Hindmarsh Island vs Clayton Bay

In both, the large majority of households own their home and the large majority of homes are detached houses. In Hindmarsh Island, about half of households are people living alone. In Clayton Bay, most households are people living alone. Houses cost more in Hindmarsh Island: a median of $825,000, against $505,000 in Clayton Bay, and rent is higher there too. On these figures, Clayton Bay tends to suit people living alone and buyers on a tighter budget.

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

Hindmarsh Island

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (4 vs 1)
  • is already more of a family suburb (48% vs 28%)

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

First-home buyers

Clayton Bay

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($505,000 vs $825,000)
  • has cheaper land ($229,500 vs $285,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Hindmarsh Island has a bigger rental market to choose from (21% vs 9%)
  • Clayton Bay has cheaper rent ($228/wk vs $330/wk)

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

Commuting to the city

Clayton Bay

ahead on the one thing that separates them

  • sits closer to the CBD (89.5 km vs 92.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

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

Hindmarsh Island Clayton Bay
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.

Hindmarsh Island Clayton Bay
Walkability 0 / 0
Hindmarsh Island — Walkability: 0/100 Clayton Bay — Walkability: 0/100
Safety 60 / 59
Hindmarsh Island — Safety: 60/100 Clayton Bay — Safety: 59/100
Low fire risk 87 / 70
Hindmarsh Island — Low fire risk: 87/100 Clayton Bay — Low fire risk: 70/100

Demographics

Hindmarsh Island has more residents (1,846 vs 472); Hindmarsh Island rents higher ($330/wk vs $228/wk).

Hindmarsh Island Clayton Bay
Population 1,846
+74% vs other
 472
Population trend (2016 → 2021) +32.0% +34.9%
Median age 60
same for both
Median household income $58,396/yr
+23% vs other
 $44,876/yr
Median weekly rent $330/wk
+31% vs other
 $228/wk

Age profile

Share of residents in each band, 2021 Census.

Hindmarsh Island Clayton Bay
0-4 2.6% / 3.0%
Hindmarsh Island — 0-4: 2.6% Clayton Bay — 0-4: 3.0%
5-14 8.6% / 6.6%
Hindmarsh Island — 5-14: 8.6% Clayton Bay — 5-14: 6.6%
15-19 3.6% / 2.1%
Hindmarsh Island — 15-19: 3.6% Clayton Bay — 15-19: 2.1%
20-24 2.2% / 0.6%
Hindmarsh Island — 20-24: 2.2% Clayton Bay — 20-24: 0.6%
25-34 6.0% / 5.5%
Hindmarsh Island — 25-34: 6.0% Clayton Bay — 25-34: 5.5%
35-44 7.6% / 5.1%
Hindmarsh Island — 35-44: 7.6% Clayton Bay — 35-44: 5.1%
45-54 9.7% / 12.1%
Hindmarsh Island — 45-54: 9.7% Clayton Bay — 45-54: 12.1%
55-64 19.3% / 24.4%
Hindmarsh Island — 55-64: 19.3% Clayton Bay — 55-64: 24.4%
65-74 26.7% / 26.9%
Hindmarsh Island — 65-74: 26.7% Clayton Bay — 65-74: 26.9%
75-84 11.1% / 9.5%
Hindmarsh Island — 75-84: 11.1% Clayton Bay — 75-84: 9.5%
85+ 2.0% / 3.4%
Hindmarsh Island — 85+: 2.0% Clayton Bay — 85+: 3.4%

Bars are drawn against the largest share shown (26.9%).

Who lives together

Household composition, 2021 Census.

