Eden Hills vs Belair

Eden Hills is the younger of the two, with a median age of 43 against 47 in Belair. In both, the large majority of households own their home and the large majority of homes are detached houses. In Eden Hills, about half of households are couple families. In Belair, most households are couple families. Belair is closer to the city centre: 12.7 km, against 14.6 km.

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

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house 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

Eden Hills

ahead on the one thing that separates them

  • is more walkable (63/100 vs 17/100)

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

Downsizers and retirees

Belair

ahead on 2 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • has more residents already 65 and over (26% vs 20%)
  • But Eden Hills is more walkable (63/100 vs 17/100)

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

Investors

Belair

ahead on 2 of the 2 things we measure here

  • is growing faster (7.0% vs 1.3%)
  • returns a higher gross yield on houses (3.9% vs 2.9%)

Weighs house yield and population growth.

Where they sit

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

Eden Hills Belair
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.

Eden Hills Belair
Walkability 63 / 17
Eden Hills — Walkability: 63/100 Belair — Walkability: 17/100
Safety 63 / 68
Eden Hills — Safety: 63/100 Belair — Safety: 68/100
Low fire risk 79 / 53
Eden Hills — Low fire risk: 79/100 Belair — Low fire risk: 53/100
Low flood risk 52 / 73
Eden Hills — Low flood risk: 52/100 Belair — Low flood risk: 73/100

Demographics

Belair has more residents (4,718 vs 3,020); Belair skews older (47 vs 43).

Eden Hills Belair
Population 3,020 4,718
+56% vs other
Population trend (2016 → 2021) +1.3% +7.0%
Median age 43 47
Median household income $107,224/yr $117,780/yr
+10% vs other
Median weekly rent $388/wk
+3% vs other
 $376/wk

Age profile

Share of residents in each band, 2021 Census.

Eden Hills Belair
0-4 4.3% / 4.6%
Eden Hills — 0-4: 4.3% Belair — 0-4: 4.6%
5-14 13.4% / 11.6%
Eden Hills — 5-14: 13.4% Belair — 5-14: 11.6%
15-19 5.6% / 6.5%
Eden Hills — 15-19: 5.6% Belair — 15-19: 6.5%
20-24 6.7% / 5.5%
Eden Hills — 20-24: 6.7% Belair — 20-24: 5.5%
25-34 10.3% / 6.7%
Eden Hills — 25-34: 10.3% Belair — 25-34: 6.7%
35-44 11.0% / 12.3%
Eden Hills — 35-44: 11.0% Belair — 35-44: 12.3%
45-54 16.0% / 14.5%
Eden Hills — 45-54: 16.0% Belair — 45-54: 14.5%
55-64 12.9% / 12.7%
Eden Hills — 55-64: 12.9% Belair — 55-64: 12.7%
65-74 11.3% / 12.7%
Eden Hills — 65-74: 11.3% Belair — 65-74: 12.7%
75-84 6.0% / 8.8%
Eden Hills — 75-84: 6.0% Belair — 75-84: 8.8%
85+ 2.3% / 4.1%
Eden Hills — 85+: 2.3% Belair — 85+: 4.1%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Eden Hills 51.7% couple families
Eden Hills — Couple Families: 51.7% Eden Hills — Lone Person: 27.4% Eden Hills — One Parent Families: 16.4% Eden Hills — Group Household: 4.0% Eden Hills — Other Families: 0.6%
Belair 57.6% couple families
Belair — Couple Families: 57.6% Belair — Lone Person: 28.7% Belair — One Parent Families: 10.2% Belair — Group Household: 2.6% Belair — 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.

