Hope Valley vs St Agnes

In both, the large majority of households own their home and most homes are detached houses. In Hope Valley, about half of households are people living alone. 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

They split

one each way, out of the 6 things we measure here

  • Hope Valley has more parks and reserves (10 vs 5)
  • St Agnes has more separate houses rather than flats (86% vs 73%)

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

First-home buyers

St Agnes

ahead on 2 of the 4 things we measure here

  • has cheaper land ($320,000 vs $492,500)
  • leaves households under less mortgage stress (22% vs 28%)

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

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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 60/100)

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

Downsizers and retirees

Hope Valley

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (27% vs 14%)
  • carries lower crime risk (43/100 vs 67/100)
  • has more residents already 65 and over (32% vs 23%)

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

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

Hope Valley St Agnes
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.

Hope Valley St Agnes
Walkability 76 / 60
Hope Valley — Walkability: 76/100 St Agnes — Walkability: 60/100
Safety 57 / 33
Hope Valley — Safety: 57/100 St Agnes — Safety: 33/100
Low fire risk 100 / 100
Hope Valley — Low fire risk: 100/100 St Agnes — Low fire risk: 100/100
Low flood risk 31 / 14
Hope Valley — Low flood risk: 31/100 St Agnes — Low flood risk: 14/100

Demographics

Hope Valley has more residents (8,184 vs 4,233); St Agnes has higher household incomes ($80,964 vs $66,040).

Hope Valley St Agnes
Population 8,184
+48% vs other
 4,233
Population trend (2016 → 2021) +3.8% +2.4%
Median age 46 44
Median household income $66,040/yr $80,964/yr
+23% vs other
Median weekly rent $320/wk $340/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Hope Valley St Agnes
0-4 5.0% / 4.9%
Hope Valley — 0-4: 5.0% St Agnes — 0-4: 4.9%
5-14 9.9% / 11.8%
Hope Valley — 5-14: 9.9% St Agnes — 5-14: 11.8%
15-19 4.3% / 4.8%
Hope Valley — 15-19: 4.3% St Agnes — 15-19: 4.8%
20-24 5.0% / 4.9%
Hope Valley — 20-24: 5.0% St Agnes — 20-24: 4.9%
25-34 11.6% / 11.5%
Hope Valley — 25-34: 11.6% St Agnes — 25-34: 11.5%
35-44 12.1% / 12.4%
Hope Valley — 35-44: 12.1% St Agnes — 35-44: 12.4%
45-54 10.5% / 13.0%
Hope Valley — 45-54: 10.5% St Agnes — 45-54: 13.0%
55-64 9.8% / 13.5%
Hope Valley — 55-64: 9.8% St Agnes — 55-64: 13.5%
65-74 11.8% / 11.9%
Hope Valley — 65-74: 11.8% St Agnes — 65-74: 11.9%
75-84 11.6% / 7.4%
Hope Valley — 75-84: 11.6% St Agnes — 75-84: 7.4%
85+ 8.2% / 4.0%
Hope Valley — 85+: 8.2% St Agnes — 85+: 4.0%

Bars are drawn against the largest share shown (13.5%).

Who lives together

Household composition, 2021 Census.

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%
St Agnes 37.5% lone person
St Agnes — Lone Person: 37.5% St Agnes — Couple Families: 41.6% St Agnes — One Parent Families: 17.0% St Agnes — Group Household: 2.9% St Agnes — Other Families: 1.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hope Valley 22.7% renting
Hope Valley — Owned Outright: 38.0% Hope Valley — Mortgage: 39.3% Hope Valley — Renting: 22.7%
St Agnes 17.2% renting
St Agnes — Owned Outright: 40.1% St Agnes — Mortgage: 42.7% St Agnes — Renting: 17.2%
Owned outright Mortgage Renting

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.

Hope Valley St Agnes
England 7.2% / 6.5%
Hope Valley — England: 7.2% St Agnes — England: 6.5%
India 4.1% / 2.3%
Hope Valley — India: 4.1% St Agnes — India: 2.3%
Italy 1.7% / 3.0%
Hope Valley — Italy: 1.7% St Agnes — Italy: 3.0%
China 1.1% / 1.0%
Hope Valley — China: 1.1% St Agnes — China: 1.0%
Germany 1.0% / 0.9%
Hope Valley — Germany: 1.0% St Agnes — Germany: 0.9%

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

Qualifications

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

Hope Valley St Agnes
Certificate III & IV 15.4% / 17.1%
Hope Valley — Certificate III & IV: 15.4% St Agnes — Certificate III & IV: 17.1%
Bachelor Degree 11.5% / 11.9%
Hope Valley — Bachelor Degree: 11.5% St Agnes — Bachelor Degree: 11.9%
Advanced Diploma / Diploma 7.9% / 8.7%
Hope Valley — Advanced Diploma / Diploma: 7.9% St Agnes — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 3.4% / 3.0%
Hope Valley — Postgraduate Degree: 3.4% St Agnes — Postgraduate Degree: 3.0%
Graduate Diploma / Certificate 1.3% / 1.9%
Hope Valley — Graduate Diploma / Certificate: 1.3% St Agnes — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (17.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hope Valley 73.2% houses
Hope Valley — Houses: 73.2% Hope Valley — Townhouses: 23.9% Hope Valley — Flats / Apartments: 2.9%
St Agnes 85.9% houses
St Agnes — Houses: 85.9% St Agnes — Townhouses: 4.1% St Agnes — Flats / Apartments: 10.0%
Houses Townhouses Flats / Apartments

Property market

Hope Valley St Agnes
Median house price $885,000 $849,000
Median unit price $629,750 $585,500
Median land price $492,500 $320,000
Typical days to sell (houses) 18 days
from 69 sales
 20 days
from 34 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.

