Kent Town vs Norwood

Kent Town is the younger of the two, with a median age of 36 against 40 in Norwood. In Kent Town, most households rent, most homes are flats or apartments, and most households are people living alone. In Norwood, about half of households rent and about half of households are people living alone. Houses cost more in Kent Town: a median of $2.25 million, against $1.51 million in Norwood, though rent is higher in Norwood. Kent Town is closer to the city centre: 3 km, against 3.4 km. On these figures, Kent Town tends to suit renters and people living alone, while Norwood suits buyers on a tighter budget.

Kent Town and Norwood are both close to Adelaide's CBD and highly walkable, but they serve different buyer profiles. Norwood is significantly larger with 6354 residents, higher median household income at $91,104, and a stronger liveability score of 78 compared to Kent Town's 61. Kent Town offers higher house prices at $2,250,000 and better rental yields at 4.4%, though it carries higher crime and flood risk ratings. Norwood ranks in the top socio-economic decile and suits buyers prioritising established community amenity, while Kent Town appeals to those seeking stronger investment returns and a smaller, more exclusive setting.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Norwood

ahead on 6 of the 6 things we measure here

  • has more parks and reserves (9 vs 0)
  • has more childcare (6 vs 1)
  • has more separate houses rather than flats (34% vs 8%)

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

First-home buyers

Norwood

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,510,000 vs $2,250,000)
  • has cheaper units ($631,750 vs $768,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Kent Town

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (61% vs 46%)
  • has cheaper rent ($330/wk vs $390/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

Norwood

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 1)
  • carries lower crime risk (78/100 vs 92/100)
  • But Kent Town has more units and townhouses to downsize into (92% vs 65%)

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

Investors

Kent Town

ahead on 2 of the 3 things we measure here

  • is growing faster (19.3% vs 6.7%)
  • returns a higher gross yield on houses (4.4% vs 3.4%)
  • But Norwood returns a higher gross yield on units (4.4% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Kent Town Norwood
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.

Kent Town Norwood
Walkability 93 / 92
Kent Town — Walkability: 93/100 Norwood — Walkability: 92/100
Safety 8 / 22
Kent Town — Safety: 8/100 Norwood — Safety: 22/100
Low fire risk 100 / 100
Kent Town — Low fire risk: 100/100 Norwood — Low fire risk: 100/100
Low flood risk 18 / 29
Kent Town — Low flood risk: 18/100 Norwood — Low flood risk: 29/100

Demographics

Norwood has more residents (6,354 vs 1,443); Norwood has higher household incomes ($91,104 vs $75,972).

Kent Town Norwood
Population 1,443 6,354
+340% vs other
Population trend (2016 → 2021) +19.3% +6.7%
Median age 36 40
Median household income $75,972/yr $91,104/yr
+20% vs other
Median weekly rent $330/wk $390/wk
+18% vs other

Age profile

Share of residents in each band, 2021 Census.

Kent Town Norwood
0-4 2.2% / 3.4%
Kent Town — 0-4: 2.2% Norwood — 0-4: 3.4%
5-14 6.0% / 8.5%
Kent Town — 5-14: 6.0% Norwood — 5-14: 8.5%
15-19 9.2% / 4.0%
Kent Town — 15-19: 9.2% Norwood — 15-19: 4.0%
20-24 8.5% / 7.2%
Kent Town — 20-24: 8.5% Norwood — 20-24: 7.2%
25-34 21.2% / 18.3%
Kent Town — 25-34: 21.2% Norwood — 25-34: 18.3%
35-44 13.2% / 13.9%
Kent Town — 35-44: 13.2% Norwood — 35-44: 13.9%
45-54 11.8% / 11.0%
Kent Town — 45-54: 11.8% Norwood — 45-54: 11.0%
55-64 11.6% / 12.4%
Kent Town — 55-64: 11.6% Norwood — 55-64: 12.4%
65-74 9.5% / 12.3%
Kent Town — 65-74: 9.5% Norwood — 65-74: 12.3%
75-84 5.2% / 6.8%
Kent Town — 75-84: 5.2% Norwood — 75-84: 6.8%
85+ 1.7% / 2.1%
Kent Town — 85+: 1.7% Norwood — 85+: 2.1%

Bars are drawn against the largest share shown (21.2%).

Who lives together

Household composition, 2021 Census.

