Royal Park vs West Lakes

Royal Park is the younger of the two, with a median age of 37 against 54 in West Lakes. In both, most households own their home and most homes are detached houses. In West Lakes, about half of households are people living alone. Houses cost more in West Lakes: a median of $1.34 million, against $866,000 in Royal Park, and rent is higher there too. Royal Park is closer to the city centre: 12.7 km, against 14.4 km. On these figures, Royal Park tends to suit buyers on a tighter budget, while West Lakes suits 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

Royal Park

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (76% vs 58%)
  • carries lower crime risk (77/100 vs 87/100)
  • But West Lakes has more parks and reserves (33 vs 0)

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

First-home buyers

Royal Park

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($866,250 vs $1,337,500)
  • has cheaper units ($580,000 vs $797,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Royal Park

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (32% vs 17%)
  • has cheaper rent ($330/wk vs $370/wk)

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

Commuting to the city

Royal Park

ahead on the one thing that separates them

  • is more walkable (83/100 vs 59/100)

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

Downsizers and retirees

Royal Park

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (83/100 vs 59/100)
  • carries lower crime risk (77/100 vs 87/100)
  • But West Lakes has more residents already 65 and over (36% vs 16%)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Royal Park West Lakes
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.

Royal Park West Lakes
Walkability 83 / 59
Royal Park — Walkability: 83/100 West Lakes — Walkability: 59/100
Safety 23 / 13
Royal Park — Safety: 23/100 West Lakes — Safety: 13/100
Low fire risk 100 / 100
Royal Park — Low fire risk: 100/100 West Lakes — Low fire risk: 100/100
Low flood risk 30 / 58
Royal Park — Low flood risk: 30/100 West Lakes — Low flood risk: 58/100

Demographics

West Lakes has more residents (6,768 vs 3,453); West Lakes skews older (54 vs 37).

Royal Park West Lakes
Population 3,453 6,768
+96% vs other
Population trend (2016 → 2021) +16.4% +17.0%
Median age 37 54
Median household income $73,528/yr $80,496/yr
+9% vs other
Median weekly rent $330/wk $370/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Royal Park West Lakes
0-4 6.5% / 3.4%
Royal Park — 0-4: 6.5% West Lakes — 0-4: 3.4%
5-14 9.7% / 7.9%
Royal Park — 5-14: 9.7% West Lakes — 5-14: 7.9%
15-19 4.8% / 4.0%
Royal Park — 15-19: 4.8% West Lakes — 15-19: 4.0%
20-24 6.5% / 4.6%
Royal Park — 20-24: 6.5% West Lakes — 20-24: 4.6%
25-34 17.8% / 9.8%
Royal Park — 25-34: 17.8% West Lakes — 25-34: 9.8%
35-44 14.9% / 9.5%
Royal Park — 35-44: 14.9% West Lakes — 35-44: 9.5%
45-54 12.1% / 10.8%
Royal Park — 45-54: 12.1% West Lakes — 45-54: 10.8%
55-64 11.9% / 14.0%
Royal Park — 55-64: 11.9% West Lakes — 55-64: 14.0%
65-74 9.0% / 17.7%
Royal Park — 65-74: 9.0% West Lakes — 65-74: 17.7%
75-84 4.5% / 12.3%
Royal Park — 75-84: 4.5% West Lakes — 75-84: 12.3%
85+ 2.3% / 6.0%
Royal Park — 85+: 2.3% West Lakes — 85+: 6.0%

Bars are drawn against the largest share shown (17.8%).

Who lives together

Household composition, 2021 Census.