Eden Hills 11.9% renting
Eden Hills — Owned Outright: 41.9% Eden Hills — Mortgage: 46.2% Eden Hills — Renting: 11.9%
Belair 8.6% renting
Belair — Owned Outright: 44.3% Belair — Mortgage: 47.0% Belair — Renting: 8.6%
Owned outright Mortgage Renting

Qualifications

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

Eden Hills Belair
Bachelor Degree 20.6% / 23.1%
Eden Hills — Bachelor Degree: 20.6% Belair — Bachelor Degree: 23.1%
Certificate III & IV 12.9% / 8.8%
Eden Hills — Certificate III & IV: 12.9% Belair — Certificate III & IV: 8.8%
Postgraduate Degree 9.3% / 10.1%
Eden Hills — Postgraduate Degree: 9.3% Belair — Postgraduate Degree: 10.1%
Advanced Diploma / Diploma 8.3% / 7.7%
Eden Hills — Advanced Diploma / Diploma: 8.3% Belair — Advanced Diploma / Diploma: 7.7%
Graduate Diploma / Certificate 4.0% / 4.4%
Eden Hills — Graduate Diploma / Certificate: 4.0% Belair — Graduate Diploma / Certificate: 4.4%

Bars are drawn against the largest share shown (23.1%).

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.

Eden Hills Belair
England 8.2% / 8.6%
Eden Hills — England: 8.2% Belair — England: 8.6%
New Zealand 1.3% / 0.9%
Eden Hills — New Zealand: 1.3% Belair — New Zealand: 0.9%
China 1.0% / 1.1%
Eden Hills — China: 1.0% Belair — China: 1.1%
Germany 1.0% / 0.8%
Eden Hills — Germany: 1.0% Belair — Germany: 0.8%
South Africa 0.7% / 1.0%
Eden Hills — South Africa: 0.7% Belair — South Africa: 1.0%
India 1.0% / 0.6%
Eden Hills — India: 1.0% Belair — India: 0.6%
Scotland 0.6% / 1.0%
Eden Hills — Scotland: 0.6% Belair — Scotland: 1.0%

Bars are drawn against the largest share shown (8.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eden Hills 94.9% houses
Eden Hills — Houses: 94.9% Eden Hills — Townhouses: 5.0% Eden Hills — Flats / Apartments: 0.1%
Belair 89.0% houses
Belair — Houses: 89.0% Belair — Townhouses: 9.6% Belair — Flats / Apartments: 1.5%
Houses Townhouses Flats / Apartments

Property market

Eden Hills Belair
Median house price $1,194,000 $1,230,500
Median unit price $575,000 —
Median land price —
same for both
Typical days to sell (houses) 20 days
from 23 sales
 26 days
from 40 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.

Eden Hills Belair
3 bed $936K / $1.09M
Eden Hills — 3 bed: $936K (14 sales) Belair — 3 bed: $1.09M (36 sales)

14 vs 36 sales

4 bed $1.24M / $1.3M
Eden Hills — 4 bed: $1.24M (20 sales) Belair — 4 bed: $1.3M (46 sales)

20 vs 46 sales

Zoning mix

Belair has more land zoned for conservation (78% vs 30%).

Eden Hills Belair
Environmental 30% 78%
Residential 60% 22%
Parks and recreation 6% 0%
Infrastructure and transport 4% 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

Eden Hills Belair
New dwellings approved 188
across Mitcham
same for both
Approvals change year on year +32%
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.

Eden Hills Belair
Houses 2.9%
$640/wk on $1.13M
 3.9%
$975/wk on $1.3M
Units —
same for both

Ranking within SA

Eden Hills Belair
House price Higher than 65% of SA Higher than 67% of SA
Income Higher than 84% of SA Higher than 92% of SA
Schools Higher than 13% of SA Higher than 30% of SA
Walkability Higher than 85% of SA Higher than 70% of SA
Affordability Higher than 64% of SA Higher than 72% of SA
EV adoption Higher than 91% of SA Higher than 95% of SA
NBN connectivity Higher than 80% of SA Higher than 78% of SA
Rental yield (houses) Higher than 13% of SA Higher than 49% of SA

Liveability

Eden Hills is more walkable (63 vs 17).

