Millswood vs Black Forest

Black Forest is the younger of the two, with a median age of 39 against 45 in Millswood. In both, most households own their home and most homes are detached houses. In Millswood, about half of households are couple families. Houses cost more in Millswood: a median of $1.94 million, against $1.5 million in Black Forest, and rent is higher there too. Millswood is closer to the city centre: 4.4 km, against 5.7 km. On these figures, Millswood tends to suit couples, while Black Forest suits people living alone and buyers on a tighter budget.

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

  • Millswood has more separate houses rather than flats (90% vs 59%)
  • Black Forest has more schools rated above their peers (1 vs 0)

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

First-home buyers

Millswood

ahead on 2 of the 3 things we measure here

  • leaves households under less mortgage stress (18% vs 24%)
  • has cheaper units ($508,000 vs $625,000)
  • But Black Forest has cheaper houses ($1,500,000 vs $1,939,750)

Weighs house prices, unit prices, and mortgage stress.

Renters

Black Forest

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (40% vs 14%)
  • has cheaper rent ($290/wk vs $420/wk)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Millswood is more walkable (88/100 vs 67/100)
  • Black Forest gets more of its commuters onto trains and trams (10% vs 5%)

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

Downsizers and retirees

Black Forest

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (41% vs 10%)
  • carries lower crime risk (32/100 vs 47/100)
  • But Millswood is more walkable (88/100 vs 67/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Millswood Black Forest
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.

Millswood Black Forest
Walkability 88 / 67
Millswood — Walkability: 88/100 Black Forest — Walkability: 67/100
Safety 53 / 68
Millswood — Safety: 53/100 Black Forest — Safety: 68/100
Low fire risk 100 / 100
Millswood — Low fire risk: 100/100 Black Forest — Low fire risk: 100/100
Low flood risk 16 / 67
Millswood — Low flood risk: 16/100 Black Forest — Low flood risk: 67/100

Demographics

Millswood has higher household incomes ($147,472 vs $86,528); Millswood rents higher ($420/wk vs $290/wk).

Millswood Black Forest
Population 2,173
+9% vs other
 1,982
Population trend (2016 → 2021) +1.5% +2.5%
Median age 45 39
Median household income $147,472/yr
+41% vs other
 $86,528/yr
Median weekly rent $420/wk
+31% vs other
 $290/wk

Age profile

Share of residents in each band, 2021 Census.

Millswood Black Forest
0-4 3.8% / 4.8%
Millswood — 0-4: 3.8% Black Forest — 0-4: 4.8%
5-14 13.8% / 10.1%
Millswood — 5-14: 13.8% Black Forest — 5-14: 10.1%
15-19 7.2% / 5.1%
Millswood — 15-19: 7.2% Black Forest — 15-19: 5.1%
20-24 6.5% / 6.9%
Millswood — 20-24: 6.5% Black Forest — 20-24: 6.9%
25-34 7.6% / 16.9%
Millswood — 25-34: 7.6% Black Forest — 25-34: 16.9%
35-44 10.3% / 13.0%
Millswood — 35-44: 10.3% Black Forest — 35-44: 13.0%
45-54 14.9% / 12.4%
Millswood — 45-54: 14.9% Black Forest — 45-54: 12.4%
55-64 14.8% / 13.3%
Millswood — 55-64: 14.8% Black Forest — 55-64: 13.3%
65-74 12.1% / 10.8%
Millswood — 65-74: 12.1% Black Forest — 65-74: 10.8%
75-84 7.4% / 5.0%
Millswood — 75-84: 7.4% Black Forest — 75-84: 5.0%
85+ 1.7% / 1.5%
Millswood — 85+: 1.7% Black Forest — 85+: 1.5%

