Hackham West vs Noarlunga Downs

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Noarlunga Downs: a median of $780,000, against $704,000 in Hackham West. Hackham West is closer to the city centre: 29.4 km, against 33.3 km.

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

Noarlunga Downs

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • carries lower crime risk (65/100 vs 79/100)

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

First-home buyers

Hackham West

ahead on 2 of the 3 things we measure here

  • has cheaper units ($400,000 vs $590,000)
  • has cheaper houses ($704,500 vs $780,000)

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

Hackham West

ahead on 2 of the 4 things we measure here

  • is more walkable (80/100 vs 48/100)
  • sits closer to the CBD (29.4 km vs 33.3 km)

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

Downsizers and retirees

They split

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

  • Hackham West is more walkable (80/100 vs 48/100)
  • Noarlunga Downs carries lower crime risk (65/100 vs 79/100)

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

Investors

Hackham West

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.6% vs 4.0%)

Weighs house yield and population growth.

Where they sit

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

Hackham West Noarlunga Downs
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.

Hackham West Noarlunga Downs
Walkability 80 / 48
Hackham West — Walkability: 80/100 Noarlunga Downs — Walkability: 48/100
Safety 21 / 35
Hackham West — Safety: 21/100 Noarlunga Downs — Safety: 35/100
Low fire risk 100 / 62
Hackham West — Low fire risk: 100/100 Noarlunga Downs — Low fire risk: 62/100

Demographics

Noarlunga Downs has higher household incomes ($61,828 vs $48,256); Hackham West skews older (41 vs 39).

Hackham West Noarlunga Downs
Population 3,620 4,031
+11% vs other
Population trend (2016 → 2021) +2.0% +4.8%
Median age 41 39
Median household income $48,256/yr $61,828/yr
+28% vs other
Median weekly rent $238/wk $250/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Hackham West Noarlunga Downs
0-4 4.6% / 5.4%
Hackham West — 0-4: 4.6% Noarlunga Downs — 0-4: 5.4%
5-14 12.3% / 13.0%
Hackham West — 5-14: 12.3% Noarlunga Downs — 5-14: 13.0%
15-19 5.2% / 5.5%
Hackham West — 15-19: 5.2% Noarlunga Downs — 15-19: 5.5%
20-24 6.2% / 6.5%
Hackham West — 20-24: 6.2% Noarlunga Downs — 20-24: 6.5%
25-34 13.8% / 12.9%
Hackham West — 25-34: 13.8% Noarlunga Downs — 25-34: 12.9%
35-44 12.2% / 12.4%
Hackham West — 35-44: 12.2% Noarlunga Downs — 35-44: 12.4%
45-54 13.9% / 12.7%
Hackham West — 45-54: 13.9% Noarlunga Downs — 45-54: 12.7%
55-64 12.7% / 13.2%
Hackham West — 55-64: 12.7% Noarlunga Downs — 55-64: 13.2%
65-74 13.1% / 11.0%
Hackham West — 65-74: 13.1% Noarlunga Downs — 65-74: 11.0%
75-84 4.9% / 6.1%
Hackham West — 75-84: 4.9% Noarlunga Downs — 75-84: 6.1%
85+ 1.0% / 1.4%
Hackham West — 85+: 1.0% Noarlunga Downs — 85+: 1.4%

Bars are drawn against the largest share shown (13.9%).

Who lives together

Household composition, 2021 Census.

Hackham West 43.7% lone person
Hackham West — Lone Person: 43.7% Hackham West — Couple Families: 23.1% Hackham West — One Parent Families: 26.5% Hackham West — Group Household: 4.7% Hackham West — Other Families: 1.9%
Noarlunga Downs 42.0% lone person
Noarlunga Downs — Lone Person: 42.0% Noarlunga Downs — Couple Families: 31.5% Noarlunga Downs — One Parent Families: 20.9% Noarlunga Downs — Group Household: 4.0% Noarlunga Downs — 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.

