Hove vs North Brighton

In both, the large majority of households own their home and most homes are detached houses. In Hove, about half of households are people living alone. Houses cost more in North Brighton: a median of $1.42 million, against $1.29 million in Hove, and rent is higher there too. On these figures, Hove tends to suit people living alone.

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

North Brighton

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (84% vs 60%)
  • is already more of a family suburb (55% vs 46%)
  • But Hove has more childcare (5 vs 1)

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

  • Hove has cheaper houses ($1,288,000 vs $1,424,000)
  • North Brighton leaves households under less mortgage stress (26% vs 31%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Hove

ahead on the one thing that separates them

  • has cheaper rent ($328/wk vs $395/wk)

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

Commuting to the city

Too close to call

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

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

Downsizers and retirees

Hove

ahead on 4 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • has more units and townhouses to downsize into (40% vs 16%)
  • carries lower crime risk (44/100 vs 57/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Hove returns a higher gross yield on houses (4.1% vs 3.0%)
  • North Brighton is growing faster (17.3% vs 6.0%)

Weighs house yield and population growth.

Where they sit

Hove and North Brighton drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Hove North Brighton
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.

Hove North Brighton
Walkability 91 / 87
Hove — Walkability: 91/100 North Brighton — Walkability: 87/100
Safety 56 / 43
Hove — Safety: 56/100 North Brighton — Safety: 43/100
Low fire risk 100 / 100
Hove — Low fire risk: 100/100 North Brighton — Low fire risk: 100/100
Low flood risk 12 / 4
Hove — Low flood risk: 12/100 North Brighton — Low flood risk: 4/100

Demographics

North Brighton rents higher ($395/wk vs $328/wk); North Brighton has higher household incomes ($92,144 vs $76,908).

Hove North Brighton
Population 3,189
+16% vs other
 2,665
Population trend (2016 → 2021) +6.0% +17.3%
Median age 51 49
Median household income $76,908/yr $92,144/yr
+20% vs other
Median weekly rent $328/wk $395/wk
+20% vs other

Age profile

Share of residents in each band, 2021 Census.

Hove North Brighton
0-4 3.4% / 3.0%
Hove — 0-4: 3.4% North Brighton — 0-4: 3.0%
5-14 10.8% / 12.6%
Hove — 5-14: 10.8% North Brighton — 5-14: 12.6%
15-19 5.7% / 6.1%
Hove — 15-19: 5.7% North Brighton — 15-19: 6.1%
20-24 4.8% / 4.6%
Hove — 20-24: 4.8% North Brighton — 20-24: 4.6%
25-34 6.7% / 5.3%
Hove — 25-34: 6.7% North Brighton — 25-34: 5.3%
35-44 10.1% / 11.1%
Hove — 35-44: 10.1% North Brighton — 35-44: 11.1%
45-54 12.8% / 13.9%
Hove — 45-54: 12.8% North Brighton — 45-54: 13.9%
55-64 12.3% / 16.3%
Hove — 55-64: 12.3% North Brighton — 55-64: 16.3%
65-74 14.5% / 16.1%
Hove — 65-74: 14.5% North Brighton — 65-74: 16.1%
75-84 10.7% / 8.4%
Hove — 75-84: 10.7% North Brighton — 75-84: 8.4%
85+ 8.4% / 2.7%
Hove — 85+: 8.4% North Brighton — 85+: 2.7%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Hove 50.4% lone person
Hove — Lone Person: 50.4% Hove — Couple Families: 34.3% Hove — One Parent Families: 11.2% Hove — Group Household: 3.2% Hove — Other Families: 0.8%
North Brighton 37.2% lone person
North Brighton — Lone Person: 37.2% North Brighton — Couple Families: 41.6% North Brighton — One Parent Families: 13.8% North Brighton — Group Household: 5.8% North Brighton — Other Families: 1.6%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hove 24.6% renting
Hove — Owned Outright: 42.0% Hove — Mortgage: 33.4% Hove — Renting: 24.6%
North Brighton 22.2% renting
North Brighton — Owned Outright: 40.0% North Brighton — Mortgage: 37.8% North Brighton — Renting: 22.2%
Owned outright Mortgage Renting

Qualifications

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

Hove North Brighton
Bachelor Degree 17.3% / 16.3%
Hove — Bachelor Degree: 17.3% North Brighton — Bachelor Degree: 16.3%
Certificate III & IV 11.6% / 10.3%
Hove — Certificate III & IV: 11.6% North Brighton — Certificate III & IV: 10.3%
Advanced Diploma / Diploma 10.1% / 8.7%
Hove — Advanced Diploma / Diploma: 10.1% North Brighton — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 6.0% / 5.3%
Hove — Postgraduate Degree: 6.0% North Brighton — Postgraduate Degree: 5.3%
Graduate Diploma / Certificate 3.1% / 2.9%
Hove — Graduate Diploma / Certificate: 3.1% North Brighton — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (17.3%).

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.