Kent Town 66.7% lone person
Kent Town — Lone Person: 66.7% Kent Town — Couple Families: 13.1% Kent Town — Group Household: 10.3% Kent Town — One Parent Families: 7.3% Kent Town — Other Families: 2.6%
Norwood 53.4% lone person
Norwood — Lone Person: 53.4% Norwood — Couple Families: 24.7% Norwood — Group Household: 9.7% Norwood — One Parent Families: 10.4% Norwood — Other Families: 1.9%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kent Town 61.1% renting
Kent Town — Owned Outright: 21.7% Kent Town — Mortgage: 17.3% Kent Town — Renting: 61.1%
Norwood 46.4% renting
Norwood — Owned Outright: 32.2% Norwood — Mortgage: 21.5% Norwood — Renting: 46.4%
Owned outright Mortgage Renting

Qualifications

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

Kent Town Norwood
Bachelor Degree 24.9% / 26.4%
Kent Town — Bachelor Degree: 24.9% Norwood — Bachelor Degree: 26.4%
Postgraduate Degree 11.6% / 12.8%
Kent Town — Postgraduate Degree: 11.6% Norwood — Postgraduate Degree: 12.8%
Certificate III & IV 8.1% / 7.6%
Kent Town — Certificate III & IV: 8.1% Norwood — Certificate III & IV: 7.6%
Advanced Diploma / Diploma 7.8% / 7.5%
Kent Town — Advanced Diploma / Diploma: 7.8% Norwood — Advanced Diploma / Diploma: 7.5%
Graduate Diploma / Certificate 3.5% / 3.7%
Kent Town — Graduate Diploma / Certificate: 3.5% Norwood — Graduate Diploma / Certificate: 3.7%

Bars are drawn against the largest share shown (26.4%).

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.

Kent Town Norwood
England 5.6% / 5.0%
Kent Town — England: 5.6% Norwood — England: 5.0%
China 4.2% / 3.7%
Kent Town — China: 4.2% Norwood — China: 3.7%
India 3.8% / 2.8%
Kent Town — India: 3.8% Norwood — India: 2.8%
New Zealand 1.6% / 1.0%
Kent Town — New Zealand: 1.6% Norwood — New Zealand: 1.0%
Malaysia 1.1% / 1.0%
Kent Town — Malaysia: 1.1% Norwood — Malaysia: 1.0%
Italy — / 2.0%
Kent Town — Italy: not among its largest Norwood — Italy: 2.0%
Sri Lanka 1.3% / —
Kent Town — Sri Lanka: 1.3% Norwood — Sri Lanka: not among its largest

Bars are drawn against the largest share shown (5.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kent Town 30.8% townhouses
Kent Town — Townhouses: 30.8% Kent Town — Flats / Apartments: 61.1% Kent Town — Houses: 8.1%
Norwood 50.0% townhouses
Norwood — Townhouses: 50.0% Norwood — Flats / Apartments: 15.4% Norwood — Houses: 34.5%
Townhouses Flats / Apartments Houses

Property market

Kent Town Norwood
Median house price $2,250,000 $1,510,000
Median unit price $768,000 $631,750
Median land price — $1,502,500
Typical days to sell (houses) — 23 days
from 71 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Kent Town Norwood
1 bed $486K / $497K
Kent Town — 1 bed: $486K (8 sales) Norwood — 1 bed: $497K (35 sales)

8 vs 35 sales

2 bed $750K / $727K
Kent Town — 2 bed: $750K (16 sales) Norwood — 2 bed: $727K (87 sales)

16 vs 87 sales

3 bed $1.5M / $1.2M
Kent Town — 3 bed: $1.5M (5 sales) Norwood — 3 bed: $1.2M (23 sales)

5 vs 23 sales

Zoning mix

Kent Town has more commercially zoned land (51% vs 24%).

Kent Town Norwood
Residential 30% 72%
Commercial 51% 24%
Infrastructure and transport 19% 3%
Parks and recreation 0% 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

Kent Town Norwood
New dwellings approved 227
across Norwood Payneham and St Peters
same for both
Approvals change year on year +141%
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.

