Findon vs Kidman Park

Findon is the younger of the two, with a median age of 37 against 44 in Kidman Park. In both, most households own their home and most homes are detached houses. Houses cost more in Kidman Park: a median of $1.08 million, against $980,000 in Findon, and rent is higher there too.

Findon is the larger and more walkable suburb, with a population of 6997 and a walkability score of 87 compared to Kidman Park's 3874 and 77. However, Kidman Park residents earn notably more—a median household income of $85124 versus $74048—and the suburb scores higher on liveability (62 versus 41) and socio-economic measures. Kidman Park also has lower crime and flood risk ratings. Findon offers slightly closer CBD proximity at 8.9 km, while house prices are lower at $980000 compared to $1080000 in Kidman Park. The choice depends on whether you prioritise walkability and urban convenience or a quieter, more affluent neighbourhood with lower risk profiles.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Kidman Park

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (58/100 vs 81/100)
  • has more separate houses rather than flats (81% vs 66%)
  • is already more of a family suburb (59% vs 50%)

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

  • Findon has cheaper houses ($980,000 vs $1,080,000)
  • Kidman Park has cheaper land ($740,000 vs $882,500)

Weighs house 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 24%)
  • has cheaper rent ($310/wk vs $358/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 77/100)

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 19%)
  • Kidman Park carries lower crime risk (58/100 vs 81/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Findon and Kidman 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 Kidman 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 Kidman Park
Walkability 87 / 77
Findon — Walkability: 87/100 Kidman Park — Walkability: 77/100
Safety 19 / 42
Findon — Safety: 19/100 Kidman Park — Safety: 42/100
Low fire risk 100 / 100
Findon — Low fire risk: 100/100 Kidman Park — Low fire risk: 100/100
Low flood risk 22 / 33
Findon — Low flood risk: 22/100 Kidman Park — Low flood risk: 33/100

Demographics

Findon has more residents (6,997 vs 3,874); Kidman Park skews older (44 vs 37).

Findon Kidman Park
Population 6,997
+45% vs other
 3,874
Population trend (2016 → 2021) +12.8% +14.6%
Median age 37 44
Median household income $74,048/yr $85,124/yr
+15% vs other
Median weekly rent $310/wk $358/wk
+15% vs other

Age profile

Share of residents in each band, 2021 Census.

Findon Kidman Park
0-4 6.2% / 4.1%
Findon — 0-4: 6.2% Kidman Park — 0-4: 4.1%
5-14 9.1% / 11.0%
Findon — 5-14: 9.1% Kidman Park — 5-14: 11.0%
15-19 4.8% / 4.9%
Findon — 15-19: 4.8% Kidman Park — 15-19: 4.9%
20-24 7.1% / 5.6%
Findon — 20-24: 7.1% Kidman Park — 20-24: 5.6%
25-34 18.3% / 12.9%
Findon — 25-34: 18.3% Kidman Park — 25-34: 12.9%
35-44 13.6% / 11.8%
Findon — 35-44: 13.6% Kidman Park — 35-44: 11.8%
45-54 12.1% / 12.2%
Findon — 45-54: 12.1% Kidman Park — 45-54: 12.2%
55-64 11.0% / 13.1%
Findon — 55-64: 11.0% Kidman Park — 55-64: 13.1%
65-74 8.0% / 11.7%
Findon — 65-74: 8.0% Kidman Park — 65-74: 11.7%
75-84 6.2% / 9.6%
Findon — 75-84: 6.2% Kidman Park — 75-84: 9.6%
85+ 3.4% / 2.9%
Findon — 85+: 3.4% Kidman Park — 85+: 2.9%

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%
Kidman Park 42.7% couple families
Kidman Park — Couple Families: 42.7% Kidman Park — Lone Person: 35.6% Kidman Park — One Parent Families: 16.0% Kidman Park — Group Household: 3.7% Kidman Park — Other Families: 2.1%
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%
Kidman Park 24.0% renting
Kidman Park — Owned Outright: 43.8% Kidman Park — Mortgage: 32.2% Kidman Park — Renting: 24.0%
Owned outright Mortgage Renting

Qualifications

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

Findon Kidman Park
Bachelor Degree 14.5% / 16.0%
Findon — Bachelor Degree: 14.5% Kidman Park — Bachelor Degree: 16.0%
Certificate III & IV 13.3% / 11.5%
Findon — Certificate III & IV: 13.3% Kidman Park — Certificate III & IV: 11.5%
Advanced Diploma / Diploma 7.4% / 7.0%
Findon — Advanced Diploma / Diploma: 7.4% Kidman Park — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 4.6% / 4.0%
Findon — Postgraduate Degree: 4.6% Kidman Park — Postgraduate Degree: 4.0%
Graduate Diploma / Certificate 1.2% / 1.4%
Findon — Graduate Diploma / Certificate: 1.2% Kidman Park — Graduate Diploma / Certificate: 1.4%