Hove North Brighton
England 8.7% / 7.5%
Hove — England: 8.7% North Brighton — England: 7.5%
South Africa 0.7% / 1.4%
Hove — South Africa: 0.7% North Brighton — South Africa: 1.4%
Scotland 0.8% / 1.0%
Hove — Scotland: 0.8% North Brighton — Scotland: 1.0%
China 0.8% / 0.9%
Hove — China: 0.8% North Brighton — China: 0.9%
India 1.0% / 0.7%
Hove — India: 1.0% North Brighton — India: 0.7%
New Zealand 0.6% / 0.8%
Hove — New Zealand: 0.6% North Brighton — New Zealand: 0.8%

Bars are drawn against the largest share shown (8.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Hove 59.7% houses
Hove — Houses: 59.7% Hove — Townhouses: 28.7% Hove — Flats / Apartments: 11.7%
North Brighton 83.6% houses
North Brighton — Houses: 83.6% North Brighton — Townhouses: 15.5% North Brighton — Flats / Apartments: 0.9%
Houses Townhouses Flats / Apartments

Property market

Hove North Brighton
Median house price $1,288,000 $1,424,000
Median unit price $768,000 $840,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 29 sales
 21 days
from 20 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.

Hove North Brighton
3 bed $1.16M / $1.42M
Hove — 3 bed: $1.16M (38 sales) North Brighton — 3 bed: $1.42M (25 sales)

38 vs 25 sales

4 bed $1.4M / $1.4M
Hove — 4 bed: $1.4M (19 sales) North Brighton — 4 bed: $1.4M (23 sales)

19 vs 23 sales

5 bed $1.52M / $1.54M
Hove — 5 bed: $1.52M (5 sales) North Brighton — 5 bed: $1.54M (6 sales)

5 vs 6 sales

Zoning mix

Hove North Brighton
Residential 86% 91%
Parks and recreation 8% 2%
Commercial 6% 1%
Infrastructure and transport 0% 3%
Environmental 0% 3%
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

Hove North Brighton
New dwellings approved 287
across Holdfast Bay
same for both
Approvals change year on year +188%
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.

Hove North Brighton
Houses 4.1%
$835/wk on $1.05M
 3.0%
$830/wk on $1.42M
Units —
same for both

Ranking within SA

Hove North Brighton
House price Higher than 77% of SA Higher than 88% of SA
Income Higher than 52% of SA Higher than 71% of SA
Schools —
same for both
Walkability Higher than 99% of SA Higher than 96% of SA
Affordability Higher than 12% of SA Higher than 11% of SA
EV adoption Higher than 85% of SA
same for both
NBN connectivity Higher than 86% of SA Higher than 92% of SA
Rental yield (houses) Higher than 69% of SA Higher than 16% of SA

Liveability

Hove scores higher overall (69 vs 57).

Hove North Brighton
Grade A B
Score 69/100 57/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 7/10

Risk profile

North Brighton carries more crime risk (57 vs 44).

Hove North Brighton
Bushfire None
0/100
same for both
Crime Moderate
44/100
 Moderate
57/100
Flood High
88/100
 High
96/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Hove North Brighton
Inside the suburb 1 2
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 2
Bedford Park, 4.5 km
 2
Tonsley, 4.6 km
Full-time students aged 15–24 2.4% 2.1%

Schools in Hove

  • McAuley Community School Catholic · Primary below peers

Schools in North Brighton

  • Paringa Park Primary School Government · Primary above peers
  • Brighton Secondary School Government · Secondary at peers

Amenities in the suburb

Hove North Brighton
Supermarkets 1 0
Cafes & restaurants 0 3
Parks & reserves 3 4
Childcare 5 1
GPs 2 0
Pharmacies 2 0
Hospitals 1 0
Banks & Bank@Post 1 0
Fuel stations 0 2

Mobility

Hove North Brighton
Walkability score 91/100 87/100
Distance to Adelaide 14.4 km
+8% vs other
 13.3 km
Drive time (normal traffic) 22 min 21 min
Public transport score 91/100
Rail · Bus
 73/100
Bus
Peak arrivals per hour 47.5
7-9am + 5-7pm
 26.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
postcode 5048
same for both
Rooftop solar per 100 dwellings 57
postcode 5048
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.

Hove North Brighton
Car (driver) 68.4% / 71.4%
Hove — Car (driver): 68.4% North Brighton — Car (driver): 71.4%
Worked from Home 16.5% / 15.2%
Hove — Worked from Home: 16.5% North Brighton — Worked from Home: 15.2%
Train 5.4% / 3.3%
Hove — Train: 5.4% North Brighton — Train: 3.3%
Car (passenger) 4.3% / 4.1%
Hove — Car (passenger): 4.3% North Brighton — Car (passenger): 4.1%
Walked Only 2.2% / 2.5%
Hove — Walked Only: 2.2% North Brighton — Walked Only: 2.5%

Bars are drawn against the largest share shown (71.4%).

Setting

Hove North Brighton
Elevation 15 m
above sea level, at the suburb centre
 14 m
above sea level, at the suburb centre
Distance to the ocean 925 m 877 m

NBN connectivity

Hove North Brighton
Connectivity score 75/100 80/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 1%
1,535 premises
 21%
1,128 premises

Climate

Hove North Brighton
Annual rainfall 394 mm
same for both
Summer max (Jan) 28.1°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Hove North Brighton
PM2.5 6.0 µg/m³
same for both
PM10 17.8 µg/m³
same for both
NO₂ 1.12 pphm
same for both

Council rates

Hove North Brighton
Average residential rate $2,095/yr
same for both
Council Holdfast Bay
same for both

Federal electorate

Hove North Brighton
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Hove North Brighton
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Hove

Coastal Middle-Ring Parks Professionals Retirees Townhouses Trains Transport Hub

North Brighton

Coastal Middle-Ring Parks Premium Professionals Retirees

More comparisons

Other comparisons with Hove

Hove vs Warradale Hove vs Brighton

Other comparisons with North Brighton

North Brighton vs Somerton Park North Brighton vs Warradale
Full data on Hove Full data on North Brighton
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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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