Kingswood vs Highgate

Highgate is the younger of the two, with a median age of 41 against 49 in Kingswood. In both, the large majority of households own their home and about half of households are couple families. In Highgate, most homes are detached houses. On these figures, Kingswood tends to suit 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

Highgate

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (18/100 vs 60/100)
  • has more separate houses rather than flats (70% vs 53%)
  • But Kingswood has more schools rated above their peers (2 vs 1)

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

First-home buyers

Too close to call

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

Weighs house prices, unit prices, and mortgage stress.

Renters

Kingswood

ahead on the one thing that separates them

  • has cheaper rent ($333/wk vs $360/wk)

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

Commuting to the city

Kingswood

ahead on the one thing that separates them

  • is more walkable (94/100 vs 65/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Kingswood

ahead on 3 of the 5 things we measure here

  • has more residents already 65 and over (30% vs 18%)
  • has more units and townhouses to downsize into (47% vs 30%)
  • is more walkable (94/100 vs 65/100)
  • But Highgate carries lower crime risk (18/100 vs 60/100)

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

Investors

Kingswood

ahead on the one thing that separates them

  • is growing faster (10.5% vs -8.6%)

Weighs population growth.

Where they sit

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

Kingswood Highgate
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.

Kingswood Highgate
Walkability 94 / 65
Kingswood — Walkability: 94/100 Highgate — Walkability: 65/100
Safety 40 / 82
Kingswood — Safety: 40/100 Highgate — Safety: 82/100
Low fire risk 100 / 100
Kingswood — Low fire risk: 100/100 Highgate — Low fire risk: 100/100
Low flood risk 85 / 100
Kingswood — Low flood risk: 85/100 Highgate — Low flood risk: 100/100

Demographics

Kingswood has more residents (2,554 vs 1,504); Kingswood skews older (49 vs 41).

Kingswood Highgate
Population 2,554
+41% vs other
 1,504
Population trend (2016 → 2021) +10.5% -8.6%
Median age 49 41
Median household income $98,696/yr $113,984/yr
+15% vs other
Median weekly rent $333/wk $360/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

Kingswood Highgate
0-4 4.2% / 3.9%
Kingswood — 0-4: 4.2% Highgate — 0-4: 3.9%
5-14 10.6% / 13.9%
Kingswood — 5-14: 10.6% Highgate — 5-14: 13.9%
15-19 6.1% / 7.5%
Kingswood — 15-19: 6.1% Highgate — 15-19: 7.5%
20-24 4.7% / 6.4%
Kingswood — 20-24: 4.7% Highgate — 20-24: 6.4%
25-34 7.7% / 9.3%
Kingswood — 25-34: 7.7% Highgate — 25-34: 9.3%
35-44 11.1% / 13.0%
Kingswood — 35-44: 11.1% Highgate — 35-44: 13.0%
45-54 12.6% / 14.9%
Kingswood — 45-54: 12.6% Highgate — 45-54: 14.9%
55-64 12.2% / 12.7%
Kingswood — 55-64: 12.2% Highgate — 55-64: 12.7%
65-74 12.8% / 10.0%
Kingswood — 65-74: 12.8% Highgate — 65-74: 10.0%
75-84 8.1% / 6.1%
Kingswood — 75-84: 8.1% Highgate — 75-84: 6.1%
85+ 8.9% / 2.1%
Kingswood — 85+: 8.9% Highgate — 85+: 2.1%

Bars are drawn against the largest share shown (14.9%).

Who lives together

Household composition, 2021 Census.

