North Adelaide vs Fitzroy

North Adelaide is the younger of the two, with a median age of 39 against 45 in Fitzroy. In North Adelaide, about half of households rent and most households are people living alone. In Fitzroy, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Fitzroy: a median of $2.13 million, against $1.59 million in North Adelaide, though rent is higher in North Adelaide. North Adelaide is closer to the city centre: 2.4 km, against 4.1 km. On these figures, North Adelaide tends to suit renters, young adults, and people living alone, while Fitzroy suits 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

They split

one each way, out of the 6 things we measure here

  • North Adelaide has more parks and reserves (27 vs 0)
  • Fitzroy has more separate houses rather than flats (79% vs 21%)

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

First-home buyers

North Adelaide

ahead on the one thing that separates them

  • has cheaper houses ($1,592,500 vs $2,130,000)

Weighs house prices and mortgage stress.

Renters

Fitzroy

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 21%)
  • has cheaper rent ($350/wk vs $390/wk)
  • But North Adelaide has a bigger rental market to choose from (48% vs 23%)

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

Commuting to the city

North Adelaide

ahead on the one thing that separates them

  • is more walkable (88/100 vs 70/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

North Adelaide

ahead on 3 of the 5 things we measure here

  • has more GPs (4 vs 0)
  • has more units and townhouses to downsize into (79% vs 21%)
  • is more walkable (88/100 vs 70/100)
  • But Fitzroy carries lower crime risk (38/100 vs 83/100)

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

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

North Adelaide Fitzroy
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.

North Adelaide Fitzroy
Walkability 88 / 70
North Adelaide — Walkability: 88/100 Fitzroy — Walkability: 70/100
Safety 17 / 62
North Adelaide — Safety: 17/100 Fitzroy — Safety: 62/100
Low fire risk 100 / 100
North Adelaide — Low fire risk: 100/100 Fitzroy — Low fire risk: 100/100
Low flood risk 46 / 67
North Adelaide — Low flood risk: 46/100 Fitzroy — Low flood risk: 67/100

Demographics

North Adelaide has more residents (6,823 vs 783); Fitzroy has higher household incomes ($123,864 vs $97,084).

North Adelaide Fitzroy
Population 6,823
+89% vs other
 783
Population trend (2016 → 2021) -1.8% +0.3%
Median age 39 45
Median household income $97,084/yr $123,864/yr
+28% vs other
Median weekly rent $390/wk
+10% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

North Adelaide Fitzroy
0-4 2.7% / 3.7%
North Adelaide — 0-4: 2.7% Fitzroy — 0-4: 3.7%
5-14 4.8% / 13.0%
North Adelaide — 5-14: 4.8% Fitzroy — 5-14: 13.0%
15-19 8.3% / 5.2%
North Adelaide — 15-19: 8.3% Fitzroy — 15-19: 5.2%
20-24 12.2% / 5.4%
North Adelaide — 20-24: 12.2% Fitzroy — 20-24: 5.4%
25-34 16.5% / 10.9%
North Adelaide — 25-34: 16.5% Fitzroy — 25-34: 10.9%
35-44 11.0% / 11.4%
North Adelaide — 35-44: 11.0% Fitzroy — 35-44: 11.4%
45-54 9.3% / 12.6%
North Adelaide — 45-54: 9.3% Fitzroy — 45-54: 12.6%
55-64 10.7% / 14.4%
North Adelaide — 55-64: 10.7% Fitzroy — 55-64: 14.4%
65-74 12.6% / 12.3%
North Adelaide — 65-74: 12.6% Fitzroy — 65-74: 12.3%
75-84 8.0% / 7.5%
North Adelaide — 75-84: 8.0% Fitzroy — 75-84: 7.5%
85+ 4.2% / 3.4%
North Adelaide — 85+: 4.2% Fitzroy — 85+: 3.4%

Bars are drawn against the largest share shown (16.5%).

Who lives together

Household composition, 2021 Census.

