Novar Gardens vs Glenelg North

In both, most households own their home. In Novar Gardens, the large majority of homes are detached houses. In Glenelg North, about half of households are people living alone. Novar Gardens is closer to the city centre: 9.8 km, against 10.9 km. On these figures, Glenelg North tends to suit people living alone.

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

Novar Gardens

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (2 vs 0)
  • has more separate houses rather than flats (80% vs 50%)
  • is already more of a family suburb (55% vs 45%)
  • But Glenelg North carries lower crime risk (67/100 vs 79/100)

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

First-home buyers

Glenelg North

ahead on the one thing that separates them

  • leaves households under less mortgage stress (27% vs 32%)

Weighs house prices and mortgage stress.

Renters

Novar Gardens

ahead on 2 of the 3 things we measure here

  • has cheaper rent ($165/wk vs $320/wk)
  • leaves renters under less rental stress (11% vs 19%)

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

Glenelg North

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (50% vs 20%)
  • carries lower crime risk (67/100 vs 79/100)

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

Investors

Glenelg North

ahead on the one thing that separates them

  • is growing faster (5.4% vs 0.2%)

Weighs population growth.

Where they sit

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

Novar Gardens Glenelg North
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.

Novar Gardens Glenelg North
Walkability 72 / 75
Novar Gardens — Walkability: 72/100 Glenelg North — Walkability: 75/100
Safety 21 / 33
Novar Gardens — Safety: 21/100 Glenelg North — Safety: 33/100
Low fire risk 100 / 100
Novar Gardens — Low fire risk: 100/100 Glenelg North — Low fire risk: 100/100
Low flood risk 78 / 18
Novar Gardens — Low flood risk: 78/100 Glenelg North — Low flood risk: 18/100

Demographics

Glenelg North has more residents (6,594 vs 2,508); Glenelg North rents higher ($320/wk vs $165/wk).

Novar Gardens Glenelg North
Population 2,508 6,594
+163% vs other
Population trend (2016 → 2021) +0.2% +5.4%
Median age 45 43
Median household income $76,336/yr $87,464/yr
+15% vs other
Median weekly rent $165/wk $320/wk
+94% vs other

Age profile

Share of residents in each band, 2021 Census.

Novar Gardens Glenelg North
0-4 4.2% / 5.0%
Novar Gardens — 0-4: 4.2% Glenelg North — 0-4: 5.0%
5-14 11.6% / 9.0%
Novar Gardens — 5-14: 11.6% Glenelg North — 5-14: 9.0%
15-19 10.0% / 4.7%
Novar Gardens — 15-19: 10.0% Glenelg North — 15-19: 4.7%
20-24 4.9% / 5.5%
Novar Gardens — 20-24: 4.9% Glenelg North — 20-24: 5.5%
25-34 7.9% / 14.1%
Novar Gardens — 25-34: 7.9% Glenelg North — 25-34: 14.1%
35-44 10.4% / 13.7%
Novar Gardens — 35-44: 10.4% Glenelg North — 35-44: 13.7%
45-54 11.2% / 12.2%
Novar Gardens — 45-54: 11.2% Glenelg North — 45-54: 12.2%
55-64 14.2% / 14.0%
Novar Gardens — 55-64: 14.2% Glenelg North — 55-64: 14.0%
65-74 12.4% / 12.7%
Novar Gardens — 65-74: 12.4% Glenelg North — 65-74: 12.7%
75-84 10.1% / 6.5%
Novar Gardens — 75-84: 10.1% Glenelg North — 75-84: 6.5%
85+ 3.1% / 2.3%
Novar Gardens — 85+: 3.1% Glenelg North — 85+: 2.3%

Bars are drawn against the largest share shown (14.2%).

Who lives together

Household composition, 2021 Census.

