Coromandel Valley vs Flagstaff Hill

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 Coromandel Valley: a median of $1.15 million, against $1.04 million in Flagstaff Hill, and rent is higher there too.

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

Flagstaff Hill

ahead on the one thing that separates them

  • has more parks and reserves (8 vs 2)

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

First-home buyers

Flagstaff Hill

ahead on 2 of the 3 things we measure here

  • has cheaper land ($585,000 vs $865,000)
  • has cheaper houses ($1,035,500 vs $1,150,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Flagstaff Hill

ahead on the one thing that separates them

  • has cheaper rent ($385/wk vs $420/wk)

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

Commuting to the city

Flagstaff Hill

ahead on the one thing that separates them

  • is more walkable (62/100 vs 51/100)

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

Downsizers and retirees

Flagstaff Hill

ahead on the one thing that separates them

  • is more walkable (62/100 vs 51/100)

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

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

Coromandel Valley Flagstaff Hill
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.

Coromandel Valley Flagstaff Hill
Walkability 51 / 62
Coromandel Valley — Walkability: 51/100 Flagstaff Hill — Walkability: 62/100
Safety 87 / 82
Coromandel Valley — Safety: 87/100 Flagstaff Hill — Safety: 82/100
Low fire risk 83 / 78
Coromandel Valley — Low fire risk: 83/100 Flagstaff Hill — Low fire risk: 78/100
Low flood risk 52 / 64
Coromandel Valley — Low flood risk: 52/100 Flagstaff Hill — Low flood risk: 64/100

Demographics

Flagstaff Hill has more residents (10,184 vs 4,380); Flagstaff Hill skews older (43 vs 41).

Coromandel Valley Flagstaff Hill
Population 4,380 10,184
+133% vs other
Population trend (2016 → 2021) +4.3% +2.4%
Median age 41 43
Median household income $116,532/yr
+7% vs other
 $108,160/yr
Median weekly rent $420/wk
+8% vs other
 $385/wk

Age profile

Share of residents in each band, 2021 Census.

Coromandel Valley Flagstaff Hill
0-4 5.6% / 5.0%
Coromandel Valley — 0-4: 5.6% Flagstaff Hill — 0-4: 5.0%
5-14 15.2% / 12.4%
Coromandel Valley — 5-14: 15.2% Flagstaff Hill — 5-14: 12.4%
15-19 6.8% / 6.3%
Coromandel Valley — 15-19: 6.8% Flagstaff Hill — 15-19: 6.3%
20-24 5.0% / 5.8%
Coromandel Valley — 20-24: 5.0% Flagstaff Hill — 20-24: 5.8%
25-34 9.2% / 9.7%
Coromandel Valley — 25-34: 9.2% Flagstaff Hill — 25-34: 9.7%
35-44 14.2% / 13.0%
Coromandel Valley — 35-44: 14.2% Flagstaff Hill — 35-44: 13.0%
45-54 15.0% / 14.2%
Coromandel Valley — 45-54: 15.0% Flagstaff Hill — 45-54: 14.2%
55-64 12.6% / 13.8%
Coromandel Valley — 55-64: 12.6% Flagstaff Hill — 55-64: 13.8%
65-74 10.5% / 12.5%
Coromandel Valley — 65-74: 10.5% Flagstaff Hill — 65-74: 12.5%
75-84 5.1% / 5.8%
Coromandel Valley — 75-84: 5.1% Flagstaff Hill — 75-84: 5.8%
85+ 0.7% / 1.5%
Coromandel Valley — 85+: 0.7% Flagstaff Hill — 85+: 1.5%

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

Who lives together

Household composition, 2021 Census.

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%
Flagstaff Hill 60.4% couple families
Flagstaff Hill — Couple Families: 60.4% Flagstaff Hill — Lone Person: 23.4% Flagstaff Hill — One Parent Families: 12.9% Flagstaff Hill — Group Household: 2.2% Flagstaff Hill — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Coromandel Valley 7.6% renting
Coromandel Valley — Owned Outright: 34.6% Coromandel Valley — Mortgage: 57.9% Coromandel Valley — Renting: 7.6%
Flagstaff Hill 10.5% renting
Flagstaff Hill — Owned Outright: 39.0% Flagstaff Hill — Mortgage: 50.5% Flagstaff Hill — Renting: 10.5%
Owned outright Mortgage Renting