Hackham West 42.8% renting
Hackham West — Owned Outright: 24.4% Hackham West — Mortgage: 32.8% Hackham West — Renting: 42.8%
Noarlunga Downs 34.7% renting
Noarlunga Downs — Owned Outright: 21.8% Noarlunga Downs — Mortgage: 43.6% Noarlunga Downs — Renting: 34.7%
Owned outright Mortgage Renting

Qualifications

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

Hackham West Noarlunga Downs
Certificate III & IV 18.5% / 19.7%
Hackham West — Certificate III & IV: 18.5% Noarlunga Downs — Certificate III & IV: 19.7%
Bachelor Degree 4.3% / 7.8%
Hackham West — Bachelor Degree: 4.3% Noarlunga Downs — Bachelor Degree: 7.8%
Advanced Diploma / Diploma 4.9% / 6.7%
Hackham West — Advanced Diploma / Diploma: 4.9% Noarlunga Downs — Advanced Diploma / Diploma: 6.7%
Postgraduate Degree 0.7% / 2.0%
Hackham West — Postgraduate Degree: 0.7% Noarlunga Downs — Postgraduate Degree: 2.0%
Graduate Diploma / Certificate 0.7% / 1.1%
Hackham West — Graduate Diploma / Certificate: 0.7% Noarlunga Downs — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (19.7%).

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.

Hackham West Noarlunga Downs
England 7.0% / 9.4%
Hackham West — England: 7.0% Noarlunga Downs — England: 9.4%
New Zealand 1.0% / 1.1%
Hackham West — New Zealand: 1.0% Noarlunga Downs — New Zealand: 1.1%
Scotland 0.8% / 1.1%
Hackham West — Scotland: 0.8% Noarlunga Downs — Scotland: 1.1%
Philippines 1.0% / 0.8%
Hackham West — Philippines: 1.0% Noarlunga Downs — Philippines: 0.8%
Germany 0.6% / 0.8%
Hackham West — Germany: 0.6% Noarlunga Downs — Germany: 0.8%
India 0.3% / 0.9%
Hackham West — India: 0.3% Noarlunga Downs — India: 0.9%

Bars are drawn against the largest share shown (9.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hackham West 80.0% houses
Hackham West — Houses: 80.0% Hackham West — Townhouses: 16.1% Hackham West — Flats / Apartments: 3.8%
Noarlunga Downs 88.5% houses
Noarlunga Downs — Houses: 88.5% Noarlunga Downs — Townhouses: 7.4% Noarlunga Downs — Flats / Apartments: 4.1%
Houses Townhouses Flats / Apartments

Property market

Hackham West Noarlunga Downs
Median house price $704,500 $780,000
Median unit price $400,000 $590,000
Median land price $297,500 —
Typical days to sell (houses) 19 days
from 33 sales
 24 days
from 25 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.

Hackham West Noarlunga Downs
3 bed $701K / $740K
Hackham West — 3 bed: $701K (92 sales) Noarlunga Downs — 3 bed: $740K (43 sales)

92 vs 43 sales

4 bed $710K / $875K
Hackham West — 4 bed: $710K (11 sales) Noarlunga Downs — 4 bed: $875K (25 sales)

11 vs 25 sales

Zoning mix

Noarlunga Downs has more land zoned for conservation (33% vs 0%).

Hackham West Noarlunga Downs
Residential 99% 66%
Environmental 0% 33%
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

Hackham West Noarlunga Downs
New dwellings approved 1,367
across Onkaparinga
same for both
Approvals change year on year +58%
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.

Hackham West Noarlunga Downs
Houses 4.6%
$625/wk on $714K
 4.0%
$600/wk on $786K
Units —
same for both

Ranking within SA

Hackham West Noarlunga Downs
House price Higher than 11% of SA Higher than 12% of SA
Income Higher than 14% of SA Higher than 30% of SA
Schools — Higher than 19% of SA
Walkability Higher than 92% of SA Higher than 80% of SA
Affordability Higher than 31% of SA Higher than 62% of SA
EV adoption Higher than 50% of SA Higher than 78% of SA
NBN connectivity Higher than 79% of SA Higher than 84% of SA
Rental yield (houses) Higher than 90% of SA Higher than 54% of SA

Liveability

Hackham West scores higher overall (41 vs 20); Hackham West is more walkable (80 vs 48).

