Holden Hill vs Valley View

In both, most households own their home and the large majority of homes are detached houses. Holden Hill is closer to the city centre: 12.4 km, against 14.1 km.

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

Valley View

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (70/100 vs 84/100)
  • is already more of a family suburb (63% vs 54%)
  • has more separate houses rather than flats (95% vs 81%)

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

First-home buyers

Too close to call

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

Weighs house prices and mortgage stress.

Renters

Holden Hill

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (36% vs 21%)
  • has cheaper rent ($300/wk vs $345/wk)

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

Commuting to the city

Holden Hill

ahead on the one thing that separates them

  • is more walkable (80/100 vs 70/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Holden Hill has more units and townhouses to downsize into (19% vs 5%)
  • Valley View has more residents already 65 and over (21% vs 16%)

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 4.8%)

Weighs house yield and population growth.

Where they sit

Holden Hill and Valley View 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 Valley View
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 Valley View
Walkability 80 / 70
Holden Hill — Walkability: 80/100 Valley View — Walkability: 70/100
Safety 16 / 30
Holden Hill — Safety: 16/100 Valley View — Safety: 30/100
Low fire risk 100 / 100
Holden Hill — Low fire risk: 100/100 Valley View — Low fire risk: 100/100
Low flood risk 73 / 40
Holden Hill — Low flood risk: 73/100 Valley View — Low flood risk: 40/100

Demographics

Valley View has more residents (6,405 vs 3,716); Valley View rents higher ($345/wk vs $300/wk).

Holden Hill Valley View
Population 3,716 6,405
+72% vs other
Population trend (2016 → 2021) +12.7% +4.8%
Median age 37 39
Median household income $70,876/yr $77,116/yr
+9% vs other
Median weekly rent $300/wk $345/wk
+15% vs other

Age profile

Share of residents in each band, 2021 Census.

Holden Hill Valley View
0-4 6.8% / 5.9%
Holden Hill — 0-4: 6.8% Valley View — 0-4: 5.9%
5-14 10.7% / 11.6%
Holden Hill — 5-14: 10.7% Valley View — 5-14: 11.6%
15-19 4.4% / 5.1%
Holden Hill — 15-19: 4.4% Valley View — 15-19: 5.1%
20-24 6.6% / 6.8%
Holden Hill — 20-24: 6.6% Valley View — 20-24: 6.8%
25-34 16.6% / 14.3%
Holden Hill — 25-34: 16.6% Valley View — 25-34: 14.3%
35-44 17.0% / 13.9%
Holden Hill — 35-44: 17.0% Valley View — 35-44: 13.9%
45-54 11.8% / 12.4%
Holden Hill — 45-54: 11.8% Valley View — 45-54: 12.4%
55-64 10.7% / 9.2%
Holden Hill — 55-64: 10.7% Valley View — 55-64: 9.2%
65-74 8.4% / 10.5%
Holden Hill — 65-74: 8.4% Valley View — 65-74: 10.5%
75-84 5.3% / 8.6%
Holden Hill — 75-84: 5.3% Valley View — 75-84: 8.6%
85+ 1.9% / 1.9%
Holden Hill — 85+: 1.9% Valley View — 85+: 1.9%

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

Who lives together

Household composition, 2021 Census.

Holden Hill 36.4% couple families
Holden Hill — Couple Families: 36.4% Holden Hill — Lone Person: 38.2% Holden Hill — One Parent Families: 17.1% Holden Hill — Group Household: 5.6% Holden Hill — Other Families: 2.7%
Valley View 43.6% couple families
Valley View — Couple Families: 43.6% Valley View — Lone Person: 30.3% Valley View — One Parent Families: 19.3% Valley View — Group Household: 4.5% Valley View — Other Families: 2.3%
Couple Families Lone Person 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%
Valley View 20.8% renting
Valley View — Owned Outright: 36.5% Valley View — Mortgage: 42.7% Valley View — Renting: 20.8%
Owned outright Mortgage Renting

Qualifications

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

Holden Hill Valley View
Certificate III & IV 12.8% / 15.9%
Holden Hill — Certificate III & IV: 12.8% Valley View — Certificate III & IV: 15.9%
Bachelor Degree 14.1% / 11.9%
Holden Hill — Bachelor Degree: 14.1% Valley View — Bachelor Degree: 11.9%
Advanced Diploma / Diploma 7.6% / 7.5%
Holden Hill — Advanced Diploma / Diploma: 7.6% Valley View — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 5.9% / 4.4%
Holden Hill — Postgraduate Degree: 5.9% Valley View — Postgraduate Degree: 4.4%
Graduate Diploma / Certificate 1.4% / 1.7%
Holden Hill — Graduate Diploma / Certificate: 1.4% Valley View — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (15.9%).

