Eden Hills vs Blackwood

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. Houses cost more in Eden Hills: a median of $1.19 million, against $1.07 million in Blackwood, and rent is higher there too. On these figures, Blackwood tends to suit people living alone.

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

Eden Hills

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • is already more of a family suburb (68% vs 56%)
  • has more separate houses rather than flats (95% vs 80%)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Eden Hills has cheaper units ($575,000 vs $700,500)
  • Blackwood has cheaper houses ($1,067,500 vs $1,194,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Blackwood

ahead on the one thing that separates them

  • has cheaper rent ($330/wk vs $388/wk)

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

Commuting to the city

Blackwood

ahead on the one thing that separates them

  • is more walkable (95/100 vs 63/100)

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

Downsizers and retirees

Blackwood

ahead on 3 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • has more units and townhouses to downsize into (20% vs 5%)
  • is more walkable (95/100 vs 63/100)

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

Eden Hills and Blackwood 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 Blackwood
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 Blackwood
Walkability 63 / 95
Eden Hills — Walkability: 63/100 Blackwood — Walkability: 95/100
Safety 63 / 66
Eden Hills — Safety: 63/100 Blackwood — Safety: 66/100
Low fire risk 79 / 83
Eden Hills — Low fire risk: 79/100 Blackwood — Low fire risk: 83/100
Low flood risk 52 / 46
Eden Hills — Low flood risk: 52/100 Blackwood — Low flood risk: 46/100

Demographics

Blackwood has more residents (4,266 vs 3,020); Eden Hills has higher household incomes ($107,224 vs $89,180).

Eden Hills Blackwood
Population 3,020 4,266
+41% vs other
Population trend (2016 → 2021) +1.3% +2.0%
Median age 43 45
Median household income $107,224/yr
+17% vs other
 $89,180/yr
Median weekly rent $388/wk
+15% vs other
 $330/wk

Age profile

Share of residents in each band, 2021 Census.

Eden Hills Blackwood
0-4 4.3% / 5.0%
Eden Hills — 0-4: 4.3% Blackwood — 0-4: 5.0%
5-14 13.4% / 11.9%
Eden Hills — 5-14: 13.4% Blackwood — 5-14: 11.9%
15-19 5.6% / 5.2%
Eden Hills — 15-19: 5.6% Blackwood — 15-19: 5.2%
20-24 6.7% / 4.9%
Eden Hills — 20-24: 6.7% Blackwood — 20-24: 4.9%
25-34 10.3% / 9.3%
Eden Hills — 25-34: 10.3% Blackwood — 25-34: 9.3%
35-44 11.0% / 12.8%
Eden Hills — 35-44: 11.0% Blackwood — 35-44: 12.8%
45-54 16.0% / 13.7%
Eden Hills — 45-54: 16.0% Blackwood — 45-54: 13.7%
55-64 12.9% / 13.2%
Eden Hills — 55-64: 12.9% Blackwood — 55-64: 13.2%
65-74 11.3% / 12.7%
Eden Hills — 65-74: 11.3% Blackwood — 65-74: 12.7%
75-84 6.0% / 8.1%
Eden Hills — 75-84: 6.0% Blackwood — 75-84: 8.1%
85+ 2.3% / 3.2%
Eden Hills — 85+: 2.3% Blackwood — 85+: 3.2%

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%
Blackwood 42.9% couple families
Blackwood — Couple Families: 42.9% Blackwood — Lone Person: 39.6% Blackwood — One Parent Families: 13.2% Blackwood — Group Household: 2.6% Blackwood — Other Families: 1.7%
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%
Blackwood 15.2% renting
Blackwood — Owned Outright: 43.5% Blackwood — Mortgage: 41.3% Blackwood — Renting: 15.2%
Owned outright Mortgage Renting

Qualifications

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

Eden Hills Blackwood
Bachelor Degree 20.6% / 19.8%
Eden Hills — Bachelor Degree: 20.6% Blackwood — Bachelor Degree: 19.8%
Certificate III & IV 12.9% / 11.6%
Eden Hills — Certificate III & IV: 12.9% Blackwood — Certificate III & IV: 11.6%
Postgraduate Degree 9.3% / 8.8%
Eden Hills — Postgraduate Degree: 9.3% Blackwood — Postgraduate Degree: 8.8%
Advanced Diploma / Diploma 8.3% / 8.2%
Eden Hills — Advanced Diploma / Diploma: 8.3% Blackwood — Advanced Diploma / Diploma: 8.2%
Graduate Diploma / Certificate 4.0% / 4.5%
Eden Hills — Graduate Diploma / Certificate: 4.0% Blackwood — Graduate Diploma / Certificate: 4.5%

Bars are drawn against the largest share shown (20.6%).