Novar Gardens 40.6% lone person
Novar Gardens — Lone Person: 40.6% Novar Gardens — Couple Families: 42.9% Novar Gardens — One Parent Families: 12.0% Novar Gardens — Group Household: 3.0% Novar Gardens — Other Families: 1.4%
Glenelg North 48.6% lone person
Glenelg North — Lone Person: 48.6% Glenelg North — Couple Families: 33.2% Glenelg North — One Parent Families: 11.9% Glenelg North — Group Household: 5.0% Glenelg North — Other Families: 1.2%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Novar Gardens 27.1% renting
Novar Gardens — Owned Outright: 40.3% Novar Gardens — Mortgage: 32.6% Novar Gardens — Renting: 27.1%
Glenelg North 34.8% renting
Glenelg North — Owned Outright: 33.7% Glenelg North — Mortgage: 31.5% Glenelg North — Renting: 34.8%
Owned outright Mortgage Renting

Qualifications

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

Novar Gardens Glenelg North
Bachelor Degree 13.8% / 16.6%
Novar Gardens — Bachelor Degree: 13.8% Glenelg North — Bachelor Degree: 16.6%
Certificate III & IV 11.7% / 13.3%
Novar Gardens — Certificate III & IV: 11.7% Glenelg North — Certificate III & IV: 13.3%
Advanced Diploma / Diploma 7.5% / 9.9%
Novar Gardens — Advanced Diploma / Diploma: 7.5% Glenelg North — Advanced Diploma / Diploma: 9.9%
Postgraduate Degree 4.5% / 6.5%
Novar Gardens — Postgraduate Degree: 4.5% Glenelg North — Postgraduate Degree: 6.5%
Graduate Diploma / Certificate 1.7% / 2.9%
Novar Gardens — Graduate Diploma / Certificate: 1.7% Glenelg North — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (16.6%).

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.

Novar Gardens Glenelg North
England 3.8% / 7.2%
Novar Gardens — England: 3.8% Glenelg North — England: 7.2%
China 3.4% / 0.7%
Novar Gardens — China: 3.4% Glenelg North — China: 0.7%
India 1.1% / 1.8%
Novar Gardens — India: 1.1% Glenelg North — India: 1.8%
Scotland 0.6% / 1.0%
Novar Gardens — Scotland: 0.6% Glenelg North — Scotland: 1.0%
New Zealand — / 1.0%
Novar Gardens — New Zealand: not among its largest Glenelg North — New Zealand: 1.0%
Brazil — / 0.9%
Novar Gardens — Brazil: not among its largest Glenelg North — Brazil: 0.9%
Malaysia 0.7% / —
Novar Gardens — Malaysia: 0.7% Glenelg North — Malaysia: not among its largest
Italy 0.6% / —
Novar Gardens — Italy: 0.6% Glenelg North — Italy: not among its largest

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Novar Gardens 79.5% houses
Novar Gardens — Houses: 79.5% Novar Gardens — Townhouses: 20.2% Novar Gardens — Flats / Apartments: 0.3%
Glenelg North 50.4% houses
Glenelg North — Houses: 50.4% Glenelg North — Townhouses: 29.3% Glenelg North — Flats / Apartments: 20.3%
Houses Townhouses Flats / Apartments

Property market

Novar Gardens Glenelg North
Median house price $1,320,000 $1,350,000
Median unit price — $610,000
Median land price $1,210,000 —
Typical days to sell (houses) 16 days
from 18 sales
 20 days
from 64 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.

Novar Gardens Glenelg North
3 bed $1.17M / $1.28M
Novar Gardens — 3 bed: $1.17M (28 sales) Glenelg North — 3 bed: $1.28M (64 sales)

28 vs 64 sales

4 bed $1.42M / $1.52M
Novar Gardens — 4 bed: $1.42M (13 sales) Glenelg North — 4 bed: $1.52M (25 sales)

13 vs 25 sales

5 bed $1.62M / $1.94M
Novar Gardens — 5 bed: $1.62M (6 sales) Glenelg North — 5 bed: $1.94M (6 sales)

6 vs 6 sales

Zoning mix

Novar Gardens Glenelg North
Residential 71% 69%
Parks and recreation 28% 18%
Infrastructure and transport 0% 11%
Commercial 0% 1%
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

Novar Gardens Glenelg North
New dwellings approved 578
across West Torrens
 287
across Holdfast Bay
Approvals change year on year +103% +188%

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.

Novar Gardens Glenelg North
Houses — 3.7%
$800/wk on $1.12M
Units — 4.5%
$475/wk on $550K

Ranking within SA

Novar Gardens Glenelg North
House price Higher than 76% of SA Higher than 69% of SA
Income Higher than 51% of SA Higher than 66% of SA
Schools —
same for both
Walkability Higher than 89% of SA Higher than 90% of SA
Affordability Higher than 13% of SA Higher than 28% of SA
EV adoption Higher than 87% of SA
same for both
NBN connectivity Higher than 93% of SA Higher than 90% of SA
Rental yield (houses) — Higher than 38% of SA
Rental yield (units) — Higher than 42% of SA

Liveability

Novar Gardens scores higher overall (69 vs 59).

