Evandale vs Payneham

In both, most households own their home. In Evandale, most homes are detached houses. In Payneham, about half of households are people living alone. Evandale is closer to the city centre: 4.9 km, against 6.2 km. On these figures, Payneham 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

Evandale

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (58% vs 42%)
  • is already more of a family suburb (49% vs 39%)
  • But Payneham carries lower crime risk (39/100 vs 61/100)

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

First-home buyers

Too close to call

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

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

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

Payneham

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (39/100 vs 61/100)
  • has more units and townhouses to downsize into (58% vs 42%)

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

Investors

Payneham

ahead on the one thing that separates them

  • is growing faster (6.3% vs 0.6%)

Weighs house yield and population growth.

Where they sit

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

Evandale Payneham
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.

Evandale Payneham
Walkability 84 / 84
Evandale — Walkability: 84/100 Payneham — Walkability: 84/100
Safety 39 / 61
Evandale — Safety: 39/100 Payneham — Safety: 61/100
Low fire risk 100 / 100
Evandale — Low fire risk: 100/100 Payneham — Low fire risk: 100/100
Low flood risk 26 / 15
Evandale — Low flood risk: 26/100 Payneham — Low flood risk: 15/100

Demographics

Payneham has more residents (2,438 vs 1,378); Evandale has higher household incomes ($96,928 vs $73,528).

Evandale Payneham
Population 1,378 2,438
+77% vs other
Population trend (2016 → 2021) +0.6% +6.3%
Median age 39 38
Median household income $96,928/yr
+24% vs other
 $73,528/yr
Median weekly rent $320/wk
+6% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Evandale Payneham
0-4 5.1% / 5.3%
Evandale — 0-4: 5.1% Payneham — 0-4: 5.3%
5-14 11.1% / 9.5%
Evandale — 5-14: 11.1% Payneham — 5-14: 9.5%
15-19 5.5% / 2.8%
Evandale — 15-19: 5.5% Payneham — 15-19: 2.8%
20-24 7.4% / 6.8%
Evandale — 20-24: 7.4% Payneham — 20-24: 6.8%
25-34 15.1% / 19.5%
Evandale — 25-34: 15.1% Payneham — 25-34: 19.5%
35-44 12.3% / 14.7%
Evandale — 35-44: 12.3% Payneham — 35-44: 14.7%
45-54 14.4% / 10.8%
Evandale — 45-54: 14.4% Payneham — 45-54: 10.8%
55-64 13.4% / 10.5%
Evandale — 55-64: 13.4% Payneham — 55-64: 10.5%
65-74 9.1% / 8.2%
Evandale — 65-74: 9.1% Payneham — 65-74: 8.2%
75-84 3.6% / 7.3%
Evandale — 75-84: 3.6% Payneham — 75-84: 7.3%
85+ 2.7% / 4.3%
Evandale — 85+: 2.7% Payneham — 85+: 4.3%

Bars are drawn against the largest share shown (19.5%).

Who lives together

Household composition, 2021 Census.

Evandale 41.6% lone person
Evandale — Lone Person: 41.6% Evandale — Couple Families: 38.5% Evandale — One Parent Families: 10.1% Evandale — Group Household: 9.1% Evandale — Other Families: 0.7%
Payneham 53.5% lone person
Payneham — Lone Person: 53.5% Payneham — Couple Families: 26.8% Payneham — One Parent Families: 12.1% Payneham — Group Household: 6.0% Payneham — Other Families: 1.6%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Evandale 32.8% renting
Evandale — Owned Outright: 31.7% Evandale — Mortgage: 35.6% Evandale — Renting: 32.8%
Payneham 42.0% renting
Payneham — Owned Outright: 28.7% Payneham — Mortgage: 29.3% Payneham — Renting: 42.0%
Owned outright Mortgage Renting

Qualifications

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

Evandale Payneham
Bachelor Degree 23.7% / 21.4%
Evandale — Bachelor Degree: 23.7% Payneham — Bachelor Degree: 21.4%
Certificate III & IV 10.9% / 9.4%
Evandale — Certificate III & IV: 10.9% Payneham — Certificate III & IV: 9.4%
Postgraduate Degree 8.2% / 8.6%
Evandale — Postgraduate Degree: 8.2% Payneham — Postgraduate Degree: 8.6%
Advanced Diploma / Diploma 6.6% / 8.4%
Evandale — Advanced Diploma / Diploma: 6.6% Payneham — Advanced Diploma / Diploma: 8.4%
Graduate Diploma / Certificate 3.4% / 3.4%
Evandale — Graduate Diploma / Certificate: 3.4% Payneham — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (23.7%).

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.

Evandale Payneham
Italy 4.9% / 5.5%
Evandale — Italy: 4.9% Payneham — Italy: 5.5%
India 3.4% / 4.5%
Evandale — India: 3.4% Payneham — India: 4.5%
England 3.8% / 3.4%
Evandale — England: 3.8% Payneham — England: 3.4%
China 2.9% / 4.2%
Evandale — China: 2.9% Payneham — China: 4.2%
Nepal — / 2.1%
Evandale — Nepal: not among its largest Payneham — Nepal: 2.1%
New Zealand 1.2% / —
Evandale — New Zealand: 1.2% Payneham — New Zealand: not among its largest

Bars are drawn against the largest share shown (5.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Evandale 58.4% houses
Evandale — Houses: 58.4% Evandale — Flats / Apartments: 18.7% Evandale — Townhouses: 22.9%
Payneham 41.6% houses
Payneham — Houses: 41.6% Payneham — Flats / Apartments: 35.0% Payneham — Townhouses: 23.4%
Houses Flats / Apartments Townhouses

Property market

Evandale Payneham
Median house price $1,280,100 $1,200,000
Median unit price $620,000 $584,000
Median land price —
same for both
Typical days to sell (houses) 27 days
from 14 sales
 20 days
from 32 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.