Hindmarsh Island 45.3% lone person
Hindmarsh Island — Lone Person: 45.3% Hindmarsh Island — Couple Families: 30.2% Hindmarsh Island — One Parent Families: 17.4% Hindmarsh Island — Group Household: 6.4% Hindmarsh Island — Other Families: 0.8%
Clayton Bay 67.5% lone person
Clayton Bay — Lone Person: 67.5% Clayton Bay — Couple Families: 22.8% Clayton Bay — One Parent Families: 5.7% Clayton Bay — Group Household: 4.1% Clayton Bay — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hindmarsh Island 20.8% renting
Hindmarsh Island — Owned Outright: 54.1% Hindmarsh Island — Mortgage: 25.2% Hindmarsh Island — Renting: 20.8%
Clayton Bay 9.0% renting
Clayton Bay — Owned Outright: 55.9% Clayton Bay — Mortgage: 35.1% Clayton Bay — Renting: 9.0%
Owned outright Mortgage Renting

Qualifications

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

Hindmarsh Island Clayton Bay
Certificate III & IV 17.8% / 25.4%
Hindmarsh Island — Certificate III & IV: 17.8% Clayton Bay — Certificate III & IV: 25.4%
Advanced Diploma / Diploma 10.5% / 7.6%
Hindmarsh Island — Advanced Diploma / Diploma: 10.5% Clayton Bay — Advanced Diploma / Diploma: 7.6%
Bachelor Degree 9.8% / 7.0%
Hindmarsh Island — Bachelor Degree: 9.8% Clayton Bay — Bachelor Degree: 7.0%
Graduate Diploma / Certificate 2.0% / 2.1%
Hindmarsh Island — Graduate Diploma / Certificate: 2.0% Clayton Bay — Graduate Diploma / Certificate: 2.1%
Postgraduate Degree 2.4% / 1.1%
Hindmarsh Island — Postgraduate Degree: 2.4% Clayton Bay — Postgraduate Degree: 1.1%

Bars are drawn against the largest share shown (25.4%).

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.

Hindmarsh Island Clayton Bay
England 12.1% / 14.0%
Hindmarsh Island — England: 12.1% Clayton Bay — England: 14.0%
New Zealand 1.4% / 1.1%
Hindmarsh Island — New Zealand: 1.4% Clayton Bay — New Zealand: 1.1%
Philippines 0.3% / 1.9%
Hindmarsh Island — Philippines: 0.3% Clayton Bay — Philippines: 1.9%
Netherlands 0.6% / 1.5%
Hindmarsh Island — Netherlands: 0.6% Clayton Bay — Netherlands: 1.5%
Scotland 1.0% / —
Hindmarsh Island — Scotland: 1.0% Clayton Bay — Scotland: not among its largest
Italy 0.5% / —
Hindmarsh Island — Italy: 0.5% Clayton Bay — Italy: not among its largest

Bars are drawn against the largest share shown (14.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hindmarsh Island 87.5% houses
Hindmarsh Island — Houses: 87.5% Hindmarsh Island — Flats / Apartments: 5.2% Hindmarsh Island — Townhouses: 7.3%
Clayton Bay 95.5% houses
Clayton Bay — Houses: 95.5% Clayton Bay — Flats / Apartments: 4.5% Clayton Bay — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Hindmarsh Island Clayton Bay
Median house price $825,000 $505,000
Median unit price —
same for both
Median land price $285,000 $229,500
Typical days to sell (houses) 45 days
from 71 sales
 56 days
from 5 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.

Hindmarsh Island Clayton Bay
3 bed $730K / $470K
Hindmarsh Island — 3 bed: $730K (68 sales) Clayton Bay — 3 bed: $470K (13 sales)

68 vs 13 sales

4 bed $870K / $585K
Hindmarsh Island — 4 bed: $870K (75 sales) Clayton Bay — 4 bed: $585K (7 sales)

75 vs 7 sales

Zoning mix

Hindmarsh Island Clayton Bay
Rural and farming 49% 54%
Environmental 44% 40%
Residential 6% 3%
Other and special use 0% 2%
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

Hindmarsh Island Clayton Bay
New dwellings approved 429
across Alexandrina
same for both
Approvals change year on year +25%
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.

