Eastwood vs Dulwich

Dulwich is the younger of the two, with a median age of 43 against 48 in Eastwood. In both, most households own their home. In Eastwood, most households are people living alone. In Dulwich, most homes are detached houses. Houses cost more in Dulwich: a median of $1.97 million, against $1.35 million in Eastwood, though rent is higher in Eastwood. On these figures, Eastwood tends to suit people living alone and buyers on a tighter budget, while Dulwich suits families with children.

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

Dulwich

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (44/100 vs 83/100)
  • has more separate houses rather than flats (70% vs 39%)
  • is already more of a family suburb (54% vs 31%)

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

First-home buyers

Eastwood

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,355,000 vs $1,970,250)
  • leaves households under less mortgage stress (21% vs 29%)
  • But Dulwich has cheaper units ($657,500 vs $835,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Dulwich

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 21%)
  • has cheaper rent ($320/wk vs $400/wk)

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

Eastwood

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (61% vs 30%)
  • has more residents already 65 and over (26% vs 20%)
  • But Dulwich carries lower crime risk (44/100 vs 83/100)

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

Investors

Dulwich

ahead on the one thing that separates them

  • is growing faster (-1.1% vs -6.8%)

Weighs population growth.

Where they sit

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

Eastwood Dulwich
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.

Eastwood Dulwich
Walkability 84 / 85
Eastwood — Walkability: 84/100 Dulwich — Walkability: 85/100
Safety 17 / 56
Eastwood — Safety: 17/100 Dulwich — Safety: 56/100
Low fire risk 100 / 100
Eastwood — Low fire risk: 100/100 Dulwich — Low fire risk: 100/100

Demographics

Dulwich has more residents (1,659 vs 712); Eastwood rents higher ($400/wk vs $320/wk).

Eastwood Dulwich
Population 712 1,659
+133% vs other
Population trend (2016 → 2021) -6.8% -1.1%
Median age 48 43
Median household income $98,384/yr $109,252/yr
+11% vs other
Median weekly rent $400/wk
+20% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Eastwood Dulwich
0-4 3.4% / 4.2%
Eastwood — 0-4: 3.4% Dulwich — 0-4: 4.2%
5-14 7.4% / 14.6%
Eastwood — 5-14: 7.4% Dulwich — 5-14: 14.6%
15-19 3.8% / 6.4%
Eastwood — 15-19: 3.8% Dulwich — 15-19: 6.4%
20-24 3.2% / 5.4%
Eastwood — 20-24: 3.2% Dulwich — 20-24: 5.4%
25-34 17.0% / 9.9%
Eastwood — 25-34: 17.0% Dulwich — 25-34: 9.9%
35-44 11.1% / 12.1%
Eastwood — 35-44: 11.1% Dulwich — 35-44: 12.1%
45-54 12.6% / 14.9%
Eastwood — 45-54: 12.6% Dulwich — 45-54: 14.9%
55-64 13.9% / 13.3%
Eastwood — 55-64: 13.9% Dulwich — 55-64: 13.3%
65-74 17.6% / 13.3%
Eastwood — 65-74: 17.6% Dulwich — 65-74: 13.3%
75-84 7.4% / 5.1%
Eastwood — 75-84: 7.4% Dulwich — 75-84: 5.1%
85+ 1.1% / 1.4%
Eastwood — 85+: 1.1% Dulwich — 85+: 1.4%

Bars are drawn against the largest share shown (17.6%).

Who lives together

Household composition, 2021 Census.

Eastwood 62.9% lone person
Eastwood — Lone Person: 62.9% Eastwood — Couple Families: 20.8% Eastwood — One Parent Families: 10.0% Eastwood — Group Household: 6.2% Eastwood — Other Families: 0.0%
Dulwich 39.8% lone person
Dulwich — Lone Person: 39.8% Dulwich — Couple Families: 44.0% Dulwich — One Parent Families: 10.5% Dulwich — Group Household: 4.7% Dulwich — Other Families: 1.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Eastwood 35.6% renting
Eastwood — Owned Outright: 43.1% Eastwood — Mortgage: 21.4% Eastwood — Renting: 35.6%
Dulwich 31.0% renting
Dulwich — Owned Outright: 40.5% Dulwich — Mortgage: 28.5% Dulwich — Renting: 31.0%
Owned outright Mortgage Renting

Qualifications

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

Eastwood Dulwich
Bachelor Degree 29.9% / 27.2%
Eastwood — Bachelor Degree: 29.9% Dulwich — Bachelor Degree: 27.2%
Postgraduate Degree 9.6% / 11.5%
Eastwood — Postgraduate Degree: 9.6% Dulwich — Postgraduate Degree: 11.5%
Advanced Diploma / Diploma 8.7% / 7.1%
Eastwood — Advanced Diploma / Diploma: 8.7% Dulwich — Advanced Diploma / Diploma: 7.1%
Certificate III & IV 10.0% / 5.2%
Eastwood — Certificate III & IV: 10.0% Dulwich — Certificate III & IV: 5.2%
Graduate Diploma / Certificate 4.4% / 5.4%
Eastwood — Graduate Diploma / Certificate: 4.4% Dulwich — Graduate Diploma / Certificate: 5.4%

Bars are drawn against the largest share shown (29.9%).

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.