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

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 Kidman Park
India 7.9% / 3.3%
Findon — India: 7.9% Kidman Park — India: 3.3%
Italy 4.7% / 5.6%
Findon — Italy: 4.7% Kidman Park — Italy: 5.6%
England 2.0% / 2.2%
Findon — England: 2.0% Kidman Park — England: 2.2%
Greece 1.4% / 2.3%
Findon — Greece: 1.4% Kidman Park — Greece: 2.3%
China 1.2% / 1.2%
Findon — China: 1.2% Kidman Park — China: 1.2%
Vietnam 1.2% / 0.7%
Findon — Vietnam: 1.2% Kidman 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%
Kidman Park 81.2% houses
Kidman Park — Houses: 81.2% Kidman Park — Townhouses: 13.8% Kidman Park — Flats / Apartments: 5.0%
Houses Townhouses Flats / Apartments

Property market

Findon Kidman Park
Median house price $980,000 $1,080,000
Median unit price $586,000 —
Median land price $882,500 $740,000
Typical days to sell (houses) 18 days
from 106 sales
 20 days
from 28 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 Kidman Park
3 bed $966K / $1.04M
Findon — 3 bed: $966K (88 sales) Kidman Park — 3 bed: $1.04M (24 sales)

88 vs 24 sales

4 bed $1.15M / $1.25M
Findon — 4 bed: $1.15M (37 sales) Kidman Park — 4 bed: $1.25M (17 sales)

37 vs 17 sales

Zoning mix

Findon Kidman Park
Residential 89% 86%
Commercial 10%
same for both
Parks and recreation 0% 5%
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 Kidman 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 Kidman Park
Houses 3.9%
$700/wk on $935K
 —
Units —
same for both

Ranking within SA

Findon Kidman Park
House price Higher than 41% of SA Higher than 60% of SA
Income Higher than 48% of SA Higher than 63% of SA
Schools Higher than 29% of SA —
Walkability Higher than 97% of SA Higher than 91% of SA
Affordability Higher than 48% of SA Higher than 41% of SA
EV adoption Higher than 59% of SA Higher than 73% of SA
NBN connectivity Higher than 91% of SA
same for both
Rental yield (houses) Higher than 48% of SA —

Liveability

Kidman Park scores higher overall (62 vs 41); Findon is more walkable (87 vs 77).

Findon Kidman Park
Grade C B
Score 41/100 62/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 7/10

Risk profile

Findon carries more crime risk (81 vs 58); Findon carries more flood risk (78 vs 67).

Findon Kidman Park
Bushfire None
0/100
same for both
Crime High
81/100
 Moderate
58/100
Flood High
78/100
 Moderate
67/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
 7
within 5 km

Schools

Findon Kidman Park
Inside the suburb 3 2
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 7.1 km
 3
Adelaide University, Adelaide City Campus, 7.0 km
Full-time students aged 15–24 2.8% 2.3%

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 Kidman Park

  • Kidman Park Primary School Government · Primary at peers
  • Nazareth Catholic College - Kidman Park Campus Catholic · Secondary

Amenities in the suburb

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

Mobility

Findon Kidman Park
Walkability score 87/100 77/100
Distance to Adelaide 8.9 km 9.2 km
+3% vs other
Drive time (normal traffic) 16 min
same for both
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 139.0
7-9am + 5-7pm
 65.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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 Kidman Park
Car (driver) 75.6% / 75.7%
Findon — Car (driver): 75.6% Kidman Park — Car (driver): 75.7%
Worked from Home 10.3% / 11.2%
Findon — Worked from Home: 10.3% Kidman Park — Worked from Home: 11.2%
Car (passenger) 5.5% / 6.1%
Findon — Car (passenger): 5.5% Kidman Park — Car (passenger): 6.1%
Bus 5.0% / 5.2%
Findon — Bus: 5.0% Kidman Park — Bus: 5.2%
Walked Only 1.7% / 0.9%
Findon — Walked Only: 1.7% Kidman Park — Walked Only: 0.9%

Bars are drawn against the largest share shown (75.7%).

Setting

Findon Kidman 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
 3.2 km
3.3 km to a named beach

NBN connectivity

Findon Kidman Park
Connectivity score 77/100
same for both
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 47%
3,976 premises
 8%
1,781 premises

Climate

Findon Kidman Park
Annual rainfall 457 mm 394 mm
Summer max (Jan) 29.1°C 28.1°C
Winter min (Jul) 8.5°C 7.8°C

Air quality (annual mean)

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

Federal electorate

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

First Home Owner Grant

Findon Kidman 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

Kidman Park

Inner Parks

More comparisons

Other comparisons with Findon

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

Other comparisons with Kidman Park

Kidman Park vs Seaton Kidman Park vs Fulham Gardens Kidman Park vs Lockleys Kidman Park vs Flinders Park
Full data on Findon Full data on Kidman 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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