Qualifications

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

Coromandel Valley Flagstaff Hill
Bachelor Degree 18.3% / 15.9%
Coromandel Valley — Bachelor Degree: 18.3% Flagstaff Hill — Bachelor Degree: 15.9%
Certificate III & IV 13.7% / 15.3%
Coromandel Valley — Certificate III & IV: 13.7% Flagstaff Hill — Certificate III & IV: 15.3%
Advanced Diploma / Diploma 9.0% / 9.6%
Coromandel Valley — Advanced Diploma / Diploma: 9.0% Flagstaff Hill — Advanced Diploma / Diploma: 9.6%
Postgraduate Degree 6.3% / 5.1%
Coromandel Valley — Postgraduate Degree: 6.3% Flagstaff Hill — Postgraduate Degree: 5.1%
Graduate Diploma / Certificate 3.5% / 2.7%
Coromandel Valley — Graduate Diploma / Certificate: 3.5% Flagstaff Hill — Graduate Diploma / Certificate: 2.7%

Bars are drawn against the largest share shown (18.3%).

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.

Coromandel Valley Flagstaff Hill
England 9.5% / 9.8%
Coromandel Valley — England: 9.5% Flagstaff Hill — England: 9.8%
China 0.3% / 1.8%
Coromandel Valley — China: 0.3% Flagstaff Hill — China: 1.8%
South Africa 0.5% / 1.5%
Coromandel Valley — South Africa: 0.5% Flagstaff Hill — South Africa: 1.5%
New Zealand 0.8% / 1.0%
Coromandel Valley — New Zealand: 0.8% Flagstaff Hill — New Zealand: 1.0%
Scotland 0.8% / 1.0%
Coromandel Valley — Scotland: 0.8% Flagstaff Hill — Scotland: 1.0%
Germany 0.8% / 0.6%
Coromandel Valley — Germany: 0.8% Flagstaff Hill — Germany: 0.6%
India — / 1.4%
Coromandel Valley — India: not among its largest Flagstaff Hill — India: 1.4%

Bars are drawn against the largest share shown (9.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Coromandel Valley 98.8% houses
Coromandel Valley — Houses: 98.8% Coromandel Valley — Townhouses: 1.1% Coromandel Valley — Flats / Apartments: 0.1%
Flagstaff Hill 96.5% houses
Flagstaff Hill — Houses: 96.5% Flagstaff Hill — Townhouses: 1.6% Flagstaff Hill — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Coromandel Valley Flagstaff Hill
Median house price $1,150,000 $1,035,500
Median unit price —
same for both
Median land price $865,000 $585,000
Typical days to sell (houses) 20 days
from 34 sales
 15 days
from 91 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.

Coromandel Valley Flagstaff Hill
3 bed $975K / $938K
Coromandel Valley — 3 bed: $975K (37 sales) Flagstaff Hill — 3 bed: $938K (88 sales)

37 vs 88 sales

4 bed $1.19M / $1.11M
Coromandel Valley — 4 bed: $1.19M (41 sales) Flagstaff Hill — 4 bed: $1.11M (75 sales)

41 vs 75 sales

5 bed $1.3M / $1.3M
Coromandel Valley — 5 bed: $1.3M (13 sales) Flagstaff Hill — 5 bed: $1.3M (16 sales)

13 vs 16 sales

Zoning mix

Coromandel Valley Flagstaff Hill
Residential 77% 68%
Environmental 19% 29%
Parks and recreation 3% 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

Coromandel Valley Flagstaff Hill
New dwellings approved 1,367
across Onkaparinga
same for both
Approvals change year on year +58%
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.

Coromandel Valley Flagstaff Hill
Houses 3.4%
$800/wk on $1.21M
 3.1%
$660/wk on $1.11M
Units —
same for both

Ranking within SA

Coromandel Valley Flagstaff Hill
House price Higher than 60% of SA Higher than 48% of SA
Income Higher than 89% of SA Higher than 85% of SA
Schools —
same for both
Walkability Higher than 81% of SA Higher than 84% of SA
Affordability Higher than 80% of SA Higher than 85% of SA
EV adoption Higher than 94% of SA Higher than 77% of SA
NBN connectivity Higher than 81% of SA Higher than 82% of SA
Rental yield (houses) Higher than 29% of SA Higher than 17% of SA

Liveability

Flagstaff Hill is more walkable (62 vs 51).