Eastwood Dulwich
England 5.8% / 4.4%
Eastwood — England: 5.8% Dulwich — England: 4.4%
China 2.0% / 1.5%
Eastwood — China: 2.0% Dulwich — China: 1.5%
India 1.4% / 1.3%
Eastwood — India: 1.4% Dulwich — India: 1.3%
New Zealand 1.0% / 0.7%
Eastwood — New Zealand: 1.0% Dulwich — New Zealand: 0.7%
Canada 1.1% / —
Eastwood — Canada: 1.1% Dulwich — Canada: not among its largest
Iran — / 1.0%
Eastwood — Iran: not among its largest Dulwich — Iran: 1.0%
Malaysia — / 0.8%
Eastwood — Malaysia: not among its largest Dulwich — Malaysia: 0.8%

Bars are drawn against the largest share shown (5.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eastwood 39.1% houses
Eastwood — Houses: 39.1% Eastwood — Townhouses: 18.0% Eastwood — Flats / Apartments: 42.9%
Dulwich 70.3% houses
Dulwich — Houses: 70.3% Dulwich — Townhouses: 28.5% Dulwich — Flats / Apartments: 1.2%
Houses Townhouses Flats / Apartments

Property market

Eastwood Dulwich
Median house price $1,355,000 $1,970,250
Median unit price $835,000 $657,500
Median land price —
same for both
Typical days to sell (houses) 16 days
from 5 sales
 18 days
from 16 sales

Zoning mix

Eastwood has more commercially zoned land (27% vs 11%).

Eastwood Dulwich
Residential 73% 89%
Commercial 27% 11%
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

Eastwood Dulwich
New dwellings approved 250
across Burnside
same for both
Approvals change year on year +32%
same for both

Ranking within SA

Eastwood Dulwich
House price Higher than 70% of SA Higher than 91% of SA
Income Higher than 77% of SA Higher than 86% of SA
Schools —
same for both
Walkability Higher than 95% of SA
same for both
Affordability Higher than 39% of SA Higher than 15% of SA
EV adoption Higher than 95% of SA Higher than 96% of SA
NBN connectivity Higher than 81% of SA Higher than 86% of SA

Liveability

Dulwich scores higher overall (92 vs 77).

Eastwood Dulwich
Grade A A+
Score 77/100 92/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Eastwood carries more crime risk (83 vs 44).

Eastwood Dulwich
Bushfire None
0/100
same for both
Crime High
83/100
 Moderate
44/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 6
within 5 km

Schools

Eastwood Dulwich
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 3
Adelaide University, Adelaide City Campus, 2.4 km
 3
Adelaide University, Adelaide City Campus, 2.7 km
Full-time students aged 15–24 2.2% 3.4%

Amenities in the suburb

Eastwood Dulwich
Supermarkets 0 1
Cafes & restaurants 2 7
Parks & reserves 2 1
Childcare 2 0
GPs 1 2
Pharmacies 0 1
Waterways 0 1

Mobility

Eastwood Dulwich
Walkability score 84/100 85/100
Distance to Adelaide 3.8 km 4.1 km
+8% vs other
Drive time (normal traffic) 10 min 9 min
Public transport score 78/100
Bus
 74/100
Bus
Peak arrivals per hour 34.2
7-9am + 5-7pm
 26.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 5063
 2.4%
postcode 5065
Rooftop solar per 100 dwellings 44
postcode 5063
 49
postcode 5065

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.

Eastwood Dulwich
Car (driver) 55.1% / 58.6%
Eastwood — Car (driver): 55.1% Dulwich — Car (driver): 58.6%
Worked from Home 18.6% / 20.7%
Eastwood — Worked from Home: 18.6% Dulwich — Worked from Home: 20.7%
Walked Only 8.2% / 6.5%
Eastwood — Walked Only: 8.2% Dulwich — Walked Only: 6.5%
Bicycle 5.1% / 5.9%
Eastwood — Bicycle: 5.1% Dulwich — Bicycle: 5.9%
Car (passenger) 6.2% / 4.6%
Eastwood — Car (passenger): 6.2% Dulwich — Car (passenger): 4.6%
Bus 6.8% / 3.6%
Eastwood — Bus: 6.8% Dulwich — Bus: 3.6%

Bars are drawn against the largest share shown (58.6%).

Setting

Eastwood Dulwich
Elevation 57 m
above sea level, at the suburb centre
 66 m
above sea level, at the suburb centre
Distance to the ocean 10.6 km 11.4 km

NBN connectivity

Eastwood Dulwich
Connectivity score 68/100 75/100
Most common technology Fibre to the node Hybrid fibre-coaxial
Full-fibre (FTTP) share 24%
710 premises
 0%
899 premises

Climate

Eastwood Dulwich
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)

Eastwood Dulwich
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

Eastwood Dulwich
Average residential rate $2,410/yr
same for both
Council Burnside
same for both

Federal electorate

Eastwood Dulwich
Division Adelaide Sturt
Member Steve Georganas Claire Clutterham
Party Australian Labor Party
same for both

First Home Owner Grant

Eastwood Dulwich
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Eastwood

Apartments Inner Parks Professionals Retirees River

Dulwich

Inner Parks Premium Professionals River Townhouses

More comparisons

Other comparisons with Eastwood

Eastwood vs Adelaide Eastwood vs Parkside Eastwood vs Fullarton Eastwood vs Glenside Eastwood vs Frewville

Other comparisons with Dulwich

Dulwich vs Adelaide Dulwich vs Glenside Dulwich vs Toorak Gardens Dulwich vs Rose Park
Full data on Eastwood Full data on Dulwich
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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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