Highbury vs Hope Valley

Highbury is the younger of the two, with a median age of 41 against 46 in Hope Valley. In both, the large majority of households own their home and most homes are detached houses. In Highbury, most households are couple families. In Hope Valley, about half of households are people living alone. Houses cost more in Highbury: a median of $1 million, against $885,000 in Hope Valley, and rent is higher there too. On these figures, Highbury tends to suit couples, while Hope Valley suits people living alone and 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

Hope Valley

ahead on 3 of the 6 things we measure here

  • has more childcare (7 vs 2)
  • has more schools inside the suburb (3 vs 1)
  • has more parks and reserves (10 vs 5)
  • But Highbury is already more of a family suburb (73% 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 4 things we measure here

  • Highbury leaves households under less mortgage stress (20% vs 28%)
  • Hope Valley has cheaper houses ($885,000 vs $1,004,500)

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

Renters

Hope Valley

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (23% vs 12%)
  • has cheaper rent ($320/wk vs $369/wk)
  • But Highbury leaves renters under less rental stress (18% vs 25%)

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

Commuting to the city

Hope Valley

ahead on the one thing that separates them

  • is more walkable (76/100 vs 43/100)

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

Downsizers and retirees

Hope Valley

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (27% vs 3%)
  • is more walkable (76/100 vs 43/100)
  • has more residents already 65 and over (32% vs 20%)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Highbury Hope Valley
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.

Highbury Hope Valley
Walkability 43 / 76
Highbury — Walkability: 43/100 Hope Valley — Walkability: 76/100
Safety 61 / 57
Highbury — Safety: 61/100 Hope Valley — Safety: 57/100
Low fire risk 100 / 100
Highbury — Low fire risk: 100/100 Hope Valley — Low fire risk: 100/100
Low flood risk 22 / 31
Highbury — Low flood risk: 22/100 Hope Valley — Low flood risk: 31/100

Demographics

Highbury has higher household incomes ($105,976 vs $66,040); Highbury rents higher ($369/wk vs $320/wk).

Highbury Hope Valley
Population 6,956 8,184
+18% vs other
Population trend (2016 → 2021) +5.6% +3.8%
Median age 41 46
Median household income $105,976/yr
+38% vs other
 $66,040/yr
Median weekly rent $369/wk
+13% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Highbury Hope Valley
0-4 5.3% / 5.0%
Highbury — 0-4: 5.3% Hope Valley — 0-4: 5.0%
5-14 12.6% / 9.9%
Highbury — 5-14: 12.6% Hope Valley — 5-14: 9.9%
15-19 6.9% / 4.3%
Highbury — 15-19: 6.9% Hope Valley — 15-19: 4.3%
20-24 5.9% / 5.0%
Highbury — 20-24: 5.9% Hope Valley — 20-24: 5.0%
25-34 10.6% / 11.6%
Highbury — 25-34: 10.6% Hope Valley — 25-34: 11.6%
35-44 12.6% / 12.1%
Highbury — 35-44: 12.6% Hope Valley — 35-44: 12.1%
45-54 14.1% / 10.5%
Highbury — 45-54: 14.1% Hope Valley — 45-54: 10.5%
55-64 12.4% / 9.8%
Highbury — 55-64: 12.4% Hope Valley — 55-64: 9.8%
65-74 11.8% / 11.8%
Highbury — 65-74: 11.8% Hope Valley — 65-74: 11.8%
75-84 6.4% / 11.6%
Highbury — 75-84: 6.4% Hope Valley — 75-84: 11.6%
85+ 1.3% / 8.2%
Highbury — 85+: 1.3% Hope Valley — 85+: 8.2%

Bars are drawn against the largest share shown (14.1%).

Who lives together

Household composition, 2021 Census.