North Adelaide 60.6% lone person
North Adelaide — Lone Person: 60.6% North Adelaide — Couple Families: 20.2% North Adelaide — One Parent Families: 7.7% North Adelaide — Group Household: 9.3% North Adelaide — Other Families: 2.3%
Fitzroy 31.8% lone person
Fitzroy — Lone Person: 31.8% Fitzroy — Couple Families: 53.8% Fitzroy — One Parent Families: 9.7% Fitzroy — Group Household: 4.6% Fitzroy — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

North Adelaide 48.2% renting
North Adelaide — Owned Outright: 34.1% North Adelaide — Mortgage: 17.7% North Adelaide — Renting: 48.2%
Fitzroy 23.1% renting
Fitzroy — Owned Outright: 46.9% Fitzroy — Mortgage: 30.0% Fitzroy — Renting: 23.1%
Owned outright Mortgage Renting

Qualifications

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

North Adelaide Fitzroy
Bachelor Degree 24.8% / 24.9%
North Adelaide — Bachelor Degree: 24.8% Fitzroy — Bachelor Degree: 24.9%
Postgraduate Degree 13.4% / 8.6%
North Adelaide — Postgraduate Degree: 13.4% Fitzroy — Postgraduate Degree: 8.6%
Certificate III & IV 7.2% / 9.2%
North Adelaide — Certificate III & IV: 7.2% Fitzroy — Certificate III & IV: 9.2%
Advanced Diploma / Diploma 6.6% / 6.4%
North Adelaide — Advanced Diploma / Diploma: 6.6% Fitzroy — Advanced Diploma / Diploma: 6.4%
Graduate Diploma / Certificate 3.6% / 4.1%
North Adelaide — Graduate Diploma / Certificate: 3.6% Fitzroy — Graduate Diploma / Certificate: 4.1%

Bars are drawn against the largest share shown (24.9%).

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.

North Adelaide Fitzroy
England 5.0% / 3.6%
North Adelaide — England: 5.0% Fitzroy — England: 3.6%
India 2.5% / 2.7%
North Adelaide — India: 2.5% Fitzroy — India: 2.7%
Vietnam — / 4.0%
North Adelaide — Vietnam: not among its largest Fitzroy — Vietnam: 4.0%
Italy 0.8% / 2.7%
North Adelaide — Italy: 0.8% Fitzroy — Italy: 2.7%
China 2.0% / 0.8%
North Adelaide — China: 2.0% Fitzroy — China: 0.8%
Greece — / 1.7%
North Adelaide — Greece: not among its largest Fitzroy — Greece: 1.7%
Malaysia 1.1% / 0.5%
North Adelaide — Malaysia: 1.1% Fitzroy — Malaysia: 0.5%
Philippines 0.9% / —
North Adelaide — Philippines: 0.9% Fitzroy — Philippines: not among its largest

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

North Adelaide 21.3% houses
North Adelaide — Houses: 21.3% North Adelaide — Townhouses: 50.2% North Adelaide — Flats / Apartments: 28.5%
Fitzroy 78.6% houses
Fitzroy — Houses: 78.6% Fitzroy — Townhouses: 10.2% Fitzroy — Flats / Apartments: 11.2%
Houses Townhouses Flats / Apartments

Property market

North Adelaide Fitzroy
Median house price $1,592,500 $2,130,000
Median unit price $648,000 —
Median land price —
same for both
Typical days to sell (houses) 23 days
from 31 sales
 58 days
from 3 sales

Zoning mix

North Adelaide Fitzroy
Residential 34% 100%
Parks and recreation 62% 0%
Commercial 4% 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

North Adelaide Fitzroy
New dwellings approved 349
across Adelaide
 203
across Prospect
Approvals change year on year +1100% +757%

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.

North Adelaide Fitzroy
Houses 3.0%
$900/wk on $1.57M
 —
Units 4.3%
$575/wk on $689K
 —

Ranking within SA

North Adelaide Fitzroy
House price Higher than 95% of SA Higher than 93% of SA
Income Higher than 74% of SA Higher than 94% of SA
Schools —
same for both
Walkability Higher than 97% of SA Higher than 88% of SA
Affordability Higher than 3% of SA Higher than 19% of SA
EV adoption Higher than 95% of SA Higher than 87% of SA
NBN connectivity Higher than 92% of SA Higher than 100% of SA
Rental yield (houses) Higher than 14% of SA —
Rental yield (units) Higher than 34% of SA —

Liveability

North Adelaide is more walkable (88 vs 70); Fitzroy scores higher overall (87 vs 76).

