Findon vs Flinders Park

In both, most households own their home and most homes are detached houses. In Flinders Park, about half of households are couple families. Houses cost more in Flinders Park: a median of $1.18 million, against $980,000 in Findon, and rent is higher there too. Flinders Park is closer to the city centre: 7.8 km, against 8.9 km. On these figures, Findon tends to suit people living alone and buyers on a tighter budget, while Flinders Park suits couples.

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

Flinders Park

ahead on 4 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • carries lower crime risk (59/100 vs 81/100)
  • has more separate houses rather than flats (86% vs 66%)
  • But Findon has more parks and reserves (9 vs 4)

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

First-home buyers

Findon

ahead on 2 of the 4 things we measure here

  • has cheaper units ($586,000 vs $710,000)
  • has cheaper houses ($980,000 vs $1,177,000)
  • But Flinders Park has cheaper land ($560,000 vs $882,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Findon

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (37% vs 26%)
  • has cheaper rent ($310/wk vs $380/wk)

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

Commuting to the city

Findon

ahead on the one thing that separates them

  • is more walkable (87/100 vs 67/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Findon has more units and townhouses to downsize into (34% vs 14%)
  • Flinders Park has more GPs (2 vs 0)

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

Investors

Findon

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.9% vs 3.0%)

Weighs house yield and population growth.

Where they sit

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

Findon Flinders Park
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.

Findon Flinders Park
Walkability 87 / 67
Findon — Walkability: 87/100 Flinders Park — Walkability: 67/100
Safety 19 / 41
Findon — Safety: 19/100 Flinders Park — Safety: 41/100
Low fire risk 100 / 100
Findon — Low fire risk: 100/100 Flinders Park — Low fire risk: 100/100
Low flood risk 22 / 25
Findon — Low flood risk: 22/100 Flinders Park — Low flood risk: 25/100

Demographics

Findon has more residents (6,997 vs 5,489); Flinders Park has higher household incomes ($91,208 vs $74,048).

Findon Flinders Park
Population 6,997
+22% vs other
 5,489
Population trend (2016 → 2021) +12.8% +12.5%
Median age 37 39
Median household income $74,048/yr $91,208/yr
+23% vs other
Median weekly rent $310/wk $380/wk
+23% vs other

Age profile

Share of residents in each band, 2021 Census.

Findon Flinders Park
0-4 6.2% / 5.9%
Findon — 0-4: 6.2% Flinders Park — 0-4: 5.9%
5-14 9.1% / 11.5%
Findon — 5-14: 9.1% Flinders Park — 5-14: 11.5%
15-19 4.8% / 6.2%
Findon — 15-19: 4.8% Flinders Park — 15-19: 6.2%
20-24 7.1% / 6.2%
Findon — 20-24: 7.1% Flinders Park — 20-24: 6.2%
25-34 18.3% / 14.0%
Findon — 25-34: 18.3% Flinders Park — 25-34: 14.0%
35-44 13.6% / 14.0%
Findon — 35-44: 13.6% Flinders Park — 35-44: 14.0%
45-54 12.1% / 13.5%
Findon — 45-54: 12.1% Flinders Park — 45-54: 13.5%
55-64 11.0% / 11.6%
Findon — 55-64: 11.0% Flinders Park — 55-64: 11.6%
65-74 8.0% / 7.7%
Findon — 65-74: 8.0% Flinders Park — 65-74: 7.7%
75-84 6.2% / 7.1%
Findon — 75-84: 6.2% Flinders Park — 75-84: 7.1%
85+ 3.4% / 2.4%
Findon — 85+: 3.4% Flinders Park — 85+: 2.4%

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

Who lives together

Household composition, 2021 Census.

Findon 34.4% couple families
Findon — Couple Families: 34.4% Findon — Lone Person: 41.2% Findon — One Parent Families: 16.1% Findon — Group Household: 6.3% Findon — Other Families: 2.1%
Flinders Park 47.2% couple families
Flinders Park — Couple Families: 47.2% Flinders Park — Lone Person: 31.5% Flinders Park — One Parent Families: 14.1% Flinders Park — Group Household: 5.5% Flinders Park — 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.