Novar Gardens Glenelg North
Grade A B
Score 69/100 59/100
Socio-economic band advantaged area
decile 7/10
 very advantaged area
decile 9/10

Risk profile

Glenelg North carries more flood risk (82 vs 22); Novar Gardens carries more crime risk (79 vs 67).

Novar Gardens Glenelg North
Bushfire None
0/100
same for both
Crime High
79/100
 Moderate
67/100
Flood Low
22/100
 High
82/100
Coastal erosion None
0/100
 High
70/100
Aircraft noise High
83/100
 High
91/100
Industrial facilities nearby 6
within 5 km
 4
within 5 km

Schools

Novar Gardens Glenelg North
Inside the suburb 2 1
Rated above peers 2 0
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 3
Tonsley, 5.1 km
 3
Tonsley, 5.8 km
Full-time students aged 15–24 2.4% 2.6%

Schools in Novar Gardens

  • Immanuel College Independent · Secondary above peers
  • Immanuel Primary School Independent · Primary above peers

Schools in Glenelg North

  • St Leonards Primary School Government · Primary at peers

Amenities in the suburb

Novar Gardens Glenelg North
Supermarkets 1
same for both
Cafes & restaurants 2 3
Parks & reserves 10 8
Childcare 2 4
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 0 1
Waterways 1 3

Mobility

Novar Gardens Glenelg North
Walkability score 72/100 75/100
Distance to Adelaide 9.8 km 10.9 km
+11% vs other
Drive time (normal traffic) 17 min
same for both
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 51.5
7-9am + 5-7pm
 173.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.4%
postcode 5040
 1.4%
postcode 5045
Rooftop solar per 100 dwellings 62
postcode 5040
 35
postcode 5045

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.

Novar Gardens Glenelg North
Car (driver) 70.1% / 71.4%
Novar Gardens — Car (driver): 70.1% Glenelg North — Car (driver): 71.4%
Worked from Home 16.1% / 14.3%
Novar Gardens — Worked from Home: 16.1% Glenelg North — Worked from Home: 14.3%
Car (passenger) 4.8% / 4.6%
Novar Gardens — Car (passenger): 4.8% Glenelg North — Car (passenger): 4.6%
Bus 3.4% / 4.3%
Novar Gardens — Bus: 3.4% Glenelg North — Bus: 4.3%
Walked Only 2.6% / 1.8%
Novar Gardens — Walked Only: 2.6% Glenelg North — Walked Only: 1.8%
Tram / Light Rail 0.7% / 2.0%
Novar Gardens — Tram / Light Rail: 0.7% Glenelg North — Tram / Light Rail: 2.0%

Bars are drawn against the largest share shown (71.4%).

Setting

Novar Gardens Glenelg North
Elevation 11 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 2.0 km 710 m

NBN connectivity

Novar Gardens Glenelg North
Connectivity score 81/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 18%
1,076 premises
 4%
3,605 premises

Climate

Novar Gardens Glenelg North
Annual rainfall 394 mm
same for both
Summer max (Jan) 28.1°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Novar Gardens Glenelg North
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

Novar Gardens Glenelg North
Average residential rate $1,532/yr $2,095/yr
Council West Torrens Holdfast Bay

Federal electorate

Novar Gardens Glenelg North
Division Hindmarsh Boothby
Member Mark Butler Louise Miller-Frost
Party Australian Labor Party
same for both

First Home Owner Grant

Novar Gardens Glenelg North
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Novar Gardens

Coastal Inner Parks Quiet Retirees Townhouses

Glenelg North

Coastal Middle-Ring Parks River Townhouses

More comparisons

Other comparisons with Novar Gardens

Novar Gardens vs Glenelg East Novar Gardens vs North Plympton Novar Gardens vs Camden Park

Other comparisons with Glenelg North

Glenelg North vs West Beach Glenelg North vs Glenelg East Glenelg North vs Glenelg
Full data on Novar Gardens Full data on Glenelg North
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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