North Adelaide Fitzroy
Grade A A+
Score 76/100 87/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

North Adelaide carries more crime risk (83 vs 38); North Adelaide carries more flood risk (54 vs 33).

North Adelaide Fitzroy
Bushfire None
0/100
same for both
Crime High
83/100
 Low
38/100
Flood Moderate
54/100
 Low
33/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 None
0/100
Industrial facilities nearby 11
within 5 km
same for both

Schools

North Adelaide Fitzroy
Inside the suburb 2 0
Rated above peers 2 0
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 2.4 km
 3
Adelaide University, Adelaide City Campus, 3.6 km
Full-time students aged 15–24 12.9% 4.3%

Schools in North Adelaide

  • North Adelaide Primary School Government · Primary above peers
  • St Dominic's Priory College Catholic · Combined above peers

Schools in Fitzroy

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

Amenities in the suburb

North Adelaide Fitzroy
Supermarkets 2 0
Cafes & restaurants 52 0
Parks & reserves 27 0
Childcare 5 1
GPs 4 0
Pharmacies 2 0
Hospitals 3 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 1 0
EV chargers 1 0
Waterways 3 0

Mobility

North Adelaide Fitzroy
Walkability score 88/100 70/100
Distance to Adelaide 2.4 km 4.1 km
+71% vs other
Drive time (normal traffic) 6 min 10 min
Public transport score 87/100
Rail · Bus
 51/100
Bus
Peak arrivals per hour 692.2
7-9am + 5-7pm
 11.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 2.1%
postcode 5006
 1.5%
postcode 5082
Rooftop solar per 100 dwellings 28
postcode 5006
 50
postcode 5082

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.

North Adelaide Fitzroy
Car (driver) 51.9% / 68.9%
North Adelaide — Car (driver): 51.9% Fitzroy — Car (driver): 68.9%
Worked from Home 15.9% / 14.2%
North Adelaide — Worked from Home: 15.9% Fitzroy — Worked from Home: 14.2%
Walked Only 15.0% / 1.8%
North Adelaide — Walked Only: 15.0% Fitzroy — Walked Only: 1.8%
Bus 9.7% / 5.8%
North Adelaide — Bus: 9.7% Fitzroy — Bus: 5.8%
Car (passenger) 4.0% / 5.0%
North Adelaide — Car (passenger): 4.0% Fitzroy — Car (passenger): 5.0%
Bicycle 3.1% / 4.2%
North Adelaide — Bicycle: 3.1% Fitzroy — Bicycle: 4.2%

Bars are drawn against the largest share shown (68.9%).

Setting

North Adelaide Fitzroy
Elevation 55 m
above sea level, at the suburb centre
 52 m
above sea level, at the suburb centre
Distance to the ocean 9.5 km 9.3 km

NBN connectivity

North Adelaide Fitzroy
Connectivity score 79/100 100/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 13%
4,781 premises
 100%
323 premises

Climate

North Adelaide Fitzroy
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)

North Adelaide Fitzroy
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

North Adelaide Fitzroy
Average residential rate $2,331/yr $2,363/yr
Council Adelaide Prospect

Federal electorate

North Adelaide Fitzroy
Division Adelaide
same for both
Member Steve Georganas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

North Adelaide

Inner Parks Premium Professionals Students Townhouses Transport Hub

Fitzroy

Inner Parks Professionals

More comparisons

Other comparisons with North Adelaide

North Adelaide vs Adelaide North Adelaide vs Bowden North Adelaide vs Gilberton North Adelaide vs Medindie North Adelaide vs Ovingham North Adelaide vs Hackney

Other comparisons with Fitzroy

Fitzroy vs Prospect Fitzroy vs Ovingham Fitzroy vs Thorngate
Full data on North Adelaide Full data on Fitzroy
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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