Kingswood 45.9% couple families
Kingswood — Couple Families: 45.9% Kingswood — Lone Person: 37.5% Kingswood — One Parent Families: 12.3% Kingswood — Group Household: 3.2% Kingswood — Other Families: 1.2%
Highgate 50.0% couple families
Highgate — Couple Families: 50.0% Highgate — Lone Person: 33.3% Highgate — One Parent Families: 12.8% Highgate — Group Household: 2.5% Highgate — Other Families: 1.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kingswood 23.0% renting
Kingswood — Owned Outright: 44.3% Kingswood — Mortgage: 32.7% Kingswood — Renting: 23.0%
Highgate 23.6% renting
Highgate — Owned Outright: 41.9% Highgate — Mortgage: 34.5% Highgate — Renting: 23.6%
Owned outright Mortgage Renting

Qualifications

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

Kingswood Highgate
Bachelor Degree 22.9% / 27.3%
Kingswood — Bachelor Degree: 22.9% Highgate — Bachelor Degree: 27.3%
Postgraduate Degree 8.7% / 10.2%
Kingswood — Postgraduate Degree: 8.7% Highgate — Postgraduate Degree: 10.2%
Advanced Diploma / Diploma 7.2% / 7.2%
Kingswood — Advanced Diploma / Diploma: 7.2% Highgate — Advanced Diploma / Diploma: 7.2%
Certificate III & IV 6.5% / 6.3%
Kingswood — Certificate III & IV: 6.5% Highgate — Certificate III & IV: 6.3%
Graduate Diploma / Certificate 3.8% / 3.1%
Kingswood — Graduate Diploma / Certificate: 3.8% Highgate — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (27.3%).

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.

Kingswood Highgate
China 2.0% / 6.6%
Kingswood — China: 2.0% Highgate — China: 6.6%
England 5.1% / 3.0%
Kingswood — England: 5.1% Highgate — England: 3.0%
Malaysia 0.9% / 1.9%
Kingswood — Malaysia: 0.9% Highgate — Malaysia: 1.9%
India 1.2% / 1.3%
Kingswood — India: 1.2% Highgate — India: 1.3%
Italy 1.2% / —
Kingswood — Italy: 1.2% Highgate — Italy: not among its largest
Vietnam — / 0.7%
Kingswood — Vietnam: not among its largest Highgate — Vietnam: 0.7%

Bars are drawn against the largest share shown (6.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kingswood 53.3% houses
Kingswood — Houses: 53.3% Kingswood — Townhouses: 20.8% Kingswood — Flats / Apartments: 25.9%
Highgate 69.6% houses
Highgate — Houses: 69.6% Highgate — Townhouses: 17.8% Highgate — Flats / Apartments: 12.6%
Houses Townhouses Flats / Apartments

Property market

Kingswood Highgate
Median house price $1,700,000 $1,650,000
Median unit price $747,500 $693,693
Median land price —
same for both
Typical days to sell (houses) 22 days
from 19 sales
 22 days
from 16 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.

Kingswood Highgate
3 bed $1.49M / $1.06M
Kingswood — 3 bed: $1.49M (20 sales) Highgate — 3 bed: $1.06M (13 sales)

20 vs 13 sales

4 bed $1.95M / $1.58M
Kingswood — 4 bed: $1.95M (18 sales) Highgate — 4 bed: $1.58M (8 sales)

18 vs 8 sales

5 bed $2.13M / $2.62M
Kingswood — 5 bed: $2.13M (6 sales) Highgate — 5 bed: $2.62M (6 sales)

6 vs 6 sales

Zoning mix

Kingswood Highgate
Residential 93% 86%
Infrastructure and transport 2% 11%
Commercial 2% 3%
Parks and recreation 3% 0%
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

Kingswood Highgate
New dwellings approved 188
across Mitcham
 273
across Unley
Approvals change year on year +32% -67%

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.

Kingswood Highgate
Houses 2.2%
$685/wk on $1.59M
 —
Units 4.4%
$605/wk on $712K
 —

Ranking within SA

Kingswood Highgate
House price Higher than 93% of SA Higher than 96% of SA
Income Higher than 78% of SA Higher than 88% of SA
Schools Higher than 97% of SA —
Walkability Higher than 100% of SA Higher than 86% of SA
Affordability Higher than 7% of SA Higher than 6% of SA
EV adoption Higher than 97% of SA Higher than 95% of SA
NBN connectivity Higher than 88% of SA Higher than 85% of SA
Rental yield (houses) Higher than 5% of SA —
Rental yield (units) Higher than 39% of SA —

Liveability

Kingswood is more walkable (94 vs 65).