Hindmarsh Island Clayton Bay
Houses 3.6%
$630/wk on $915K
 3.9%
$475/wk on $638K
Units —
same for both

Ranking within SA

Hindmarsh Island Clayton Bay
House price —
same for both
Income Higher than 23% of SA Higher than 10% of SA
Schools —
same for both
Walkability Higher than 37% of SA Higher than 39% of SA
Affordability —
same for both
EV adoption Higher than 59% of SA Higher than 42% of SA
NBN connectivity Higher than 79% of SA Higher than 63% of SA
Rental yield (houses) Higher than 33% of SA Higher than 47% of SA

Liveability

Hindmarsh Island Clayton Bay
Grade C —
Score 44/100 —
Socio-economic band below-average income
decile 3/10
 below-average income
decile 2/10

Risk profile

Clayton Bay carries more bushfire risk (30 vs 13).

Hindmarsh Island Clayton Bay
Bushfire Low
13/100
 Low
30/100
Crime Moderate
40/100
 Moderate
41/100
Flood —
same for both
Coastal erosion Moderate
41/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Hindmarsh Island Clayton Bay
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

Hindmarsh Island Clayton Bay
Parks & reserves 4 1

Mobility

Hindmarsh Island sits further from the CBD (92.4 km vs 89.5 km).

Hindmarsh Island Clayton Bay
Walkability score 0/100
same for both
Distance to Adelaide 92.4 km
+3% vs other
 89.5 km
Drive time (normal traffic) 82 min 84 min
Electric vehicle share 0.6%
postcode 5214
 0.4%
postcode 5256
Rooftop solar per 100 dwellings 73
postcode 5214
 72
postcode 5256

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.

Hindmarsh Island Clayton Bay
Car (driver) 75.9% / 79.9%
Hindmarsh Island — Car (driver): 75.9% Clayton Bay — Car (driver): 79.9%
Worked from Home 14.5% / 14.6%
Hindmarsh Island — Worked from Home: 14.5% Clayton Bay — Worked from Home: 14.6%
Car (passenger) 5.4% / 3.5%
Hindmarsh Island — Car (passenger): 5.4% Clayton Bay — Car (passenger): 3.5%
Walked Only 2.7% / 2.1%
Hindmarsh Island — Walked Only: 2.7% Clayton Bay — Walked Only: 2.1%
Bicycle 1.0% / —
Hindmarsh Island — Bicycle: 1.0% Clayton Bay — Bicycle: not among its largest

Bars are drawn against the largest share shown (79.9%).

Setting

Hindmarsh Island Clayton Bay
Elevation 2 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 3.3 km 6.8 km

NBN connectivity

Hindmarsh Island Clayton Bay
Connectivity score 65/100 30/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 40%
1,642 premises
 0%
425 premises

Climate

Hindmarsh Island Clayton Bay
Annual rainfall 466 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Hindmarsh Island Clayton Bay
Average residential rate $2,523/yr
same for both
Council Alexandrina
same for both

Federal electorate

Hindmarsh Island Clayton Bay
Division Mayo
same for both
Member Rebekha Sharkie
same for both
Party Centre Alliance
same for both

First Home Owner Grant

Hindmarsh Island Clayton Bay
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Hindmarsh Island

Acreage Retirees

Clayton Bay

Affordable Retirees Rural

More comparisons

Other comparisons with Hindmarsh Island

Hindmarsh Island vs Goolwa Hindmarsh Island vs Goolwa North Hindmarsh Island vs Goolwa South Hindmarsh Island vs Currency Creek Hindmarsh Island vs Point Sturt Hindmarsh Island vs Coorong

Other comparisons with Clayton Bay

Clayton Bay vs Milang Clayton Bay vs Currency Creek Clayton Bay vs Finniss Clayton Bay vs Point Sturt
Full data on Hindmarsh Island Full data on Clayton Bay
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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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