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Millswood 54.8% couple families
Millswood — Couple Families: 54.8% Millswood — Lone Person: 30.1% Millswood — One Parent Families: 12.1% Millswood — Group Household: 2.0% Millswood — Other Families: 1.1%
Black Forest 35.4% couple families
Black Forest — Couple Families: 35.4% Black Forest — Lone Person: 43.7% Black Forest — One Parent Families: 11.7% Black Forest — Group Household: 6.9% Black Forest — Other Families: 2.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Millswood 14.0% renting
Millswood — Owned Outright: 51.3% Millswood — Mortgage: 34.7% Millswood — Renting: 14.0%
Black Forest 40.1% renting
Black Forest — Owned Outright: 34.4% Black Forest — Mortgage: 25.5% Black Forest — Renting: 40.1%
Owned outright Mortgage Renting

Qualifications

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

Millswood Black Forest
Bachelor Degree 24.1% / 22.5%
Millswood — Bachelor Degree: 24.1% Black Forest — Bachelor Degree: 22.5%
Postgraduate Degree 9.7% / 9.6%
Millswood — Postgraduate Degree: 9.7% Black Forest — Postgraduate Degree: 9.6%
Certificate III & IV 6.6% / 9.7%
Millswood — Certificate III & IV: 6.6% Black Forest — Certificate III & IV: 9.7%
Advanced Diploma / Diploma 7.5% / 7.3%
Millswood — Advanced Diploma / Diploma: 7.5% Black Forest — Advanced Diploma / Diploma: 7.3%
Graduate Diploma / Certificate 4.7% / 4.8%
Millswood — Graduate Diploma / Certificate: 4.7% Black Forest — Graduate Diploma / Certificate: 4.8%

Bars are drawn against the largest share shown (24.1%).

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.

Millswood Black Forest
England 4.5% / 3.6%
Millswood — England: 4.5% Black Forest — England: 3.6%
India 0.9% / 3.8%
Millswood — India: 0.9% Black Forest — India: 3.8%
China 1.0% / 1.9%
Millswood — China: 1.0% Black Forest — China: 1.9%
Greece 1.1% / 1.5%
Millswood — Greece: 1.1% Black Forest — Greece: 1.5%
Nepal — / 2.6%
Millswood — Nepal: not among its largest Black Forest — Nepal: 2.6%
New Zealand 0.9% / 0.6%
Millswood — New Zealand: 0.9% Black Forest — New Zealand: 0.6%
Scotland 1.0% / —
Millswood — Scotland: 1.0% Black Forest — Scotland: not among its largest

Bars are drawn against the largest share shown (4.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Millswood 90.1% houses
Millswood — Houses: 90.1% Millswood — Flats / Apartments: 4.3% Millswood — Townhouses: 5.6%
Black Forest 58.7% houses
Black Forest — Houses: 58.7% Black Forest — Flats / Apartments: 32.9% Black Forest — Townhouses: 8.4%
Houses Flats / Apartments Townhouses

Property market

Millswood Black Forest
Median house price $1,939,750 $1,500,000
Median unit price $508,000 $625,000
Median land price —
same for both
Typical days to sell (houses) 28 days
from 20 sales
 16 days
from 11 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.

Millswood Black Forest
3 bed $1.89M / $1.65M
Millswood — 3 bed: $1.89M (24 sales) Black Forest — 3 bed: $1.65M (14 sales)

24 vs 14 sales

4 bed $2.15M / $1.68M
Millswood — 4 bed: $2.15M (5 sales) Black Forest — 4 bed: $1.68M (7 sales)

5 vs 7 sales

Zoning mix

Millswood Black Forest
Residential 95% 90%
Industrial 0% 5%
Commercial 0% 5%
Parks and recreation 4% 0%
Infrastructure and transport 1% 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

Millswood Black Forest
New dwellings approved 273
across Unley
same for both
Approvals change year on year -67%
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.

Millswood Black Forest
Houses — 2.1%
$650/wk on $1.63M
Units —
same for both

Ranking within SA

Millswood Black Forest
House price Higher than 89% of SA Higher than 74% of SA
Income Higher than 98% of SA Higher than 64% of SA
Schools —
same for both
Walkability Higher than 97% of SA Higher than 87% of SA
Affordability Higher than 53% of SA Higher than 21% of SA
EV adoption Higher than 91% of SA Higher than 98% of SA
NBN connectivity Higher than 87% of SA Higher than 88% of SA
Rental yield (houses) — Higher than 1% of SA

Liveability

Millswood is more walkable (88 vs 67).