Kingswood Highgate
Grade A+
same for both
Score 91/100 87/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Kingswood carries more flood risk (15 vs 0); Kingswood carries more crime risk (60 vs 18).

Kingswood Highgate
Bushfire None
0/100
same for both
Crime Moderate
60/100
 Low
18/100
Flood Low
15/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Kingswood Highgate
Inside the suburb 3 2
Rated above peers 2 1
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 4.8 km
 3
Adelaide University, Adelaide City Campus, 4.1 km
Full-time students aged 15–24 3.7% 5.0%

Schools in Kingswood

  • Mitcham Girls High School Government · Secondary above peers
  • Mitcham Primary School Government · Primary above peers
  • St Joseph's School Catholic · Primary at peers

Schools in Highgate

  • Highgate School Government · Primary above peers
  • Concordia College Independent · Combined at peers

Amenities in the suburb

Kingswood Highgate
Cafes & restaurants 0 1
Parks & reserves 1
same for both
Childcare 3
same for both
GPs 1 0
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 1 0

Mobility

Kingswood Highgate
Walkability score 94/100 65/100
Distance to Adelaide 6 km
+5% vs other
 5.7 km
Drive time (normal traffic) 12 min 11 min
Public transport score 79/100
Bus
 77/100
Bus
Peak arrivals per hour 68.5
7-9am + 5-7pm
 33.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.5%
postcode 5062
 2.0%
postcode 5063
Rooftop solar per 100 dwellings 63
postcode 5062
 44
postcode 5063

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.

Kingswood Highgate
Car (driver) 66.8% / 67.8%
Kingswood — Car (driver): 66.8% Highgate — Car (driver): 67.8%
Worked from Home 16.8% / 15.2%
Kingswood — Worked from Home: 16.8% Highgate — Worked from Home: 15.2%
Bus 4.5% / 6.0%
Kingswood — Bus: 4.5% Highgate — Bus: 6.0%
Car (passenger) 4.5% / 3.1%
Kingswood — Car (passenger): 4.5% Highgate — Car (passenger): 3.1%
Bicycle 2.8% / 4.6%
Kingswood — Bicycle: 2.8% Highgate — Bicycle: 4.6%
Walked Only 3.5% / 3.2%
Kingswood — Walked Only: 3.5% Highgate — Walked Only: 3.2%

Bars are drawn against the largest share shown (67.8%).

Setting

Kingswood Highgate
Elevation 75 m
above sea level, at the suburb centre
 74 m
above sea level, at the suburb centre
Distance to the ocean 9.3 km 10.1 km

NBN connectivity

Kingswood Highgate
Connectivity score 75/100 74/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,089 premises
 17%
715 premises

Climate

Kingswood Highgate
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)

Kingswood Highgate
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

Kingswood Highgate
Average residential rate $2,296/yr $2,288/yr
Council Mitcham Unley

Federal electorate

Kingswood Highgate
Division Boothby Adelaide
Member Louise Miller-Frost Steve Georganas
Party Australian Labor Party
same for both

First Home Owner Grant

Kingswood Highgate
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Kingswood

Inner Parks Premium Professionals Retirees River Townhouses

Highgate

Inner Parks Premium Professionals

More comparisons

Other comparisons with Kingswood

Kingswood vs Malvern Kingswood vs Torrens Park Kingswood vs Hawthorn Kingswood vs Mitcham Kingswood vs Netherby Kingswood vs Unley Park

Other comparisons with Highgate

Highgate vs Fullarton Highgate vs Myrtle Bank Highgate vs Malvern Highgate vs Netherby Highgate vs Urrbrae
Full data on Kingswood Full data on Highgate
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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