Eden Hills Belair
Grade B
same for both
Score 57/100 54/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Belair carries more bushfire risk (47 vs 21); Eden Hills carries more flood risk (48 vs 27).

Eden Hills Belair
Bushfire Low
21/100
 Moderate
47/100
Crime Low
37/100
 Low
32/100
Flood Moderate
48/100
 Low
27/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Eden Hills Belair
Inside the suburb 3
same for both
Rated above peers 0
same for both
Rated at peers 2 1
Rated below peers 1
same for both
Universities within 10 km 2
Bedford Park, 2.4 km
 3
Tonsley, 6.7 km
Full-time students aged 15–24 3.2% 3.5%

Schools in Eden Hills

  • Blackwood High School Government · Secondary at peers
  • Eden Hills Primary School Government · Primary at peers
  • Blackwood Primary School Government · Primary below peers

Schools in Belair

  • Belair Primary School Government · Primary at peers
  • St John's Grammar School - Secondary Campus Independent · Combined below peers
  • St John's Grammar School - Junior Campus Independent · Combined

Amenities in the suburb

Eden Hills Belair
Cafes & restaurants 0 5
Parks & reserves 8 7
Childcare 4 6
GPs 0 2
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 1
same for both
Waterways 0 13

Mobility

Eden Hills Belair
Walkability score 63/100 17/100
Distance to Adelaide 14.6 km
+13% vs other
 12.7 km
Drive time (normal traffic) 24 min 22 min
Public transport score 91/100
Rail · Bus
 95/100
Rail · Bus
Peak arrivals per hour 53.8
7-9am + 5-7pm
 64.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.8%
postcode 5050
 2.1%
postcode 5052
Rooftop solar per 100 dwellings 71
postcode 5050
 63
postcode 5052

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.

Eden Hills Belair
Car (driver) 67.5% / 67.7%
Eden Hills — Car (driver): 67.5% Belair — Car (driver): 67.7%
Worked from Home 15.7% / 19.0%
Eden Hills — Worked from Home: 15.7% Belair — Worked from Home: 19.0%
Train 6.1% / 3.7%
Eden Hills — Train: 6.1% Belair — Train: 3.7%
Car (passenger) 4.3% / 4.1%
Eden Hills — Car (passenger): 4.3% Belair — Car (passenger): 4.1%
Bus 2.2% / 2.4%
Eden Hills — Bus: 2.2% Belair — Bus: 2.4%
Bicycle 2.6% / 1.8%
Eden Hills — Bicycle: 2.6% Belair — Bicycle: 1.8%

Bars are drawn against the largest share shown (67.7%).

Setting

Eden Hills Belair
Elevation 190 m
above sea level, at the suburb centre
 288 m
above sea level, at the suburb centre
Distance to the ocean 7.3 km 11.8 km

NBN connectivity

Eden Hills Belair
Connectivity score 66/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 38%
1,234 premises
 32%
1,915 premises

Climate

Eden Hills Belair
Annual rainfall 394 mm 969 mm
Summer max (Jan) 28.1°C 23.8°C
Winter min (Jul) 7.8°C 5.4°C

Air quality (annual mean)

Eden Hills Belair
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

Eden Hills Belair
Average residential rate $2,296/yr
same for both
Council Mitcham
same for both

Federal electorate

Eden Hills Belair
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Eden Hills Belair
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Eden Hills

Large Blocks Middle-Ring Parks Professionals Trains Transport Hub

Belair

Acreage Easy Commute Middle-Ring Professionals Retirees River Trains Transport Hub

More comparisons

Other comparisons with Eden Hills

Eden Hills vs Blackwood Eden Hills vs Pasadena Eden Hills vs St Marys Eden Hills vs Bellevue Heights Eden Hills vs Panorama Eden Hills vs Bedford Park

Other comparisons with Belair

Belair vs Blackwood Belair vs Hawthorndene Belair vs Torrens Park Belair vs Panorama Belair vs Glenalta Belair vs Mitcham
Full data on Eden Hills Full data on Belair
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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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