Hindmarsh Valley vs Victor Harbor

Hindmarsh Valley is the younger of the two, with a median age of 45 against 59 in Victor Harbor. In both, most households own their home and most homes are detached houses. In Hindmarsh Valley, most households are couple families. In Victor Harbor, most households are people living alone. Houses cost more in Hindmarsh Valley: a median of $1.1 million, against $740,000 in Victor Harbor, and rent is higher there too. On these figures, Hindmarsh Valley tends to suit families with children and couples, while Victor Harbor suits people living alone, older residents, 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 Valley

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (23/100 vs 66/100)
  • is already more of a family suburb (68% vs 36%)
  • has more parks and reserves (18 vs 10)
  • But Victor Harbor has more childcare (5 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

  • Hindmarsh Valley leaves households under less mortgage stress (25% vs 32%)
  • Victor Harbor has cheaper houses ($740,000 vs $1,098,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Victor Harbor

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (30% vs 11%)
  • has cheaper rent ($267/wk vs $305/wk)
  • But Hindmarsh Valley leaves renters under less rental stress (20% vs 30%)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Hindmarsh Valley sits closer to the CBD (80.1 km vs 83.3 km)
  • Victor Harbor is more walkable (44/100 vs 0/100)

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

Downsizers and retirees

Victor Harbor

ahead on 4 of the 5 things we measure here

  • is more walkable (44/100 vs 0/100)
  • has more units and townhouses to downsize into (27% vs 2%)
  • has more GPs (2 vs 0)
  • But Hindmarsh Valley carries lower crime risk (23/100 vs 66/100)

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

Investors

Hindmarsh Valley

ahead on the one thing that separates them

  • is growing faster (36.1% vs 6.8%)

Weighs population growth.

Where they sit

Hindmarsh Valley and Victor Harbor 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 Valley Victor Harbor
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 Valley Victor Harbor
Walkability 0 / 44
Hindmarsh Valley — Walkability: 0/100 Victor Harbor — Walkability: 44/100
Safety 77 / 34
Hindmarsh Valley — Safety: 77/100 Victor Harbor — Safety: 34/100
Low fire risk 73 / 100
Hindmarsh Valley — Low fire risk: 73/100 Victor Harbor — Low fire risk: 100/100
Low flood risk 75 / 23
Hindmarsh Valley — Low flood risk: 75/100 Victor Harbor — Low flood risk: 23/100

Demographics

Victor Harbor has more residents (4,520 vs 648); Hindmarsh Valley has higher household incomes ($77,220 vs $45,864).

Hindmarsh Valley Victor Harbor
Population 648 4,520
+598% vs other
Population trend (2016 → 2021) +36.1% +6.8%
Median age 45 59
Median household income $77,220/yr
+41% vs other
 $45,864/yr
Median weekly rent $305/wk
+12% vs other
 $267/wk

Age profile

Share of residents in each band, 2021 Census.

Hindmarsh Valley Victor Harbor
0-4 5.4% / 3.1%
Hindmarsh Valley — 0-4: 5.4% Victor Harbor — 0-4: 3.1%
5-14 13.0% / 8.8%
Hindmarsh Valley — 5-14: 13.0% Victor Harbor — 5-14: 8.8%
15-19 5.6% / 4.1%
Hindmarsh Valley — 15-19: 5.6% Victor Harbor — 15-19: 4.1%
20-24 5.7% / 3.2%
Hindmarsh Valley — 20-24: 5.7% Victor Harbor — 20-24: 3.2%
25-34 10.3% / 6.7%
Hindmarsh Valley — 25-34: 10.3% Victor Harbor — 25-34: 6.7%
35-44 9.6% / 8.3%
Hindmarsh Valley — 35-44: 9.6% Victor Harbor — 35-44: 8.3%
45-54 13.9% / 9.6%
Hindmarsh Valley — 45-54: 13.9% Victor Harbor — 45-54: 9.6%
55-64 17.4% / 15.6%
Hindmarsh Valley — 55-64: 17.4% Victor Harbor — 55-64: 15.6%
65-74 14.2% / 20.0%
Hindmarsh Valley — 65-74: 14.2% Victor Harbor — 65-74: 20.0%
75-84 2.8% / 13.1%
Hindmarsh Valley — 75-84: 2.8% Victor Harbor — 75-84: 13.1%
85+ — / 7.6%
Hindmarsh Valley — 85+: not among its largest Victor Harbor — 85+: 7.6%

Bars are drawn against the largest share shown (20.0%).

Who lives together

Household composition, 2021 Census.

