Forestville vs Keswick

Keswick is the younger of the two, with a median age of 33 against 39 in Forestville. In Forestville, most households own their home. In Keswick, about half of households rent. Houses cost more in Keswick: a median of $1.43 million, against $1.23 million in Forestville, though rent is higher in Forestville. Keswick is closer to the city centre: 3.6 km, against 4.4 km. On these figures, Keswick tends to suit renters and young adults.

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

They split

one each way, out of the 6 things we measure here

  • Forestville carries lower crime risk (61/100 vs 91/100)
  • Keswick has more schools rated above their peers (1 vs 0)

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

  • Forestville has cheaper houses ($1,231,000 vs $1,425,000)
  • Keswick has cheaper units ($550,200 vs $650,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Keswick

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (54% vs 33%)
  • has cheaper rent ($300/wk vs $340/wk)

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

Commuting to the city

Forestville

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (10% vs 3%)
  • is more walkable (86/100 vs 70/100)

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

Downsizers and retirees

Forestville

ahead on 3 of the 5 things we measure here

  • has more residents already 65 and over (14% vs 9%)
  • carries lower crime risk (61/100 vs 91/100)
  • is more walkable (86/100 vs 70/100)

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

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

Forestville Keswick
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.

Forestville Keswick
Walkability 86 / 70
Forestville — Walkability: 86/100 Keswick — Walkability: 70/100
Safety 39 / 9
Forestville — Safety: 39/100 Keswick — Safety: 9/100
Low fire risk 100 / 100
Forestville — Low fire risk: 100/100 Keswick — Low fire risk: 100/100
Low flood risk 10 / 2
Forestville — Low flood risk: 10/100 Keswick — Low flood risk: 2/100

Demographics

Forestville has more residents (1,400 vs 754); Forestville has higher household incomes ($103,012 vs $74,464).

Forestville Keswick
Population 1,400
+46% vs other
 754
Population trend (2016 → 2021) +0.8% +1.6%
Median age 39 33
Median household income $103,012/yr
+28% vs other
 $74,464/yr
Median weekly rent $340/wk
+12% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Forestville Keswick
0-4 5.2% / 4.9%
Forestville — 0-4: 5.2% Keswick — 0-4: 4.9%
5-14 10.3% / 12.3%
Forestville — 5-14: 10.3% Keswick — 5-14: 12.3%
15-19 4.5% / 4.2%
Forestville — 15-19: 4.5% Keswick — 15-19: 4.2%
20-24 6.1% / 8.2%
Forestville — 20-24: 6.1% Keswick — 20-24: 8.2%
25-34 17.1% / 23.2%
Forestville — 25-34: 17.1% Keswick — 25-34: 23.2%
35-44 16.3% / 18.3%
Forestville — 35-44: 16.3% Keswick — 35-44: 18.3%
45-54 13.8% / 13.4%
Forestville — 45-54: 13.8% Keswick — 45-54: 13.4%
55-64 12.8% / 6.6%
Forestville — 55-64: 12.8% Keswick — 55-64: 6.6%
65-74 9.3% / 5.3%
Forestville — 65-74: 9.3% Keswick — 65-74: 5.3%
75-84 3.6% / 2.9%
Forestville — 75-84: 3.6% Keswick — 75-84: 2.9%
85+ 1.5% / 0.9%
Forestville — 85+: 1.5% Keswick — 85+: 0.9%

Bars are drawn against the largest share shown (23.2%).

Who lives together

Household composition, 2021 Census.

Forestville 40.3% lone person
Forestville — Lone Person: 40.3% Forestville — Couple Families: 35.9% Forestville — One Parent Families: 13.8% Forestville — Group Household: 8.9% Forestville — Other Families: 1.2%
Keswick 38.6% lone person
Keswick — Lone Person: 38.6% Keswick — Couple Families: 32.5% Keswick — One Parent Families: 13.8% Keswick — Group Household: 13.4% Keswick — 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.

Forestville 32.8% renting
Forestville — Owned Outright: 30.7% Forestville — Mortgage: 36.6% Forestville — Renting: 32.8%
Keswick 54.3% renting
Keswick — Owned Outright: 17.0% Keswick — Mortgage: 28.6% Keswick — Renting: 54.3%
Owned outright Mortgage Renting

Qualifications

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

Forestville Keswick
Bachelor Degree 23.8% / 19.9%
Forestville — Bachelor Degree: 23.8% Keswick — Bachelor Degree: 19.9%
Certificate III & IV 11.1% / 10.9%
Forestville — Certificate III & IV: 11.1% Keswick — Certificate III & IV: 10.9%
Postgraduate Degree 10.4% / 9.5%
Forestville — Postgraduate Degree: 10.4% Keswick — Postgraduate Degree: 9.5%
Advanced Diploma / Diploma 7.0% / 8.1%
Forestville — Advanced Diploma / Diploma: 7.0% Keswick — Advanced Diploma / Diploma: 8.1%
Graduate Diploma / Certificate 4.6% / 2.3%
Forestville — Graduate Diploma / Certificate: 4.6% Keswick — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (23.8%).

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.