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 Blackwood
England 8.2% / 8.8%
Eden Hills — England: 8.2% Blackwood — England: 8.8%
New Zealand 1.3% / 1.0%
Eden Hills — New Zealand: 1.3% Blackwood — New Zealand: 1.0%
Germany 1.0% / 0.9%
Eden Hills — Germany: 1.0% Blackwood — Germany: 0.9%
Scotland 0.6% / 1.1%
Eden Hills — Scotland: 0.6% Blackwood — Scotland: 1.1%
India 1.0% / 0.7%
Eden Hills — India: 1.0% Blackwood — India: 0.7%
South Africa 0.7% / 0.7%
Eden Hills — South Africa: 0.7% Blackwood — South Africa: 0.7%
China 1.0% / —
Eden Hills — China: 1.0% Blackwood — China: not among its largest

Bars are drawn against the largest share shown (8.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eden Hills 94.9% houses
Eden Hills — Houses: 94.9% Eden Hills — Flats / Apartments: 0.1% Eden Hills — Townhouses: 5.0%
Blackwood 80.0% houses
Blackwood — Houses: 80.0% Blackwood — Flats / Apartments: 15.3% Blackwood — Townhouses: 4.7%
Houses Flats / Apartments Townhouses

Property market

Eden Hills Blackwood
Median house price $1,194,000 $1,067,500
Median unit price $575,000 $700,500
Median land price —
same for both
Typical days to sell (houses) 20 days
from 23 sales
 15 days
from 30 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 Blackwood
3 bed $936K / $888K
Eden Hills — 3 bed: $936K (14 sales) Blackwood — 3 bed: $888K (22 sales)

14 vs 22 sales

4 bed $1.24M / $1.22M
Eden Hills — 4 bed: $1.24M (20 sales) Blackwood — 4 bed: $1.22M (18 sales)

20 vs 18 sales

Zoning mix

Eden Hills Blackwood
Residential 60% 69%
Environmental 30% 26%
Parks and recreation 6% 2%
Infrastructure and transport 4% 0%
Commercial 0% 3%
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 Blackwood
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 Blackwood
Houses 2.9%
$640/wk on $1.13M
 3.1%
$695/wk on $1.18M
Units — 4.6%
$495/wk on $560K

Ranking within SA

Eden Hills Blackwood
House price Higher than 65% of SA Higher than 64% of SA
Income Higher than 84% of SA Higher than 68% of SA
Schools Higher than 13% of SA —
Walkability Higher than 85% of SA Higher than 100% of SA
Affordability Higher than 64% of SA Higher than 39% of SA
EV adoption Higher than 91% of SA Higher than 94% of SA
NBN connectivity Higher than 80% of SA Higher than 77% of SA
Rental yield (houses) Higher than 13% of SA Higher than 17% of SA
Rental yield (units) — Higher than 58% of SA

Liveability

Blackwood is more walkable (95 vs 63); Blackwood scores higher overall (80 vs 57).

Eden Hills Blackwood
Grade B A
Score 57/100 80/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Eden Hills Blackwood
Bushfire Low
21/100
 Low
17/100
Crime Low
37/100
 Low
34/100
Flood Moderate
48/100
 Moderate
54/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Eden Hills Blackwood
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 2 0
Rated below peers 1
same for both
Universities within 10 km 2
Bedford Park, 2.4 km
 2
Bedford Park, 3.9 km
Full-time students aged 15–24 3.2% 2.2%

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 Blackwood

  • Concordia College (St Peters Campus, Blackwood) Independent · Primary below peers

Amenities in the suburb

Eden Hills Blackwood
Supermarkets 0 4
Cafes & restaurants 0 16
Parks & reserves 8
same for both
Childcare 4
same for both
GPs 0 4
Pharmacies 0 4
Banks & Bank@Post 0 3
Fuel stations 1 2

Mobility

Eden Hills Blackwood
Walkability score 63/100 95/100
Distance to Adelaide 14.6 km
+5% vs other
 13.8 km
Drive time (normal traffic) 24 min 23 min
Public transport score 91/100
Rail · Bus
 95/100
Rail · Bus
Peak arrivals per hour 53.8
7-9am + 5-7pm
 84.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.8%
postcode 5050
 1.9%
postcode 5051
Rooftop solar per 100 dwellings 71
postcode 5050
 73
postcode 5051

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 Blackwood
Car (driver) 67.5% / 67.0%
Eden Hills — Car (driver): 67.5% Blackwood — Car (driver): 67.0%
Worked from Home 15.7% / 18.9%
Eden Hills — Worked from Home: 15.7% Blackwood — Worked from Home: 18.9%
Train 6.1% / 6.0%
Eden Hills — Train: 6.1% Blackwood — Train: 6.0%
Car (passenger) 4.3% / 3.6%
Eden Hills — Car (passenger): 4.3% Blackwood — Car (passenger): 3.6%
Bicycle 2.6% / 1.5%
Eden Hills — Bicycle: 2.6% Blackwood — Bicycle: 1.5%
Walked Only 1.0% / 1.5%
Eden Hills — Walked Only: 1.0% Blackwood — Walked Only: 1.5%

Bars are drawn against the largest share shown (67.5%).

Setting

Eden Hills Blackwood
Elevation 190 m
above sea level, at the suburb centre
 254 m
above sea level, at the suburb centre
Distance to the ocean 7.3 km 8.8 km

NBN connectivity

Eden Hills Blackwood
Connectivity score 66/100 60/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 38%
1,234 premises
 28%
2,175 premises

Climate

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

Federal electorate

Eden Hills Blackwood
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 Blackwood
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

Blackwood

Easy Commute Middle-Ring Parks Professionals Trains Transport Hub Village Feel

More comparisons

Other comparisons with Eden Hills

Eden Hills vs Belair 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 Blackwood

Blackwood vs Belair Blackwood vs Coromandel Valley Blackwood vs Hawthorndene Blackwood vs Craigburn Farm Blackwood vs Bellevue Heights Blackwood vs Glenalta
Full data on Eden Hills Full data on Blackwood
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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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