Holden Hill vs Hope Valley

Holden Hill is the younger of the two, with a median age of 37 against 46 in Hope Valley. In both, most households own their home and most homes are detached houses. In Hope Valley, about half of households are people living alone. Holden Hill is closer to the city centre: 12.4 km, against 15.3 km. On these figures, Hope Valley tends to suit 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 4 of the 6 things we measure here

  • has more childcare (7 vs 2)
  • has more parks and reserves (10 vs 3)
  • has more schools inside the suburb (3 vs 1)

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

First-home buyers

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Renters

Holden Hill

ahead on the one thing that separates them

  • has a bigger rental market to choose from (36% vs 23%)

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

Commuting to the city

Holden Hill

ahead on the one thing that separates them

  • sits closer to the CBD (12.4 km vs 15.3 km)

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

Downsizers and retirees

Hope Valley

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (32% vs 16%)
  • carries lower crime risk (43/100 vs 84/100)

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

Investors

Holden Hill

ahead on the one thing that separates them

  • is growing faster (12.7% vs 3.8%)

Weighs house yield and population growth.

Where they sit

Holden Hill 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.

Holden Hill 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.

Holden Hill Hope Valley
Walkability 80 / 76
Holden Hill — Walkability: 80/100 Hope Valley — Walkability: 76/100
Safety 16 / 57
Holden Hill — Safety: 16/100 Hope Valley — Safety: 57/100
Low fire risk 100 / 100
Holden Hill — Low fire risk: 100/100 Hope Valley — Low fire risk: 100/100
Low flood risk 73 / 31
Holden Hill — Low flood risk: 73/100 Hope Valley — Low flood risk: 31/100

Demographics

Hope Valley has more residents (8,184 vs 3,716); Hope Valley skews older (46 vs 37).

Holden Hill Hope Valley
Population 3,716 8,184
+120% vs other
Population trend (2016 → 2021) +12.7% +3.8%
Median age 37 46
Median household income $70,876/yr
+7% vs other
 $66,040/yr
Median weekly rent $300/wk $320/wk
+7% vs other

Age profile

Share of residents in each band, 2021 Census.

Holden Hill Hope Valley
0-4 6.8% / 5.0%
Holden Hill — 0-4: 6.8% Hope Valley — 0-4: 5.0%
5-14 10.7% / 9.9%
Holden Hill — 5-14: 10.7% Hope Valley — 5-14: 9.9%
15-19 4.4% / 4.3%
Holden Hill — 15-19: 4.4% Hope Valley — 15-19: 4.3%
20-24 6.6% / 5.0%
Holden Hill — 20-24: 6.6% Hope Valley — 20-24: 5.0%
25-34 16.6% / 11.6%
Holden Hill — 25-34: 16.6% Hope Valley — 25-34: 11.6%
35-44 17.0% / 12.1%
Holden Hill — 35-44: 17.0% Hope Valley — 35-44: 12.1%
45-54 11.8% / 10.5%
Holden Hill — 45-54: 11.8% Hope Valley — 45-54: 10.5%
55-64 10.7% / 9.8%
Holden Hill — 55-64: 10.7% Hope Valley — 55-64: 9.8%
65-74 8.4% / 11.8%
Holden Hill — 65-74: 8.4% Hope Valley — 65-74: 11.8%
75-84 5.3% / 11.6%
Holden Hill — 75-84: 5.3% Hope Valley — 75-84: 11.6%
85+ 1.9% / 8.2%
Holden Hill — 85+: 1.9% Hope Valley — 85+: 8.2%

Bars are drawn against the largest share shown (17.0%).

Who lives together

Household composition, 2021 Census.

Holden Hill 38.2% lone person
Holden Hill — Lone Person: 38.2% Holden Hill — Couple Families: 36.4% Holden Hill — One Parent Families: 17.1% Holden Hill — Group Household: 5.6% Holden Hill — Other Families: 2.7%
Hope Valley 46.2% lone person
Hope Valley — Lone Person: 46.2% Hope Valley — Couple Families: 36.7% Hope Valley — One Parent Families: 13.5% Hope Valley — Group Household: 2.7% Hope Valley — Other Families: 1.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Holden Hill 36.1% renting
Holden Hill — Owned Outright: 26.7% Holden Hill — Mortgage: 37.2% Holden Hill — Renting: 36.1%
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.

Holden Hill Hope Valley
Certificate III & IV 12.8% / 15.4%
Holden Hill — Certificate III & IV: 12.8% Hope Valley — Certificate III & IV: 15.4%
Bachelor Degree 14.1% / 11.5%
Holden Hill — Bachelor Degree: 14.1% Hope Valley — Bachelor Degree: 11.5%
Advanced Diploma / Diploma 7.6% / 7.9%
Holden Hill — Advanced Diploma / Diploma: 7.6% Hope Valley — Advanced Diploma / Diploma: 7.9%
Postgraduate Degree 5.9% / 3.4%
Holden Hill — Postgraduate Degree: 5.9% Hope Valley — Postgraduate Degree: 3.4%
Graduate Diploma / Certificate 1.4% / 1.3%
Holden Hill — Graduate Diploma / Certificate: 1.4% Hope Valley — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (15.4%).

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.