Forestville Keswick
India 1.7% / 9.3%
Forestville — India: 1.7% Keswick — India: 9.3%
England 4.6% / 2.0%
Forestville — England: 4.6% Keswick — England: 2.0%
Nepal — / 5.2%
Forestville — Nepal: not among its largest Keswick — Nepal: 5.2%
China 0.8% / 3.3%
Forestville — China: 0.8% Keswick — China: 3.3%
Greece 1.8% / 1.3%
Forestville — Greece: 1.8% Keswick — Greece: 1.3%
Sri Lanka — / 2.1%
Forestville — Sri Lanka: not among its largest Keswick — Sri Lanka: 2.1%
Germany 0.9% / —
Forestville — Germany: 0.9% Keswick — Germany: not among its largest

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Forestville 53.5% houses
Forestville — Houses: 53.5% Forestville — Flats / Apartments: 20.4% Forestville — Townhouses: 26.1%
Keswick 47.3% houses
Keswick — Houses: 47.3% Keswick — Flats / Apartments: 33.2% Keswick — Townhouses: 19.4%
Houses Flats / Apartments Townhouses

Property market

Forestville Keswick
Median house price $1,231,000 $1,425,000
Median unit price $650,000 $550,200
Median land price $444,000 —
Typical days to sell (houses) 22 days
from 8 sales
 18 days
from 5 sales

Zoning mix

Keswick has more commercially zoned land (28% vs 6%); Keswick has more industrially zoned land (17% vs 0%).

Forestville Keswick
Residential 89% 29%
Commercial 6% 28%
Infrastructure and transport 5% 25%
Industrial 0% 17%
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

Forestville Keswick
New dwellings approved 273
across Unley
 578
across West Torrens
Approvals change year on year -67% +103%

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.

Forestville Keswick
Houses 2.1%
$645/wk on $1.6M
 —
Units —
same for both

Ranking within SA

Forestville Keswick
House price Higher than 76% of SA Higher than 72% of SA
Income Higher than 81% of SA Higher than 48% of SA
Schools —
same for both
Walkability Higher than 96% of SA Higher than 88% of SA
Affordability Higher than 38% of SA Higher than 14% of SA
EV adoption Higher than 98% of SA
same for both
NBN connectivity Higher than 87% of SA Higher than 86% of SA
Rental yield (houses) Higher than 2% of SA —

Liveability

Forestville scores higher overall (68 vs 44); Forestville is more walkable (86 vs 70).

Forestville Keswick
Grade A C
Score 68/100 44/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 6/10

Risk profile

Keswick carries more crime risk (91 vs 61).

Forestville Keswick
Bushfire None
0/100
same for both
Crime Moderate
61/100
 High
91/100
Flood High
90/100
 High
98/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 6
within 5 km
 8
within 5 km

Schools

Forestville Keswick
Inside the suburb 0 1
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 3.1 km
 3
Adelaide University, Adelaide City Campus, 2.7 km
Full-time students aged 15–24 2.9% 4.2%

Schools in Forestville

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Keswick

  • Richmond Primary School Government · Primary above peers

Amenities in the suburb

Forestville Keswick
Cafes & restaurants 3 2
Parks & reserves 1
same for both
Childcare 0 1
Pharmacies 1 0
Police stations 0 1
Fuel stations 0 1
Waterways 13 6

Mobility

Forestville Keswick
Walkability score 86/100 70/100
Distance to Adelaide 4.4 km
+18% vs other
 3.6 km
Drive time (normal traffic) 8 min 7 min
Public transport score 80/100
Tram · Bus
 94/100
Rail · Bus
Peak arrivals per hour 54.8
7-9am + 5-7pm
 44.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.7%
postcode 5035
same for both
Rooftop solar per 100 dwellings 40
postcode 5035
same for both

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.

Forestville Keswick
Car (driver) 57.9% / 59.4%
Forestville — Car (driver): 57.9% Keswick — Car (driver): 59.4%
Worked from Home 14.9% / 9.4%
Forestville — Worked from Home: 14.9% Keswick — Worked from Home: 9.4%
Bus 4.0% / 12.6%
Forestville — Bus: 4.0% Keswick — Bus: 12.6%
Bicycle 7.4% / 4.3%
Forestville — Bicycle: 7.4% Keswick — Bicycle: 4.3%
Car (passenger) 2.8% / 6.2%
Forestville — Car (passenger): 2.8% Keswick — Car (passenger): 6.2%
Tram / Light Rail 7.9% / —
Forestville — Tram / Light Rail: 7.9% Keswick — Tram / Light Rail: not among its largest
Walked Only 3.1% / 4.8%
Forestville — Walked Only: 3.1% Keswick — Walked Only: 4.8%

Bars are drawn against the largest share shown (59.4%).

Setting

Forestville Keswick
Elevation 31 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 6.8 km 6.7 km

NBN connectivity

Forestville Keswick
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 1%
711 premises
 5%
624 premises

Climate

Forestville Keswick
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)

Forestville Keswick
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

Forestville Keswick
Average residential rate $2,288/yr $1,532/yr
Council Unley West Torrens

Federal electorate

Forestville Keswick
Division Adelaide
same for both
Member Steve Georganas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Forestville Keswick
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Forestville

Inner Luxury Parks Professionals River Townhouses Trams Transport Hub

Keswick

Apartments Easy Commute Inner Multicultural Parks River Trains Transport Hub

More comparisons

Other comparisons with Forestville

Forestville vs Goodwood Forestville vs Millswood Forestville vs Black Forest Forestville vs Wayville Forestville vs Ashford Forestville vs Everard Park

Other comparisons with Keswick

Keswick vs Richmond Keswick vs Kurralta Park Keswick vs Marleston Keswick vs Wayville Keswick vs Ashford
Full data on Forestville Full data on Keswick
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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