Middle Beach vs Two Wells

Two Wells is the younger of the two, with a median age of 35 against 49 in Middle Beach. In both, the large majority of households own their home and the large majority of homes are detached houses. In Two Wells, most households are couple families. Houses cost more in Two Wells: a median of $900,000, against $338,000 in Middle Beach. Two Wells is closer to the city centre: 42.3 km, against 49 km. On these figures, Middle Beach tends to suit people living alone, share households, and buyers on a tighter budget, while Two Wells suits families with children and couples.

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

Two Wells

ahead on 6 of the 6 things we measure here

  • has more childcare (6 vs 0)
  • has more parks and reserves (4 vs 1)
  • has more schools inside the suburb (2 vs 0)

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

First-home buyers

Middle Beach

ahead on the one thing that separates them

  • has cheaper houses ($338,000 vs $900,000)

Weighs house prices and mortgage stress.

Renters

Two Wells

ahead on the one thing that separates them

  • leaves renters under less rental stress (16% vs 29%)

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

Commuting to the city

Two Wells

ahead on 2 of the 3 things we measure here

  • is more walkable (21/100 vs 0/100)
  • sits closer to the CBD (42.3 km vs 49 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Two Wells

ahead on 3 of the 5 things we measure here

  • is more walkable (21/100 vs 0/100)
  • has more GPs (3 vs 0)
  • carries lower crime risk (68/100 vs 91/100)
  • But Middle Beach has more units and townhouses to downsize into (17% vs 1%)

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

Investors

Two Wells

ahead on the one thing that separates them

  • is growing faster (26.7% vs 19.0%)

Weighs population growth.

Where they sit

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

Middle Beach Two Wells
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.

Middle Beach Two Wells
Walkability 0 / 21
Middle Beach — Walkability: 0/100 Two Wells — Walkability: 21/100
Safety 9 / 32
Middle Beach — Safety: 9/100 Two Wells — Safety: 32/100
Low fire risk 100 / 87
Middle Beach — Low fire risk: 100/100 Two Wells — Low fire risk: 87/100
Low flood risk 8 / 8
Middle Beach — Low flood risk: 8/100 Two Wells — Low flood risk: 8/100

Demographics

Two Wells has more residents (3,233 vs 94); Two Wells has higher household incomes ($99,112 vs $55,224).

Middle Beach Two Wells
Population 94 3,233
+3339% vs other
Population trend (2016 → 2021) +19.0% +26.7%
Median age 49 35
Median household income $55,224/yr $99,112/yr
+79% vs other
Median weekly rent $305/wk
+2% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Middle Beach Two Wells
0-4 4.3% / 7.3%
Middle Beach — 0-4: 4.3% Two Wells — 0-4: 7.3%
5-14 11.7% / 13.9%
Middle Beach — 5-14: 11.7% Two Wells — 5-14: 13.9%
15-19 3.2% / 6.0%
Middle Beach — 15-19: 3.2% Two Wells — 15-19: 6.0%
20-24 — / 5.8%
Middle Beach — 20-24: not among its largest Two Wells — 20-24: 5.8%
25-34 18.1% / 16.6%
Middle Beach — 25-34: 18.1% Two Wells — 25-34: 16.6%
35-44 7.4% / 12.8%
Middle Beach — 35-44: 7.4% Two Wells — 35-44: 12.8%
45-54 7.4% / 13.1%
Middle Beach — 45-54: 7.4% Two Wells — 45-54: 13.1%
55-64 31.9% / 11.9%
Middle Beach — 55-64: 31.9% Two Wells — 55-64: 11.9%
65-74 8.5% / 8.0%
Middle Beach — 65-74: 8.5% Two Wells — 65-74: 8.0%
75-84 9.6% / 3.2%
Middle Beach — 75-84: 9.6% Two Wells — 75-84: 3.2%
85+ — / 1.0%
Middle Beach — 85+: not among its largest Two Wells — 85+: 1.0%

Bars are drawn against the largest share shown (31.9%).