Hope Valley St Agnes
3 bed $873K / $821K
Hope Valley — 3 bed: $873K (84 sales) St Agnes — 3 bed: $821K (59 sales)

84 vs 59 sales

4 bed $950K / $890K
Hope Valley — 4 bed: $950K (26 sales) St Agnes — 4 bed: $890K (28 sales)

26 vs 28 sales

Zoning mix

St Agnes has more industrially zoned land (16% vs 0%).

Hope Valley St Agnes
Residential 64% 76%
Infrastructure and transport 35% 6%
Industrial 0% 16%
Commercial 1% 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

Hope Valley St Agnes
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.

Hope Valley St Agnes
Houses 4.0%
$678/wk on $875K
 3.9%
$650/wk on $875K
Units 4.6%
$530/wk on $600K
 —

Ranking within SA

Hope Valley St Agnes
House price Higher than 35% of SA Higher than 21% of SA
Income Higher than 33% of SA Higher than 55% of SA
Schools Higher than 38% of SA —
Walkability Higher than 91% of SA Higher than 84% of SA
Affordability Higher than 41% of SA Higher than 81% of SA
EV adoption Higher than 51% of SA Higher than 53% of SA
NBN connectivity Higher than 94% of SA Higher than 90% of SA
Rental yield (houses) Higher than 59% of SA Higher than 46% of SA
Rental yield (units) Higher than 56% of SA —

Liveability

Hope Valley is more walkable (76 vs 60); Hope Valley scores higher overall (48 vs 42).

Hope Valley St Agnes
Grade C
same for both
Score 48/100 42/100
Socio-economic band mid-range socio-economic
decile 5/10
same for both

Risk profile

St Agnes carries more crime risk (67 vs 43); St Agnes carries more flood risk (86 vs 69).

Hope Valley St Agnes
Bushfire None
0/100
same for both
Crime Moderate
43/100
 Moderate
67/100
Flood Moderate
69/100
 High
86/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Hope Valley St Agnes
Inside the suburb 3 2
Rated above peers 0
same for both
Rated at peers 1 2
Rated below peers 1 0
Universities within 10 km 2
Adelaide University, Magill Campus, 7.3 km
 2
Adelaide University, Magill Campus, 9.3 km
Full-time students aged 15–24 1.6% 1.8%

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

Schools in St Agnes

  • Ardtornish Primary School Government · Primary at peers
  • St Agnes School P - 6 Government · Primary at peers

Amenities in the suburb

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

Mobility

Hope Valley St Agnes
Walkability score 76/100 60/100
Distance to Adelaide 15.3 km 16.7 km
+9% vs other
Drive time (normal traffic) 24 min 26 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 103.8
7-9am + 5-7pm
 121.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 5090
 0.5%
postcode 5097
Rooftop solar per 100 dwellings 60
postcode 5090
 63
postcode 5097

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.

Hope Valley St Agnes
Car (driver) 75.4% / 74.5%
Hope Valley — Car (driver): 75.4% St Agnes — Car (driver): 74.5%
Worked from Home 9.9% / 11.4%
Hope Valley — Worked from Home: 9.9% St Agnes — Worked from Home: 11.4%
Bus 8.5% / 8.4%
Hope Valley — Bus: 8.5% St Agnes — Bus: 8.4%
Car (passenger) 4.3% / 3.3%
Hope Valley — Car (passenger): 4.3% St Agnes — Car (passenger): 3.3%
Walked Only 1.3% / 1.6%
Hope Valley — Walked Only: 1.3% St Agnes — Walked Only: 1.6%

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

Setting

Hope Valley St Agnes
Elevation 128 m
above sea level, at the suburb centre
 156 m
above sea level, at the suburb centre
Distance to the ocean 13.6 km 14.4 km

NBN connectivity

Hope Valley St Agnes
Connectivity score 84/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 42%
4,161 premises
 5%
1,971 premises

Climate

Hope Valley St Agnes
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)

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

Council rates

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

Federal electorate

Hope Valley St Agnes
Division Sturt Makin
Member Claire Clutterham Tony Zappia
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Hope Valley

Middle-Ring Retirees Townhouses

St Agnes

Large Blocks Middle-Ring Parks Quiet

More comparisons

Other comparisons with Hope Valley

Hope Valley vs Highbury Hope Valley vs Modbury Hope Valley vs Dernancourt Hope Valley vs Holden Hill Hope Valley vs Vista

Other comparisons with St Agnes

St Agnes vs Modbury St Agnes vs Ridgehaven St Agnes vs Tea Tree Gully St Agnes vs Vista
Full data on Hope Valley Full data on St Agnes
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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