Hackham West Noarlunga Downs
Grade C D
Score 41/100 20/100
Socio-economic band high-need area
decile 1/10
 below-average income
decile 2/10

Risk profile

Noarlunga Downs carries more bushfire risk (38 vs 0); Hackham West carries more crime risk (79 vs 65).

Hackham West Noarlunga Downs
Bushfire None
0/100
 Low
38/100
Crime High
79/100
 Moderate
65/100
Flood — High
82/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 3
within 5 km

Schools

Hackham West Noarlunga Downs
Inside the suburb 1 3
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0 2

Schools in Hackham West

  • Hackham West School Government · Primary at peers

Schools in Noarlunga Downs

  • Cardijn College - Marian Campus Catholic · Secondary below peers
  • Noarlunga Downs Primary School Government · Primary below peers
  • Sports College South Australia - South Adelaide Football Club Campus Independent · Secondary

Amenities in the suburb

Hackham West Noarlunga Downs
Supermarkets 1 0
Parks & reserves 2 1
Childcare 3 2
GPs 1 0
Fuel stations 0 2
Waterways 0 1

Mobility

Noarlunga Downs sits further from the CBD (33.3 km vs 29.4 km).

Hackham West Noarlunga Downs
Walkability score 80/100 48/100
Distance to Adelaide 29.4 km 33.3 km
+13% vs other
Drive time (normal traffic) 32 min 33 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 71.0
7-9am + 5-7pm
 79.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 5163
 1.0%
postcode 5168
Rooftop solar per 100 dwellings 67
postcode 5163
 69
postcode 5168

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.

Hackham West Noarlunga Downs
Car (driver) 80.1% / 81.2%
Hackham West — Car (driver): 80.1% Noarlunga Downs — Car (driver): 81.2%
Worked from Home 6.1% / 7.0%
Hackham West — Worked from Home: 6.1% Noarlunga Downs — Worked from Home: 7.0%
Car (passenger) 6.7% / 5.3%
Hackham West — Car (passenger): 6.7% Noarlunga Downs — Car (passenger): 5.3%
Train 2.8% / 4.1%
Hackham West — Train: 2.8% Noarlunga Downs — Train: 4.1%
Bus 3.1% / 1.4%
Hackham West — Bus: 3.1% Noarlunga Downs — Bus: 1.4%

Bars are drawn against the largest share shown (81.2%).

Setting

Hackham West Noarlunga Downs
Elevation 79 m
above sea level, at the suburb centre
 11 m
above sea level, at the suburb centre
Distance to the ocean 4.1 km 2.4 km

NBN connectivity

Hackham West Noarlunga Downs
Connectivity score 66/100 73/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 37%
1,758 premises
 50%
1,843 premises

Climate

Hackham West Noarlunga Downs
Annual rainfall 394 mm
same for both
Summer max (Jan) 28.1°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Hackham West Noarlunga Downs
PM2.5 —
same for both
PM10 19.5 µg/m³
same for both
NO₂ 0.34 pphm
same for both

Council rates

Hackham West Noarlunga Downs
Average residential rate $2,008/yr
same for both
Council Onkaparinga
same for both

Federal electorate

Hackham West Noarlunga Downs
Division Kingston
same for both
Member Amanda Rishworth
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Hackham West Noarlunga Downs
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Hackham West

Outer Quiet

Noarlunga Downs

Coastal Large Blocks Outer

More comparisons

Other comparisons with Hackham West

Hackham West vs Morphett Vale Hackham West vs Christie Downs Hackham West vs Hackham Hackham West vs Huntfield Heights Hackham West vs Noarlunga Centre

Other comparisons with Noarlunga Downs

Noarlunga Downs vs Seaford Meadows Noarlunga Downs vs Huntfield Heights Noarlunga Downs vs Port Noarlunga Noarlunga Downs vs Port Noarlunga South Noarlunga Downs vs Old Noarlunga Noarlunga Downs vs Noarlunga Centre
Full data on Hackham West Full data on Noarlunga Downs
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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