Who lives together

Household composition, 2021 Census.

Middle Beach 37.0% couple families
Middle Beach — Couple Families: 37.0% Middle Beach — Lone Person: 40.7% Middle Beach — One Parent Families: 11.1% Middle Beach — Group Household: 11.1% Middle Beach — Other Families: 0.0%
Two Wells 56.2% couple families
Two Wells — Couple Families: 56.2% Two Wells — Lone Person: 22.0% Two Wells — One Parent Families: 15.6% Two Wells — Group Household: 3.7% Two Wells — Other Families: 2.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Middle Beach 20.0% renting
Middle Beach — Owned Outright: 43.3% Middle Beach — Mortgage: 36.7% Middle Beach — Renting: 20.0%
Two Wells 11.4% renting
Two Wells — Owned Outright: 22.7% Two Wells — Mortgage: 65.9% Two Wells — Renting: 11.4%
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.

Middle Beach Two Wells
England 10.6% / 3.9%
Middle Beach — England: 10.6% Two Wells — England: 3.9%
Italy — / 1.0%
Middle Beach — Italy: not among its largest Two Wells — Italy: 1.0%
New Zealand — / 0.9%
Middle Beach — New Zealand: not among its largest Two Wells — New Zealand: 0.9%
Vietnam — / 0.7%
Middle Beach — Vietnam: not among its largest Two Wells — Vietnam: 0.7%
Netherlands — / 0.4%
Middle Beach — Netherlands: not among its largest Two Wells — Netherlands: 0.4%

Bars are drawn against the largest share shown (10.6%).

Qualifications

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

Middle Beach Two Wells
Certificate III & IV 20.2% / 20.4%
Middle Beach — Certificate III & IV: 20.2% Two Wells — Certificate III & IV: 20.4%
Advanced Diploma / Diploma 5.3% / 5.5%
Middle Beach — Advanced Diploma / Diploma: 5.3% Two Wells — Advanced Diploma / Diploma: 5.5%
Bachelor Degree — / 4.1%
Middle Beach — Bachelor Degree: not among its largest Two Wells — Bachelor Degree: 4.1%
Postgraduate Degree — / 1.1%
Middle Beach — Postgraduate Degree: not among its largest Two Wells — Postgraduate Degree: 1.1%
Graduate Diploma / Certificate — / 0.8%
Middle Beach — Graduate Diploma / Certificate: not among its largest Two Wells — Graduate Diploma / Certificate: 0.8%

Bars are drawn against the largest share shown (20.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Middle Beach 82.9% houses
Middle Beach — Houses: 82.9% Middle Beach — Flats / Apartments: 17.1% Middle Beach — Townhouses: 0.0%
Two Wells 99.1% houses
Two Wells — Houses: 99.1% Two Wells — Flats / Apartments: 0.5% Two Wells — Townhouses: 0.4%
Houses Flats / Apartments Townhouses

Property market

Middle Beach Two Wells
Median house price $338,000 $900,000
Median unit price —
same for both
Median land price — $925,000
Typical days to sell (houses) — 21 days
from 41 sales

Zoning mix

Middle Beach has more land zoned for conservation (47% vs 1%); Two Wells has more rural and farming land (84% vs 51%).

Middle Beach Two Wells
Rural and farming 51% 84%
Environmental 47% 1%
Residential 0% 12%
Industrial 2% 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

Middle Beach Two Wells
New dwellings approved 106
across Adelaide Plains
same for both
Approvals change year on year -21%
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.

Middle Beach Two Wells
Houses — 3.8%
$750/wk on $1.02M
Units —
same for both

Ranking within SA

Middle Beach Two Wells
House price —
same for both
Income Higher than 20% of SA Higher than 78% of SA
Schools —
same for both
Walkability Higher than 31% of SA Higher than 72% of SA
Affordability —
same for both
EV adoption Higher than 48% of SA Higher than 49% of SA
NBN connectivity Higher than 42% of SA Higher than 82% of SA
Rental yield (houses) — Higher than 44% of SA

Liveability

Two Wells is more walkable (21 vs 0).