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

Risk profile

Coromandel Valley carries more flood risk (48 vs 36).

Coromandel Valley Flagstaff Hill
Bushfire Low
17/100
 Low
22/100
Crime Low
13/100
 Low
18/100
Flood Moderate
48/100
 Low
36/100
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

Coromandel Valley Flagstaff Hill
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 1
Universities within 10 km 2
Bedford Park, 5.5 km
 2
Bedford Park, 3.1 km
Full-time students aged 15–24 2.9% 2.7%

Schools in Coromandel Valley

  • Coromandel Valley Primary School Government · Primary at peers

Schools in Flagstaff Hill

  • Craigburn Primary School Government · Primary at peers
  • Flagstaff Hill Primary School Government · Primary below peers

Amenities in the suburb

Coromandel Valley Flagstaff Hill
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 2 8
Childcare 3 5
GPs 1
same for both
Pharmacies 1 0
Banks & Bank@Post 0 1
Waterways 5 2

Mobility

Coromandel Valley Flagstaff Hill
Walkability score 51/100 62/100
Distance to Adelaide 16.8 km 17.6 km
+5% vs other
Drive time (normal traffic) 28 min 24 min
Public transport score 74/100
Bus
 79/100
Bus
Peak arrivals per hour 46.2
7-9am + 5-7pm
 155.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.9%
postcode 5051
 1.0%
postcode 5159
Rooftop solar per 100 dwellings 73
postcode 5051
 70
postcode 5159

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.

Coromandel Valley Flagstaff Hill
Car (driver) 74.1% / 77.5%
Coromandel Valley — Car (driver): 74.1% Flagstaff Hill — Car (driver): 77.5%
Worked from Home 15.1% / 12.9%
Coromandel Valley — Worked from Home: 15.1% Flagstaff Hill — Worked from Home: 12.9%
Car (passenger) 4.0% / 3.9%
Coromandel Valley — Car (passenger): 4.0% Flagstaff Hill — Car (passenger): 3.9%
Train 4.2% / 1.7%
Coromandel Valley — Train: 4.2% Flagstaff Hill — Train: 1.7%
Bus 1.0% / 3.0%
Coromandel Valley — Bus: 1.0% Flagstaff Hill — Bus: 3.0%
Walked Only 1.2% / 0.4%
Coromandel Valley — Walked Only: 1.2% Flagstaff Hill — Walked Only: 0.4%

Bars are drawn against the largest share shown (77.5%).

Setting

Coromandel Valley Flagstaff Hill
Elevation 193 m
above sea level, at the suburb centre
 194 m
above sea level, at the suburb centre
Distance to the ocean 9.8 km 6.5 km

NBN connectivity

Coromandel Valley Flagstaff Hill
Connectivity score 69/100 70/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 44%
1,636 premises
 46%
3,940 premises

Climate

Coromandel Valley Flagstaff Hill
Annual rainfall 969 mm 394 mm
Summer max (Jan) 23.8°C 28.1°C
Winter min (Jul) 5.4°C 7.8°C

Air quality (annual mean)

Coromandel Valley Flagstaff Hill
PM2.5 6.0 µg/m³ —
PM10 17.8 µg/m³ 19.5 µg/m³
NO₂ 1.12 pphm 0.34 pphm

Council rates

Coromandel Valley Flagstaff Hill
Average residential rate $2,008/yr
same for both
Council Onkaparinga
same for both

Federal electorate

Coromandel Valley Flagstaff Hill
Division Mayo Kingston
Member Rebekha Sharkie Amanda Rishworth
Party Centre Alliance Australian Labor Party

First Home Owner Grant

Coromandel Valley Flagstaff Hill
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Coromandel Valley

Large Blocks Middle-Ring Professionals Quiet River

Flagstaff Hill

Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with Coromandel Valley

Coromandel Valley vs Blackwood Coromandel Valley vs Hawthorndene Coromandel Valley vs Craigburn Farm Coromandel Valley vs Chandlers Hill Coromandel Valley vs Coromandel East

Other comparisons with Flagstaff Hill

Flagstaff Hill vs Happy Valley Flagstaff Hill vs Aberfoyle Park Flagstaff Hill vs Craigburn Farm Flagstaff Hill vs O'Halloran Hill Flagstaff Hill vs Bellevue Heights Flagstaff Hill vs Bedford Park
Full data on Coromandel Valley Full data on Flagstaff Hill
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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