Hay Flat vs Normanville
Hay Flat is the younger of the two, with a median age of 48 against 61 in Normanville. In both, the large majority of households own their home and the large majority of homes are detached houses. In Hay Flat, most households are couple families. In Normanville, most households are people living alone. On these figures, Hay Flat tends to suit share households and couples, while Normanville suits older residents.
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
Hay Flat
ahead on 2 of the 6 things we measure here
- is already more of a family suburb (67% vs 40%)
- has more separate houses rather than flats (100% vs 90%)
- But Normanville carries lower crime risk (43/100 vs 58/100)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs mortgage stress.
Renters
Hay Flat
ahead on 2 of the 2 things we measure here
- leaves renters under less rental stress (17% vs 30%)
- has cheaper rent ($200/wk vs $300/wk)
Weighs rent and rental stress.
Commuting to the city
Normanville
ahead on 3 of the 3 things we measure here
- is more walkable (29/100 vs 10/100)
- has a shorter drive in (73 min vs 108 min)
- sits closer to the CBD (76.4 km vs 101.6 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Normanville
ahead on 3 of the 4 things we measure here
- is more walkable (29/100 vs 10/100)
- has more residents already 65 and over (41% vs 15%)
- carries lower crime risk (43/100 vs 58/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Hay Flat
ahead on the one thing that separates them
- is growing faster (46.9% vs 20.6%)
Weighs population growth.
Where they sit
Hay Flat and Normanville drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Normanville has more residents (1,965 vs 72); Normanville rents higher ($300/wk vs $200/wk).
| Hay Flat | Normanville | |
|---|---|---|
| Population | 72 | 1,965 +2629% vs other |
| Population trend (2016 → 2021) | +46.9% | +20.6% |
| Median age | 48 | 61 |
| Median household income | $61,724/yr +16% vs other | $51,896/yr |
| Median weekly rent | $200/wk | $300/wk +50% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (26.1%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (11.2%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (20.8%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Hay Flat | Normanville | |
|---|---|---|
| Median house price | — | $795,000 |
| Median unit price | — | $542,500 |
| Median land price | — | $310,000 |
| Typical days to sell (houses) | — | 52 days from 39 sales |
Zoning mix
Hay Flat has more rural and farming land (100% vs 68%).
| Hay Flat | Normanville | |
|---|---|---|
| Rural and farming | 100% | 68% |
| Residential | 0% | 17% |
| Environmental | 0% | 7% |
| Commercial | 0% | 5% |
| Parks and recreation | 0% | 3% |
| 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
| Hay Flat | Normanville | |
|---|---|---|
| New dwellings approved | 58 across Yankalilla same for both | |
| Approvals change year on year | -55% same for both | |
Gross rental yield
| Hay Flat | Normanville | |
|---|---|---|
| Houses | — | 3.9% $625/wk on $829K |
| Units | — same for both | |
Ranking within SA
| Hay Flat | Normanville | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 29% of SA | Higher than 17% of SA |
| Schools | — same for both | |
| Walkability | Higher than 63% of SA | Higher than 75% of SA |
| Affordability | — same for both | |
| EV adoption | Higher than 61% of SA same for both | |
| NBN connectivity | Higher than 39% of SA | Higher than 99% of SA |
| Rental yield (houses) | — | Higher than 50% of SA |
Liveability
Normanville is more walkable (29 vs 10).
| Hay Flat | Normanville | |
|---|---|---|
| Grade | — | C |
| Score | — | 47/100 |
| Socio-economic band | mid-range socio-economic decile 5/10 | below-average income decile 3/10 |
Risk profile
Hay Flat carries more crime risk (58 vs 43).
| Hay Flat | Normanville | |
|---|---|---|
| Bushfire | None 0/100 same for both | |
| Crime | Moderate 58/100 | Moderate 43/100 |
| Flood | — | Low 36/100 |
| Coastal erosion | None 0/100 | Low 15/100 |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 0 within 5 km | 1 within 5 km |
Schools
| Hay Flat | Normanville | |
|---|---|---|
| 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 | |
Amenities in the suburb
| Hay Flat | Normanville | |
|---|---|---|
| Supermarkets | 0 | 1 |
| Cafes & restaurants | 0 | 6 |
| Parks & reserves | 4 | 2 |
| Police stations | 0 | 1 |
| Banks & Bank@Post | 0 | 1 |
| EV chargers | 0 | 1 |
| Beaches | 0 | 2 |
| Waterways | 9 | 6 |
Mobility
Hay Flat sits further from the CBD (101.6 km vs 76.4 km).
| Hay Flat | Normanville | |
|---|---|---|
| Walkability score | 10/100 | 29/100 |
| Distance to Adelaide | 101.6 km +25% vs other | 76.4 km |
| Drive time (normal traffic) | 108 min | 73 min |
| Electric vehicle share | 0.7% postcode 5204 same for both | |
| Rooftop solar per 100 dwellings | 63 postcode 5204 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.
Bars are drawn against the largest share shown (74.8%).
Setting
| Hay Flat | Normanville | |
|---|---|---|
| Elevation | 171 m above sea level, at the suburb centre | 13 m above sea level, at the suburb centre |
| Distance to the ocean | 4.9 km | 653 m 761 m to a named beach |
NBN connectivity
| Hay Flat | Normanville | |
|---|---|---|
| Connectivity score | 27/100 | 99/100 |
| Most common technology | Fixed wireless | Fibre to the premises |
| Full-fibre (FTTP) share | 0% 31 premises | 99% 1,501 premises |
Climate
| Hay Flat | Normanville | |
|---|---|---|
| Annual rainfall | 786 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Hay Flat | Normanville | |
|---|---|---|
| Average residential rate | $2,546/yr same for both | |
| Council | Yankalilla same for both | |
Federal electorate
| Hay Flat | Normanville | |
|---|---|---|
| Division | Mayo same for both | |
| Member | Rebekha Sharkie same for both | |
| Party | Centre Alliance same for both | |
First Home Owner Grant
| Hay Flat | Normanville | |
|---|---|---|
| Grant amount | $15,000 same for both | |
| Property price cap | — same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Hay Flat
Other comparisons with Normanville
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.