Evandale Payneham
2 bed $900K / $708K
Evandale — 2 bed: $900K (9 sales) Payneham — 2 bed: $708K (12 sales)

9 vs 12 sales

3 bed $1.32M / $1.18M
Evandale — 3 bed: $1.32M (22 sales) Payneham — 3 bed: $1.18M (37 sales)

22 vs 37 sales

4 bed $1.9M / $1.6M
Evandale — 4 bed: $1.9M (5 sales) Payneham — 4 bed: $1.6M (14 sales)

5 vs 14 sales

Zoning mix

Evandale Payneham
Residential 95% 98%
Commercial 3% 2%
Industrial 1% 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

Evandale Payneham
New dwellings approved 227
across Norwood Payneham and St Peters
same for both
Approvals change year on year +141%
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.

Evandale Payneham
Houses 2.5%
$638/wk on $1.35M
 2.2%
$550/wk on $1.3M
Units — 4.3%
$550/wk on $662K

Ranking within SA

Evandale Payneham
House price Higher than 61% of SA Higher than 82% of SA
Income Higher than 74% of SA Higher than 47% of SA
Schools —
same for both
Walkability Higher than 95% of SA
same for both
Affordability Higher than 58% of SA Higher than 8% of SA
EV adoption Higher than 96% of SA Higher than 86% of SA
NBN connectivity Higher than 83% of SA Higher than 91% of SA
Rental yield (houses) Higher than 6% of SA Higher than 4% of SA
Rental yield (units) — Higher than 32% of SA

Liveability

Evandale Payneham
Grade A
same for both
Score 72/100 69/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 7/10

Risk profile

Evandale carries more crime risk (61 vs 39); Payneham carries more flood risk (85 vs 74).

Evandale Payneham
Bushfire None
0/100
same for both
Crime Moderate
61/100
 Low
39/100
Flood High
74/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Evandale Payneham
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, Magill Campus, 3.6 km
 3
Adelaide University, Magill Campus, 3.2 km
Full-time students aged 15–24 4.8% 2.7%

Amenities in the suburb

Evandale Payneham
Cafes & restaurants 0 1
Parks & reserves 1 3
Childcare 1 0
GPs 0 1
EV chargers 0 2
Waterways 0 11

Mobility

Evandale Payneham
Walkability score 84/100
same for both
Distance to Adelaide 4.9 km 6.2 km
+27% vs other
Drive time (normal traffic) 11 min 13 min
Public transport score 68/100
Bus
 79/100
Bus
Peak arrivals per hour 20.2
7-9am + 5-7pm
 37.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.2%
postcode 5069
 1.4%
postcode 5070
Rooftop solar per 100 dwellings 52
postcode 5069
 47
postcode 5070

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.

Evandale Payneham
Car (driver) 70.2% / 70.2%
Evandale — Car (driver): 70.2% Payneham — Car (driver): 70.2%
Worked from Home 12.5% / 10.2%
Evandale — Worked from Home: 12.5% Payneham — Worked from Home: 10.2%
Bus 8.0% / 9.7%
Evandale — Bus: 8.0% Payneham — Bus: 9.7%
Car (passenger) 5.7% / 5.3%
Evandale — Car (passenger): 5.7% Payneham — Car (passenger): 5.3%
Walked Only 2.2% / 2.3%
Evandale — Walked Only: 2.2% Payneham — Walked Only: 2.3%

Bars are drawn against the largest share shown (70.2%).

Setting

Evandale Payneham
Elevation 58 m
above sea level, at the suburb centre
 62 m
above sea level, at the suburb centre
Distance to the ocean 13.0 km 13.2 km

NBN connectivity

Evandale Payneham
Connectivity score 71/100 78/100
Most common technology Fibre to the node Hybrid fibre-coaxial
Full-fibre (FTTP) share 34%
744 premises
 9%
1,422 premises

Climate

Evandale Payneham
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)

Evandale Payneham
PM2.5 6.0 µg/m³ —
PM10 17.8 µg/m³ —
NO₂ 1.12 pphm 0.51 pphm

Council rates

Evandale Payneham
Average residential rate $1,995/yr
same for both
Council Norwood Payneham and St Peters
same for both

Federal electorate

Evandale Payneham
Division Sturt
same for both
Member Claire Clutterham
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Evandale Payneham
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Evandale

Inner Parks Professionals Townhouses Urban

Payneham

Apartments Inner Parks River Townhouses Urban

More comparisons

Other comparisons with Evandale

Evandale vs St Peters Evandale vs Payneham South Evandale vs Maylands Evandale vs Trinity Gardens Evandale vs Joslin Evandale vs Stepney

Other comparisons with Payneham

Payneham vs Marden Payneham vs Felixstow Payneham vs Glynde Payneham vs Payneham South Payneham vs Firle Payneham vs Royston Park
Full data on Evandale Full data on Payneham
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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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