Findon 37.4% renting
Findon — Owned Outright: 28.1% Findon — Mortgage: 34.5% Findon — Renting: 37.4%
Flinders Park 26.1% renting
Flinders Park — Owned Outright: 37.7% Flinders Park — Mortgage: 36.3% Flinders Park — Renting: 26.1%
Owned outright Mortgage Renting

Qualifications

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

Findon Flinders Park
Bachelor Degree 14.5% / 14.9%
Findon — Bachelor Degree: 14.5% Flinders Park — Bachelor Degree: 14.9%
Certificate III & IV 13.3% / 13.7%
Findon — Certificate III & IV: 13.3% Flinders Park — Certificate III & IV: 13.7%
Advanced Diploma / Diploma 7.4% / 7.9%
Findon — Advanced Diploma / Diploma: 7.4% Flinders Park — Advanced Diploma / Diploma: 7.9%
Postgraduate Degree 4.6% / 4.5%
Findon — Postgraduate Degree: 4.6% Flinders Park — Postgraduate Degree: 4.5%
Graduate Diploma / Certificate 1.2% / 1.9%
Findon — Graduate Diploma / Certificate: 1.2% Flinders Park — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (14.9%).

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.

Findon Flinders Park
India 7.9% / 4.2%
Findon — India: 7.9% Flinders Park — India: 4.2%
Italy 4.7% / 3.4%
Findon — Italy: 4.7% Flinders Park — Italy: 3.4%
England 2.0% / 2.1%
Findon — England: 2.0% Flinders Park — England: 2.1%
Greece 1.4% / 1.9%
Findon — Greece: 1.4% Flinders Park — Greece: 1.9%
China 1.2% / 1.0%
Findon — China: 1.2% Flinders Park — China: 1.0%
Vietnam 1.2% / 0.7%
Findon — Vietnam: 1.2% Flinders Park — Vietnam: 0.7%

Bars are drawn against the largest share shown (7.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Findon 65.5% houses
Findon — Houses: 65.5% Findon — Townhouses: 21.3% Findon — Flats / Apartments: 13.2%
Flinders Park 85.6% houses
Flinders Park — Houses: 85.6% Flinders Park — Townhouses: 10.4% Flinders Park — Flats / Apartments: 4.0%
Houses Townhouses Flats / Apartments

Property market

Findon Flinders Park
Median house price $980,000 $1,177,000
Median unit price $586,000 $710,000
Median land price $882,500 $560,000
Typical days to sell (houses) 18 days
from 106 sales
 19 days
from 67 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.

Findon Flinders Park
2 bed $715K / $797K
Findon — 2 bed: $715K (20 sales) Flinders Park — 2 bed: $797K (10 sales)

20 vs 10 sales

3 bed $966K / $1.07M
Findon — 3 bed: $966K (88 sales) Flinders Park — 3 bed: $1.07M (82 sales)

88 vs 82 sales

4 bed $1.15M / $1.3M
Findon — 4 bed: $1.15M (37 sales) Flinders Park — 4 bed: $1.3M (45 sales)

37 vs 45 sales

Zoning mix

Findon Flinders Park
Residential 89% 85%
Commercial 10% 5%
Parks and recreation 0% 8%
Infrastructure and transport 0% 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

Findon Flinders Park
New dwellings approved 1,636
across Charles Sturt
same for both
Approvals change year on year +109%
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.

Findon Flinders Park
Houses 3.9%
$700/wk on $935K
 3.0%
$750/wk on $1.3M
Units —
same for both

Ranking within SA

Findon Flinders Park
House price Higher than 41% of SA Higher than 63% of SA
Income Higher than 48% of SA Higher than 70% of SA
Schools Higher than 29% of SA Higher than 83% of SA
Walkability Higher than 97% of SA Higher than 87% of SA
Affordability Higher than 48% of SA Higher than 46% of SA
EV adoption Higher than 59% of SA Higher than 73% of SA
NBN connectivity Higher than 91% of SA Higher than 92% of SA
Rental yield (houses) Higher than 48% of SA Higher than 15% of SA

Liveability

Flinders Park scores higher overall (61 vs 41); Findon is more walkable (87 vs 67).