Middle Beach Two Wells
Grade — D
Score — 24/100
Socio-economic band mid-range socio-economic
decile 4/10
same for both

Risk profile

Two Wells carries more bushfire risk (13 vs 0); Middle Beach carries more crime risk (91 vs 68).

Middle Beach Two Wells
Bushfire None
0/100
 Low
13/100
Crime High
91/100
 Moderate
68/100
Flood High
92/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 2
within 5 km

Schools

Middle Beach Two Wells
Inside the suburb 0 2
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1

Schools in Middle Beach

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

Schools in Two Wells

  • Two Wells Primary School Government · Primary below peers
  • Xavier College - Two Wells Campus Catholic · Combined

Amenities in the suburb

Middle Beach Two Wells
Parks & reserves 1 4
Childcare 0 6
GPs 0 3
Pharmacies 0 1
Police stations 0 1
Banks & Bank@Post 0 1
Fuel stations 0 1
Waterways 2 11

Mobility

Middle Beach sits further from the CBD (49 km vs 42.3 km).

Middle Beach Two Wells
Walkability score 0/100 21/100
Distance to Adelaide 49 km
+14% vs other
 42.3 km
Drive time (normal traffic) 40 min 36 min
Electric vehicle share 0.4%
postcode 5501
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.

Middle Beach Two Wells
Car (driver) 82.1% / 86.3%
Middle Beach — Car (driver): 82.1% Two Wells — Car (driver): 86.3%
Worked from Home 17.9% / 6.6%
Middle Beach — Worked from Home: 17.9% Two Wells — Worked from Home: 6.6%
Car (passenger) — / 4.4%
Middle Beach — Car (passenger): not among its largest Two Wells — Car (passenger): 4.4%
Walked Only — / 1.4%
Middle Beach — Walked Only: not among its largest Two Wells — Walked Only: 1.4%
Bus — / 1.2%
Middle Beach — Bus: not among its largest Two Wells — Bus: 1.2%

Bars are drawn against the largest share shown (86.3%).

Setting

Middle Beach Two Wells
Elevation 5 m
above sea level, at the suburb centre
 17 m
above sea level, at the suburb centre
Distance to the ocean 3.2 km 9.3 km

NBN connectivity

Middle Beach Two Wells
Connectivity score 28/100 70/100
Most common technology Fixed wireless Fibre to the premises
Full-fibre (FTTP) share 0%
39 premises
 54%
1,660 premises

Climate

Middle Beach Two Wells
Annual rainfall 404 mm
same for both
Summer max (Jan) 30.0°C
same for both
Winter min (Jul) 6.6°C
same for both

Air quality (annual mean)

Middle Beach Two Wells
PM2.5 4.6 µg/m³ 5.5 µg/m³
PM10 18.3 µg/m³ 18.7 µg/m³
NO₂ 0.51 pphm 0.31 pphm

Council rates

Middle Beach Two Wells
Average residential rate $2,698/yr
same for both
Council Adelaide Plains
same for both

Federal electorate

Middle Beach Two Wells
Division Grey
same for both
Member Tom Venning
same for both
Party Liberal
same for both

First Home Owner Grant

Middle Beach Two Wells
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Middle Beach

Outer

Two Wells

Acreage Outer River

More comparisons

Other comparisons with Middle Beach

Middle Beach vs Korunye Middle Beach vs Lower Light Middle Beach vs Port Gawler

Other comparisons with Two Wells

Two Wells vs Lewiston Two Wells vs Virginia Two Wells vs Korunye Two Wells vs Lower Light Two Wells vs Reeves Plains Two Wells vs Port Gawler
Full data on Middle Beach Full data on Two Wells
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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