Holden Hill Hope Valley
India 11.4% / 4.1%
Holden Hill — India: 11.4% Hope Valley — India: 4.1%
England 3.6% / 7.2%
Holden Hill — England: 3.6% Hope Valley — England: 7.2%
China 1.9% / 1.1%
Holden Hill — China: 1.9% Hope Valley — China: 1.1%
Italy 1.2% / 1.7%
Holden Hill — Italy: 1.2% Hope Valley — Italy: 1.7%
Philippines 2.0% / 0.6%
Holden Hill — Philippines: 2.0% Hope Valley — Philippines: 0.6%
Sri Lanka 2.0% / —
Holden Hill — Sri Lanka: 2.0% Hope Valley — Sri Lanka: not among its largest
Germany 0.9% / 1.0%
Holden Hill — Germany: 0.9% Hope Valley — Germany: 1.0%

Bars are drawn against the largest share shown (11.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Holden Hill 81.2% houses
Holden Hill — Houses: 81.2% Holden Hill — Townhouses: 13.5% Holden Hill — Flats / Apartments: 5.4%
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

Holden Hill Hope Valley
Median house price $855,000 $885,000
Median unit price $615,000 $629,750
Median land price $559,000 $492,500
Typical days to sell (houses) 18 days
from 33 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.

Holden Hill Hope Valley
3 bed $852K / $873K
Holden Hill — 3 bed: $852K (63 sales) Hope Valley — 3 bed: $873K (84 sales)

63 vs 84 sales

4 bed $890K / $950K
Holden Hill — 4 bed: $890K (13 sales) Hope Valley — 4 bed: $950K (26 sales)

13 vs 26 sales

Zoning mix

Holden Hill has more industrially zoned land (25% vs 0%).

Holden Hill Hope Valley
Residential 71% 64%
Infrastructure and transport 0% 35%
Industrial 25% 0%
Commercial 4% 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

Holden Hill 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.

Holden Hill Hope Valley
Houses 3.9%
$680/wk on $899K
 4.0%
$678/wk on $875K
Units — 4.6%
$530/wk on $600K

Ranking within SA

Holden Hill Hope Valley
House price Higher than 35% of SA
same for both
Income Higher than 40% of SA Higher than 33% of SA
Schools — Higher than 38% of SA
Walkability Higher than 93% of SA Higher than 91% of SA
Affordability Higher than 52% of SA Higher than 41% of SA
EV adoption Higher than 69% of SA Higher than 51% of SA
NBN connectivity Higher than 94% of SA
same for both
Rental yield (houses) Higher than 52% of SA Higher than 59% of SA
Rental yield (units) — Higher than 56% of SA

Liveability

Holden Hill scores higher overall (57 vs 48).

Holden Hill Hope Valley
Grade B C
Score 57/100 48/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 5/10

Risk profile

Hope Valley carries more flood risk (69 vs 27); Holden Hill carries more crime risk (84 vs 43).

Holden Hill Hope Valley
Bushfire None
0/100
same for both
Crime High
84/100
 Moderate
43/100
Flood Low
27/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Holden Hill 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 2
Adelaide University, Magill Campus, 6.4 km
 2
Adelaide University, Magill Campus, 7.3 km
Full-time students aged 15–24 2.2% 1.6%

Schools in Holden Hill

  • Kildare College Catholic · Secondary 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

Holden Hill Hope Valley
Supermarkets 1
same for both
Cafes & restaurants 3 6
Parks & reserves 3 10
Childcare 2 7
GPs 1
same for both
Pharmacies 0 1
Police stations 1 0
Banks & Bank@Post 0 1
Fuel stations 3 0
Waterways 0 1

Mobility

Hope Valley sits further from the CBD (15.3 km vs 12.4 km).

Holden Hill Hope Valley
Walkability score 80/100 76/100
Distance to Adelaide 12.4 km 15.3 km
+23% vs other
Drive time (normal traffic) 20 min 24 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 89.8
7-9am + 5-7pm
 103.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 5088
 0.5%
postcode 5090
Rooftop solar per 100 dwellings 60
postcode 5088
 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.

Holden Hill Hope Valley
Car (driver) 72.8% / 75.4%
Holden Hill — Car (driver): 72.8% Hope Valley — Car (driver): 75.4%
Worked from Home 9.4% / 9.9%
Holden Hill — Worked from Home: 9.4% Hope Valley — Worked from Home: 9.9%
Bus 10.1% / 8.5%
Holden Hill — Bus: 10.1% Hope Valley — Bus: 8.5%
Car (passenger) 5.6% / 4.3%
Holden Hill — Car (passenger): 5.6% Hope Valley — Car (passenger): 4.3%
Walked Only 1.5% / 1.3%
Holden Hill — Walked Only: 1.5% Hope Valley — Walked Only: 1.3%

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

Setting

Holden Hill Hope Valley
Elevation 102 m
above sea level, at the suburb centre
 128 m
above sea level, at the suburb centre
Distance to the ocean 11.9 km 13.6 km

NBN connectivity

Holden Hill Hope Valley
Connectivity score 84/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 33%
2,027 premises
 42%
4,161 premises

Climate

Holden Hill 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)

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Holden Hill

Middle-Ring Multicultural Parks

Hope Valley

Middle-Ring Retirees Townhouses

More comparisons

Other comparisons with Holden Hill

Holden Hill vs Valley View Holden Hill vs Windsor Gardens Holden Hill vs Modbury Holden Hill vs Gilles Plains Holden Hill vs Dernancourt

Other comparisons with Hope Valley

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