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 Valley View
India 11.4% / 8.3%
Holden Hill — India: 11.4% Valley View — India: 8.3%
England 3.6% / 3.7%
Holden Hill — England: 3.6% Valley View — England: 3.7%
Philippines 2.0% / 1.4%
Holden Hill — Philippines: 2.0% Valley View — Philippines: 1.4%
China 1.9% / 1.1%
Holden Hill — China: 1.9% Valley View — China: 1.1%
Sri Lanka 2.0% / 0.7%
Holden Hill — Sri Lanka: 2.0% Valley View — Sri Lanka: 0.7%
Italy 1.2% / 1.2%
Holden Hill — Italy: 1.2% Valley View — Italy: 1.2%

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%
Valley View 94.6% houses
Valley View — Houses: 94.6% Valley View — Townhouses: 1.7% Valley View — Flats / Apartments: 3.7%
Houses Townhouses Flats / Apartments

Property market

Holden Hill Valley View
Median house price $855,000 $890,000
Median unit price $615,000 —
Median land price $559,000 —
Typical days to sell (houses) 18 days
from 33 sales
 18 days
from 87 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 Valley View
3 bed $852K / $856K
Holden Hill — 3 bed: $852K (63 sales) Valley View — 3 bed: $856K (91 sales)

63 vs 91 sales

4 bed $890K / $929K
Holden Hill — 4 bed: $890K (13 sales) Valley View — 4 bed: $929K (48 sales)

13 vs 48 sales

Zoning mix

Holden Hill has more industrially zoned land (25% vs 1%).

Holden Hill Valley View
Residential 71% 87%
Industrial 25% 1%
Parks and recreation 0% 10%
Commercial 4% 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

Holden Hill Valley View
New dwellings approved 574
across Tea Tree Gully
 949
across Salisbury
Approvals change year on year +36% -30%

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 Valley View
Houses 3.9%
$680/wk on $899K
 4.1%
$690/wk on $884K
Units —
same for both

Ranking within SA

Holden Hill Valley View
House price Higher than 35% of SA Higher than 33% of SA
Income Higher than 40% of SA Higher than 52% of SA
Schools —
same for both
Walkability Higher than 93% of SA Higher than 88% of SA
Affordability Higher than 52% of SA Higher than 66% of SA
EV adoption Higher than 69% of SA Higher than 43% of SA
NBN connectivity Higher than 94% of SA Higher than 97% of SA
Rental yield (houses) Higher than 52% of SA Higher than 61% of SA

Liveability

Holden Hill is more walkable (80 vs 70); Holden Hill scores higher overall (57 vs 51).

Holden Hill Valley View
Grade B
same for both
Score 57/100 51/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 4/10

Risk profile

Valley View carries more flood risk (60 vs 27); Holden Hill carries more crime risk (84 vs 70).

Holden Hill Valley View
Bushfire None
0/100
same for both
Crime High
84/100
 High
70/100
Flood Low
27/100
 Moderate
60/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 3
within 5 km

Schools

Holden Hill Valley View
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 2
Adelaide University, Magill Campus, 6.4 km
 2
Adelaide University, Mawson Lakes Campus, 5.6 km
Full-time students aged 15–24 2.2% 2.3%

Schools in Holden Hill

  • Kildare College Catholic · Secondary at peers

Schools in Valley View

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

Amenities in the suburb

Holden Hill Valley View
Supermarkets 1 2
Cafes & restaurants 3 0
Parks & reserves 3 5
Childcare 2
same for both
GPs 1 0
Police stations 1 0
Fuel stations 3 2
Waterways 0 5

Mobility

Holden Hill Valley View
Walkability score 80/100 70/100
Distance to Adelaide 12.4 km 14.1 km
+14% vs other
Drive time (normal traffic) 20 min 23 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 89.8
7-9am + 5-7pm
 144.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 5088
 0.4%
postcode 5093
Rooftop solar per 100 dwellings 60
postcode 5088
 65
postcode 5093

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 Valley View
Car (driver) 72.8% / 76.7%
Holden Hill — Car (driver): 72.8% Valley View — Car (driver): 76.7%
Bus 10.1% / 8.0%
Holden Hill — Bus: 10.1% Valley View — Bus: 8.0%
Worked from Home 9.4% / 8.4%
Holden Hill — Worked from Home: 9.4% Valley View — Worked from Home: 8.4%
Car (passenger) 5.6% / 5.1%
Holden Hill — Car (passenger): 5.6% Valley View — Car (passenger): 5.1%
Walked Only 1.5% / 0.9%
Holden Hill — Walked Only: 1.5% Valley View — Walked Only: 0.9%

Bars are drawn against the largest share shown (76.7%).

Setting

Holden Hill Valley View
Elevation 102 m
above sea level, at the suburb centre
 92 m
above sea level, at the suburb centre
Distance to the ocean 11.9 km 10.4 km

NBN connectivity

Holden Hill Valley View
Connectivity score 84/100 94/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 33%
2,027 premises
 75%
2,774 premises

Climate

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

Council rates

Holden Hill Valley View
Average residential rate $2,000/yr $1,722/yr
Council Tea Tree Gully Salisbury

Federal electorate

Holden Hill Valley View
Division Sturt Makin
Member Claire Clutterham Tony Zappia
Party Australian Labor Party
same for both

First Home Owner Grant

Holden Hill Valley View
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

Valley View

Middle-Ring Parks River

More comparisons

Other comparisons with Holden Hill

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

Other comparisons with Valley View

Valley View vs Ingle Farm Valley View vs Modbury Valley View vs Gilles Plains Valley View vs Oakden Valley View vs Walkley Heights Valley View vs Para Vista
Full data on Holden Hill Full data on Valley View
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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