Findon Flinders Park
Grade C B
Score 41/100 61/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 7/10

Risk profile

Findon carries more crime risk (81 vs 59).

Findon Flinders Park
Bushfire None
0/100
same for both
Crime High
81/100
 Moderate
59/100
Flood High
78/100
 High
75/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
same for both

Schools

Findon Flinders Park
Inside the suburb 3
same for both
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 1
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 7.1 km
 3
Adelaide University, Adelaide City Campus, 5.7 km
Full-time students aged 15–24 2.8%
same for both

Schools in Findon

  • Findon High School Government · Secondary below peers
  • Findon High School - Findon Technical College Government · Secondary
  • Nazareth Catholic College - Findon Campus Catholic · Primary

Schools in Flinders Park

  • Flinders Park Primary School Government · Primary above peers
  • Nazareth Catholic College - Flinders Park Campus Catholic · Secondary below peers
  • Our Lady of La Vang School Catholic · Combined · Special school

Amenities in the suburb

Findon Flinders Park
Supermarkets 4 0
Cafes & restaurants 3 1
Parks & reserves 9 4
Childcare 3
same for both
GPs 0 2
Pharmacies 3 0
Banks & Bank@Post 2 1
Fuel stations 1 0
Waterways 0 1

Mobility

Findon Flinders Park
Walkability score 87/100 67/100
Distance to Adelaide 8.9 km
+12% vs other
 7.8 km
Drive time (normal traffic) 16 min 14 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 139.0
7-9am + 5-7pm
 105.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.6%
postcode 5023
 0.9%
postcode 5025
Rooftop solar per 100 dwellings 44
postcode 5023
 56
postcode 5025

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.

Findon Flinders Park
Car (driver) 75.6% / 74.2%
Findon — Car (driver): 75.6% Flinders Park — Car (driver): 74.2%
Worked from Home 10.3% / 11.1%
Findon — Worked from Home: 10.3% Flinders Park — Worked from Home: 11.1%
Car (passenger) 5.5% / 5.6%
Findon — Car (passenger): 5.5% Flinders Park — Car (passenger): 5.6%
Bus 5.0% / 5.7%
Findon — Bus: 5.0% Flinders Park — Bus: 5.7%
Bicycle 1.0% / 1.8%
Findon — Bicycle: 1.0% Flinders Park — Bicycle: 1.8%
Walked Only 1.7% / 1.0%
Findon — Walked Only: 1.7% Flinders Park — Walked Only: 1.0%

Bars are drawn against the largest share shown (75.6%).

Setting

Findon Flinders Park
Elevation 13 m
above sea level, at the suburb centre
same for both
Distance to the ocean 4.0 km
4.0 km to a named beach
 4.7 km
4.7 km to a named beach

NBN connectivity

Findon Flinders Park
Connectivity score 77/100 79/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 47%
3,976 premises
 15%
2,449 premises

Climate

Findon Flinders Park
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)

Findon Flinders Park
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

Findon Flinders Park
Average residential rate $1,726/yr
same for both
Council Charles Sturt
same for both

Federal electorate

Findon Flinders Park
Division Hindmarsh
same for both
Member Mark Butler
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Findon Flinders Park
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Findon

Inner Multicultural Parks Townhouses

Flinders Park

Inner Parks

More comparisons

Other comparisons with Findon

Findon vs Seaton Findon vs Kidman Park Findon vs Woodville West Findon vs Woodville South Findon vs Beverley

Other comparisons with Flinders Park

Flinders Park vs Lockleys Flinders Park vs Torrensville Flinders Park vs Kidman Park Flinders Park vs Underdale Flinders Park vs Allenby Gardens Flinders Park vs Beverley
Full data on Findon Full data on Flinders Park
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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