Kent Town Norwood
Houses 4.4%
$665/wk on $780K
 3.4%
$802/wk on $1.23M
Units 3.9%
$575/wk on $765K
 4.4%
$685/wk on $810K

Ranking within SA

Kent Town Norwood
House price Higher than 99% of SA Higher than 85% of SA
Income Higher than 51% of SA Higher than 70% of SA
Schools — Higher than 96% of SA
Walkability Higher than 99% of SA
same for both
Affordability Higher than 1% of SA Higher than 16% of SA
EV adoption Higher than 95% of SA Higher than 94% of SA
NBN connectivity Higher than 94% of SA Higher than 93% of SA
Rental yield (houses) Higher than 86% of SA Higher than 27% of SA
Rental yield (units) Higher than 11% of SA Higher than 37% of SA

Liveability

Norwood scores higher overall (78 vs 61).

Kent Town Norwood
Grade B A
Score 61/100 78/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 10/10

Risk profile

Kent Town carries more crime risk (92 vs 78); Kent Town carries more flood risk (82 vs 71).

Kent Town Norwood
Bushfire None
0/100
same for both
Crime High
92/100
 High
78/100
Flood High
82/100
 High
71/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

Kent Town Norwood
Inside the suburb 1 3
Rated above peers 1 2
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 1.9 km
 3
Adelaide University, Adelaide City Campus, 2.9 km
Full-time students aged 15–24 5.1% 4.0%

Schools in Kent Town

  • Prince Alfred College Independent · Combined above peers

Schools in Norwood

  • Norwood Primary School Government · Primary above peers
  • St Joseph's Memorial School Catholic · Primary above peers
  • Saint Ignatius' College - Junior School Campus Catholic · Combined

Amenities in the suburb

Kent Town Norwood
Supermarkets 1 3
Cafes & restaurants 7 44
Parks & reserves 0 9
Childcare 1 6
GPs 1 5
Pharmacies 0 5
Police stations 0 1
Banks & Bank@Post 0 8
Fuel stations 1
same for both
EV chargers 0 2
Waterways 1 30

Mobility

Kent Town Norwood
Walkability score 93/100 92/100
Distance to Adelaide 3 km 3.4 km
+13% vs other
Drive time (normal traffic) 7 min 8 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 94.5
7-9am + 5-7pm
 212.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.0%
postcode 5067
same for both
Rooftop solar per 100 dwellings 37
postcode 5067
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.

Kent Town Norwood
Car (driver) 47.9% / 55.1%
Kent Town — Car (driver): 47.9% Norwood — Car (driver): 55.1%
Worked from Home 16.1% / 16.9%
Kent Town — Worked from Home: 16.1% Norwood — Worked from Home: 16.9%
Walked Only 17.9% / 8.6%
Kent Town — Walked Only: 17.9% Norwood — Walked Only: 8.6%
Bus 6.7% / 9.4%
Kent Town — Bus: 6.7% Norwood — Bus: 9.4%
Bicycle 5.5% / 5.1%
Kent Town — Bicycle: 5.5% Norwood — Bicycle: 5.1%

Bars are drawn against the largest share shown (55.1%).

Setting

Kent Town Norwood
Elevation 50 m
above sea level, at the suburb centre
 62 m
above sea level, at the suburb centre
Distance to the ocean 11.1 km 12.2 km

NBN connectivity

Kent Town Norwood
Connectivity score 84/100 81/100
Most common technology Fibre to the curb Hybrid fibre-coaxial
Full-fibre (FTTP) share 33%
1,350 premises
 21%
4,602 premises

Climate

Kent Town Norwood
Annual rainfall 457 mm
same for both
Summer max (Jan) 29.1°C
same for both
Winter min (Jul) 8.5°C
same for both

Air quality (annual mean)

Kent Town Norwood
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

Kent Town Norwood
Average residential rate $1,995/yr
same for both
Council Norwood Payneham and St Peters
same for both

Federal electorate

Kent Town Norwood
Division Sturt
same for both
Member Claire Clutterham
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Kent Town Norwood
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Kent Town

Apartments Cafe Culture Inner Nightlife Parks Premium Professionals River Townhouses

Norwood

Cafe Culture Inner Parks Professionals River Townhouses

More comparisons

Other comparisons with Kent Town

Kent Town vs Adelaide Kent Town vs Rose Park Kent Town vs Stepney Kent Town vs College Park Kent Town vs Hackney

Other comparisons with Norwood

Norwood vs Toorak Gardens Norwood vs Kensington Norwood vs Beulah Park Norwood vs Maylands Norwood vs Rose Park Norwood vs Trinity Gardens
Full data on Kent Town Full data on Norwood
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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