Highbury 57.4% couple families
Highbury — Couple Families: 57.4% Highbury — Lone Person: 24.6% Highbury — One Parent Families: 15.3% Highbury — Group Household: 2.3% Highbury — Other Families: 0.5%
Hope Valley 36.7% couple families
Hope Valley — Couple Families: 36.7% Hope Valley — Lone Person: 46.2% Hope Valley — One Parent Families: 13.5% Hope Valley — Group Household: 2.7% Hope Valley — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Highbury 12.3% renting
Highbury — Owned Outright: 42.2% Highbury — Mortgage: 45.5% Highbury — Renting: 12.3%
Hope Valley 22.7% renting
Hope Valley — Owned Outright: 38.0% Hope Valley — Mortgage: 39.3% Hope Valley — Renting: 22.7%
Owned outright Mortgage Renting

Qualifications

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

Highbury Hope Valley
Certificate III & IV 14.5% / 15.4%
Highbury — Certificate III & IV: 14.5% Hope Valley — Certificate III & IV: 15.4%
Bachelor Degree 15.7% / 11.5%
Highbury — Bachelor Degree: 15.7% Hope Valley — Bachelor Degree: 11.5%
Advanced Diploma / Diploma 8.7% / 7.9%
Highbury — Advanced Diploma / Diploma: 8.7% Hope Valley — Advanced Diploma / Diploma: 7.9%
Postgraduate Degree 4.5% / 3.4%
Highbury — Postgraduate Degree: 4.5% Hope Valley — Postgraduate Degree: 3.4%
Graduate Diploma / Certificate 2.8% / 1.3%
Highbury — Graduate Diploma / Certificate: 2.8% Hope Valley — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (15.7%).

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.

Highbury Hope Valley
England 5.2% / 7.2%
Highbury — England: 5.2% Hope Valley — England: 7.2%
India 1.7% / 4.1%
Highbury — India: 1.7% Hope Valley — India: 4.1%
Italy 2.2% / 1.7%
Highbury — Italy: 2.2% Hope Valley — Italy: 1.7%
China 0.9% / 1.1%
Highbury — China: 0.9% Hope Valley — China: 1.1%
Germany 0.9% / 1.0%
Highbury — Germany: 0.9% Hope Valley — Germany: 1.0%
South Africa 0.9% / —
Highbury — South Africa: 0.9% Hope Valley — South Africa: not among its largest

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Highbury 97.1% houses
Highbury — Houses: 97.1% Highbury — Townhouses: 2.6% Highbury — Flats / Apartments: 0.3%
Hope Valley 73.2% houses
Hope Valley — Houses: 73.2% Hope Valley — Townhouses: 23.9% Hope Valley — Flats / Apartments: 2.9%
Houses Townhouses Flats / Apartments

Property market

Highbury Hope Valley
Median house price $1,004,500 $885,000
Median unit price $653,000 $629,750
Median land price $530,000 $492,500
Typical days to sell (houses) 18 days
from 82 sales
 18 days
from 69 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.

Highbury Hope Valley
3 bed $905K / $873K
Highbury — 3 bed: $905K (61 sales) Hope Valley — 3 bed: $873K (84 sales)

61 vs 84 sales

4 bed $1.13M / $950K
Highbury — 4 bed: $1.13M (80 sales) Hope Valley — 4 bed: $950K (26 sales)

80 vs 26 sales

5 bed $1.15M / $1.04M
Highbury — 5 bed: $1.15M (9 sales) Hope Valley — 5 bed: $1.04M (6 sales)

9 vs 6 sales

Zoning mix

Highbury Hope Valley
Residential 67% 64%
Infrastructure and transport 1% 35%
Parks and recreation 23% 0%
Industrial 7% 0%
Commercial 2% 1%
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

Highbury Hope Valley
New dwellings approved 574
across Tea Tree Gully
same for both
Approvals change year on year +36%
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.

Highbury Hope Valley
Houses 3.9%
$750/wk on $1M
 4.0%
$678/wk on $875K
Units — 4.6%
$530/wk on $600K

Ranking within SA

Highbury Hope Valley
House price Higher than 57% of SA Higher than 35% of SA
Income Higher than 84% of SA Higher than 33% of SA
Schools — Higher than 38% of SA
Walkability Higher than 78% of SA Higher than 91% of SA
Affordability Higher than 74% of SA Higher than 41% of SA
EV adoption Higher than 83% of SA Higher than 51% of SA
NBN connectivity Higher than 96% of SA Higher than 94% of SA
Rental yield (houses) Higher than 49% of SA Higher than 59% of SA
Rental yield (units) — Higher than 56% of SA

Liveability

Hope Valley is more walkable (76 vs 43); Highbury scores higher overall (59 vs 48).

