Park Black Forest
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

Clarence Park Black Forest
Average residential rate $2,288/yr
same for both
Council Unley
same for both

Federal electorate

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

First Home Owner Grant

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

Tags

Clarence Park

Inner Parks Professionals Urban

Black Forest

Apartments Easy Commute Inner Parks Premium Professionals Trains Trams Transport Hub

More comparisons

Other comparisons with Clarence Park

Clarence Park vs Edwardstown Clarence Park vs Glandore Clarence Park vs Cumberland Park Clarence Park vs Westbourne Park Clarence Park vs Clarence Gardens Clarence Park vs Millswood

Other comparisons with Black Forest

Black Forest vs Edwardstown Black Forest vs Glandore Black Forest vs Clarence Gardens Black Forest vs Millswood Black Forest vs Forestville Black Forest vs Everard Park
Full data on Clarence Park Full data on Black Forest
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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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