Hindmarsh Valley 30.0% lone person
Hindmarsh Valley — Lone Person: 30.0% Hindmarsh Valley — Couple Families: 57.7% Hindmarsh Valley — One Parent Families: 10.0% Hindmarsh Valley — Group Household: 2.3% Hindmarsh Valley — Other Families: 0.0%
Victor Harbor 58.9% lone person
Victor Harbor — Lone Person: 58.9% Victor Harbor — Couple Families: 21.4% Victor Harbor — One Parent Families: 14.3% Victor Harbor — Group Household: 3.4% Victor Harbor — Other Families: 2.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hindmarsh Valley 11.3% renting
Hindmarsh Valley — Owned Outright: 42.3% Hindmarsh Valley — Mortgage: 46.5% Hindmarsh Valley — Renting: 11.3%
Victor Harbor 30.3% renting
Victor Harbor — Owned Outright: 47.1% Victor Harbor — Mortgage: 22.6% Victor Harbor — Renting: 30.3%
Owned outright Mortgage Renting

Qualifications

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

Hindmarsh Valley Victor Harbor
Certificate III & IV 21.0% / 17.1%
Hindmarsh Valley — Certificate III & IV: 21.0% Victor Harbor — Certificate III & IV: 17.1%
Advanced Diploma / Diploma 9.6% / 8.7%
Hindmarsh Valley — Advanced Diploma / Diploma: 9.6% Victor Harbor — Advanced Diploma / Diploma: 8.7%
Bachelor Degree 8.8% / 8.5%
Hindmarsh Valley — Bachelor Degree: 8.8% Victor Harbor — Bachelor Degree: 8.5%
Postgraduate Degree 2.2% / 2.2%
Hindmarsh Valley — Postgraduate Degree: 2.2% Victor Harbor — Postgraduate Degree: 2.2%
Graduate Diploma / Certificate 1.5% / 1.4%
Hindmarsh Valley — Graduate Diploma / Certificate: 1.5% Victor Harbor — Graduate Diploma / Certificate: 1.4%

Bars are drawn against the largest share shown (21.0%).

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 Valley Victor Harbor
England 7.9% / 9.7%
Hindmarsh Valley — England: 7.9% Victor Harbor — England: 9.7%
New Zealand 1.1% / 1.0%
Hindmarsh Valley — New Zealand: 1.1% Victor Harbor — New Zealand: 1.0%
Scotland 0.8% / 1.0%
Hindmarsh Valley — Scotland: 0.8% Victor Harbor — Scotland: 1.0%
Germany 0.5% / 0.8%
Hindmarsh Valley — Germany: 0.5% Victor Harbor — Germany: 0.8%
China 0.8% / 0.4%
Hindmarsh Valley — China: 0.8% Victor Harbor — China: 0.4%
Thailand 0.8% / —
Hindmarsh Valley — Thailand: 0.8% Victor Harbor — Thailand: not among its largest
Philippines — / 0.6%
Hindmarsh Valley — Philippines: not among its largest Victor Harbor — Philippines: 0.6%

Bars are drawn against the largest share shown (9.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hindmarsh Valley 98.2% houses
Hindmarsh Valley — Houses: 98.2% Hindmarsh Valley — Townhouses: 1.4% Hindmarsh Valley — Flats / Apartments: 0.5%
Victor Harbor 73.3% houses
Victor Harbor — Houses: 73.3% Victor Harbor — Townhouses: 19.5% Victor Harbor — Flats / Apartments: 7.2%
Houses Townhouses Flats / Apartments

Property market

Hindmarsh Valley Victor Harbor
Median house price $1,098,000 $740,000
Median unit price — $561,000
Median land price $309,880 $352,500
Typical days to sell (houses) 36 days
from 9 sales
 22 days
from 72 sales

Zoning mix

Hindmarsh Valley has more rural and farming land (92% vs 21%).

Hindmarsh Valley Victor Harbor
Rural and farming 92% 21%
Residential 1% 36%
Parks and recreation 0% 20%
Commercial 0% 6%
Industrial 0% 5%
Infrastructure and transport 0% 4%
Environmental 3% 4%
Other and special use 3%
same for both
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 Valley Victor Harbor
New dwellings approved 347
across Victor Harbor
same for both
Approvals change year on year -26%
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 Valley Victor Harbor
Houses — 3.6%
$550/wk on $800K
Units — 3.3%
$455/wk on $710K

Ranking within SA

Hindmarsh Valley Victor Harbor
House price —
same for both
Income Higher than 52% of SA Higher than 11% of SA
Schools — Higher than 10% of SA
Walkability Higher than 7% of SA Higher than 79% of SA
Affordability —
same for both
EV adoption Higher than 63% of SA
same for both
NBN connectivity Higher than 76% of SA Higher than 98% of SA
Rental yield (houses) — Higher than 32% of SA
Rental yield (units) — Higher than 4% of SA

Liveability

Victor Harbor is more walkable (44 vs 0); Hindmarsh Valley scores higher overall (53 vs 25).