Highbury Hope Valley
Grade B C
Score 59/100 48/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 5/10

Risk profile

Highbury Hope Valley
Bushfire None
0/100
same for both
Crime Low
39/100
 Moderate
43/100
Flood High
78/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 2
within 5 km

Schools

Highbury Hope Valley
Inside the suburb 1 3
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0 1
Universities within 10 km 1
Adelaide University, Magill Campus, 7.5 km
 2
Adelaide University, Magill Campus, 7.3 km
Full-time students aged 15–24 3.3% 1.6%

Schools in Highbury

  • Highbury Primary School Government · Primary at peers

Schools in Hope Valley

  • Torrens Valley Christian School Independent · Combined at peers
  • Modbury South Primary School Government · Primary below peers
  • Modbury Special School Government · Combined · Special school

Amenities in the suburb

Highbury Hope Valley
Supermarkets 0 1
Cafes & restaurants 0 6
Parks & reserves 5 10
Childcare 2 7
GPs 1
same for both
Pharmacies 0 1
Banks & Bank@Post 1
same for both
Waterways 0 1

Mobility

Highbury Hope Valley
Walkability score 43/100 76/100
Distance to Adelaide 15.3 km
same for both
Drive time (normal traffic) 25 min 24 min
Public transport score 78/100
Bus
same for both
Peak arrivals per hour 86.0
7-9am + 5-7pm
 103.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.3%
postcode 5089
 0.5%
postcode 5090
Rooftop solar per 100 dwellings 69
postcode 5089
 60
postcode 5090

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.

Highbury Hope Valley
Car (driver) 73.7% / 75.4%
Highbury — Car (driver): 73.7% Hope Valley — Car (driver): 75.4%
Worked from Home 12.1% / 9.9%
Highbury — Worked from Home: 12.1% Hope Valley — Worked from Home: 9.9%
Bus 7.6% / 8.5%
Highbury — Bus: 7.6% Hope Valley — Bus: 8.5%
Car (passenger) 5.3% / 4.3%
Highbury — Car (passenger): 5.3% Hope Valley — Car (passenger): 4.3%
Walked Only 0.5% / 1.3%
Highbury — Walked Only: 0.5% Hope Valley — Walked Only: 1.3%
Bicycle 0.6% / 0.3%
Highbury — Bicycle: 0.6% Hope Valley — Bicycle: 0.3%

Bars are drawn against the largest share shown (75.4%).

Setting

Highbury Hope Valley
Elevation 147 m
above sea level, at the suburb centre
 128 m
above sea level, at the suburb centre
Distance to the ocean 15.7 km 13.6 km

NBN connectivity

Highbury Hope Valley
Connectivity score 89/100 84/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 59%
2,776 premises
 42%
4,161 premises

Climate

Highbury Hope Valley
Annual rainfall 404 mm
same for both
Summer max (Jan) 30.4°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Highbury Hope Valley
PM2.5 —
same for both
PM10 —
same for both
NO₂ 0.51 pphm
same for both

Council rates

Highbury Hope Valley
Average residential rate $2,000/yr
same for both
Council Tea Tree Gully
same for both

Federal electorate

Highbury Hope Valley
Division Sturt
same for both
Member Claire Clutterham
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Highbury Hope Valley
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Highbury

Large Blocks Middle-Ring Parks

Hope Valley

Middle-Ring Retirees Townhouses

More comparisons

Other comparisons with Highbury

Highbury vs Athelstone Highbury vs Paradise Highbury vs Dernancourt Highbury vs Vista Highbury vs Houghton Highbury vs Paracombe

Other comparisons with Hope Valley

Hope Valley vs Modbury Hope Valley vs St Agnes Hope Valley vs Dernancourt Hope Valley vs Holden Hill Hope Valley vs Vista
Full data on Highbury Full data on Hope Valley
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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