Millswood Black Forest
Grade A
same for both
Score 80/100 77/100
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 8/10

Risk profile

Millswood carries more flood risk (84 vs 33); Millswood carries more crime risk (47 vs 32).

Millswood Black Forest
Bushfire None
0/100
same for both
Crime Moderate
47/100
 Low
32/100
Flood High
84/100
 Low
33/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 5
within 5 km

Schools

Millswood Black Forest
Inside the suburb 0 1
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 3.3 km
 3
Adelaide University, Adelaide City Campus, 4.2 km
Full-time students aged 15–24 4.1% 3.6%

Schools in Millswood

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

Schools in Black Forest

  • Black Forest Primary School Government · Primary above peers

Amenities in the suburb

Millswood Black Forest
Cafes & restaurants 2 5
Parks & reserves 3
same for both
Childcare 0 2
Banks & Bank@Post 0 1
Waterways 8 0

Mobility

Millswood Black Forest
Walkability score 88/100 67/100
Distance to Adelaide 4.4 km 5.7 km
+30% vs other
Drive time (normal traffic) 9 min 11 min
Public transport score 91/100
Rail · Bus
 96/100
Rail · Tram · Bus
Peak arrivals per hour 30.2
7-9am + 5-7pm
 44.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.7%
postcode 5034
 2.7%
postcode 5035
Rooftop solar per 100 dwellings 51
postcode 5034
 40
postcode 5035

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.

Millswood Black Forest
Car (driver) 60.7% / 62.7%
Millswood — Car (driver): 60.7% Black Forest — Car (driver): 62.7%
Worked from Home 17.7% / 14.3%
Millswood — Worked from Home: 17.7% Black Forest — Worked from Home: 14.3%
Bicycle 6.5% / 3.7%
Millswood — Bicycle: 6.5% Black Forest — Bicycle: 3.7%
Car (passenger) 3.9% / 4.8%
Millswood — Car (passenger): 3.9% Black Forest — Car (passenger): 4.8%
Train 2.9% / 4.7%
Millswood — Train: 2.9% Black Forest — Train: 4.7%
Tram / Light Rail 1.9% / 5.3%
Millswood — Tram / Light Rail: 1.9% Black Forest — Tram / Light Rail: 5.3%
Walked Only 3.7% / 2.1%
Millswood — Walked Only: 3.7% Black Forest — Walked Only: 2.1%

Bars are drawn against the largest share shown (62.7%).

Setting

Millswood Black Forest
Elevation 42 m
above sea level, at the suburb centre
 33 m
above sea level, at the suburb centre
Distance to the ocean 7.3 km 6.1 km

NBN connectivity

Millswood Black Forest
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
869 premises
 0%
1,000 premises

Climate

Millswood Black Forest
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)

Millswood Black Forest
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

Millswood Black Forest
Average residential rate $2,288/yr
same for both
Council Unley
same for both

Federal electorate

Millswood Black Forest
Division Adelaide Boothby
Member Steve Georganas Louise Miller-Frost
Party Australian Labor Party
same for both

First Home Owner Grant

Millswood Black Forest
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Millswood

Inner Parks Premium Professionals River Trains Transport Hub

Black Forest

Apartments Easy Commute Inner Parks Premium Professionals Trains Trams Transport Hub

More comparisons

Other comparisons with Millswood

Millswood vs Goodwood Millswood vs Clarence Park Millswood vs Hyde Park Millswood vs Forestville Millswood vs Unley Park Millswood vs Kings Park

Other comparisons with Black Forest

Black Forest vs Edwardstown Black Forest vs Glandore Black Forest vs Clarence Park Black Forest vs Clarence Gardens Black Forest vs Forestville Black Forest vs Everard Park
Full data on Millswood Full data on Black Forest
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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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