Hindmarsh Valley Victor Harbor
Grade B D
Score 53/100 25/100
Socio-economic band advantaged area
decile 7/10
 below-average income
decile 2/10

Risk profile

Hindmarsh Valley carries more bushfire risk (27 vs 0); Victor Harbor carries more flood risk (77 vs 25).

Hindmarsh Valley Victor Harbor
Bushfire Low
27/100
 None
0/100
Crime Low
23/100
 Moderate
66/100
Flood Low
25/100
 High
77/100
Coastal erosion None
0/100
 Moderate
55/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 2
within 5 km

Schools

Hindmarsh Valley Victor Harbor
Inside the suburb 0 3
Rated above peers 0
same for both
Rated at peers 0 3
Rated below peers 0
same for both

Schools in Hindmarsh Valley

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

Schools in Victor Harbor

  • Investigator College Independent · Combined at peers
  • Victor Harbor High School Government · Secondary at peers
  • Victor Harbor Primary School Government · Primary at peers

Amenities in the suburb

Hindmarsh Valley Victor Harbor
Supermarkets 0 3
Cafes & restaurants 0 7
Parks & reserves 18 10
Childcare 0 5
GPs 0 2
Pharmacies 0 4
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 0 7
Fuel stations 0 3
EV chargers 0 3
Waterways 5 2

Mobility

Victor Harbor sits further from the CBD (83.3 km vs 80.1 km).

Hindmarsh Valley Victor Harbor
Walkability score 0/100 44/100
Distance to Adelaide 80.1 km 83.3 km
+4% vs other
Drive time (normal traffic) 71 min 72 min
Electric vehicle share 0.7%
postcode 5211
same for both
Rooftop solar per 100 dwellings 70
postcode 5211
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.

Hindmarsh Valley Victor Harbor
Car (driver) 71.7% / 72.5%
Hindmarsh Valley — Car (driver): 71.7% Victor Harbor — Car (driver): 72.5%
Worked from Home 19.4% / 12.6%
Hindmarsh Valley — Worked from Home: 19.4% Victor Harbor — Worked from Home: 12.6%
Car (passenger) 4.6% / 6.2%
Hindmarsh Valley — Car (passenger): 4.6% Victor Harbor — Car (passenger): 6.2%
Walked Only 1.4% / 7.4%
Hindmarsh Valley — Walked Only: 1.4% Victor Harbor — Walked Only: 7.4%
Bicycle 1.8% / 0.8%
Hindmarsh Valley — Bicycle: 1.8% Victor Harbor — Bicycle: 0.8%

Bars are drawn against the largest share shown (72.5%).

Setting

Hindmarsh Valley Victor Harbor
Elevation 50 m
above sea level, at the suburb centre
 21 m
above sea level, at the suburb centre
Distance to the ocean 8.1 km 1.3 km

NBN connectivity

Hindmarsh Valley Victor Harbor
Connectivity score 58/100 96/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 42%
360 premises
 91%
3,563 premises

Climate

Hindmarsh Valley Victor Harbor
Annual rainfall 786 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Hindmarsh Valley Victor Harbor
Average residential rate $2,533/yr
same for both
Council Victor Harbor
same for both

Federal electorate

Hindmarsh Valley Victor Harbor
Division Mayo
same for both
Member Rebekha Sharkie
same for both
Party Centre Alliance
same for both

First Home Owner Grant

Hindmarsh Valley Victor Harbor
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Hindmarsh Valley

River Rural

Victor Harbor

Coastal Retirees

More comparisons

Other comparisons with Hindmarsh Valley

Hindmarsh Valley vs Port Elliot Hindmarsh Valley vs Hayborough Hindmarsh Valley vs McCracken Hindmarsh Valley vs Lower Inman Valley Hindmarsh Valley vs Chiton Hindmarsh Valley vs Inman Valley

Other comparisons with Victor Harbor

Victor Harbor vs Encounter Bay Victor Harbor vs McCracken Victor Harbor vs Lower Inman Valley Victor Harbor vs Back Valley
Full data on Hindmarsh Valley Full data on Victor Harbor
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or