Royal Park 40.9% lone person
Royal Park — Lone Person: 40.9% Royal Park — Couple Families: 33.2% Royal Park — One Parent Families: 21.1% Royal Park — Group Household: 3.4% Royal Park — Other Families: 1.5%
West Lakes 47.2% lone person
West Lakes — Lone Person: 47.2% West Lakes — Couple Families: 35.8% West Lakes — One Parent Families: 12.4% West Lakes — Group Household: 3.3% West Lakes — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Royal Park 31.9% renting
Royal Park — Owned Outright: 29.5% Royal Park — Mortgage: 38.6% Royal Park — Renting: 31.9%
West Lakes 16.9% renting
West Lakes — Owned Outright: 54.4% West Lakes — Mortgage: 28.7% West Lakes — Renting: 16.9%
Owned outright Mortgage Renting

Qualifications

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

Royal Park West Lakes
Certificate III & IV 17.3% / 14.0%
Royal Park — Certificate III & IV: 17.3% West Lakes — Certificate III & IV: 14.0%
Bachelor Degree 10.6% / 14.2%
Royal Park — Bachelor Degree: 10.6% West Lakes — Bachelor Degree: 14.2%
Advanced Diploma / Diploma 7.0% / 9.3%
Royal Park — Advanced Diploma / Diploma: 7.0% West Lakes — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 2.7% / 4.5%
Royal Park — Postgraduate Degree: 2.7% West Lakes — Postgraduate Degree: 4.5%
Graduate Diploma / Certificate 1.4% / 2.1%
Royal Park — Graduate Diploma / Certificate: 1.4% West Lakes — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (17.3%).

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.

Royal Park West Lakes
England 2.4% / 5.7%
Royal Park — England: 2.4% West Lakes — England: 5.7%
Italy 1.5% / 2.0%
Royal Park — Italy: 1.5% West Lakes — Italy: 2.0%
India 2.1% / 0.9%
Royal Park — India: 2.1% West Lakes — India: 0.9%
China 0.8% / 1.7%
Royal Park — China: 0.8% West Lakes — China: 1.7%
Germany 0.7% / 1.2%
Royal Park — Germany: 0.7% West Lakes — Germany: 1.2%
Greece 0.6% / 1.1%
Royal Park — Greece: 0.6% West Lakes — Greece: 1.1%
Philippines 1.2% / —
Royal Park — Philippines: 1.2% West Lakes — Philippines: not among its largest

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Royal Park 75.8% houses
Royal Park — Houses: 75.8% Royal Park — Townhouses: 20.3% Royal Park — Flats / Apartments: 3.9%
West Lakes 57.9% houses
West Lakes — Houses: 57.9% West Lakes — Townhouses: 32.5% West Lakes — Flats / Apartments: 9.6%
Houses Townhouses Flats / Apartments

Property market

Royal Park West Lakes
Median house price $866,250 $1,337,500
Median unit price $580,000 $797,500
Median land price $979,500 $970,000
Typical days to sell (houses) 18 days
from 27 sales
 19 days
from 74 sales

Zoning mix

Royal Park has more industrially zoned land (30% vs 0%).

Royal Park West Lakes
Residential 64% 82%
Industrial 30% 0%
Commercial 3% 9%
Parks and recreation 2% 8%
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

Royal Park West Lakes
New dwellings approved 1,636
across Charles Sturt
same for both
Approvals change year on year +109%
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.

Royal Park West Lakes
Houses 4.7%
$640/wk on $707K
 4.9%
$850/wk on $899K
Units — 4.7%
$680/wk on $757K

Ranking within SA

Royal Park West Lakes
House price Higher than 41% of SA Higher than 84% of SA
Income Higher than 47% of SA —
Schools —
same for both
Walkability Higher than 94% of SA Higher than 84% of SA
Affordability Higher than 46% of SA —
EV adoption Higher than 77% of SA Higher than 74% of SA
NBN connectivity Higher than 79% of SA
same for both
Rental yield (houses) Higher than 93% of SA Higher than 95% of SA
Rental yield (units) — Higher than 59% of SA

Liveability

Royal Park is more walkable (83 vs 59); West Lakes scores higher overall (59 vs 46).

Royal Park West Lakes
Grade C B
Score 46/100 59/100
Socio-economic band below-average income
decile 3/10
 advantaged area
decile 8/10

Risk profile

Royal Park carries more flood risk (70 vs 42); West Lakes carries more crime risk (87 vs 77).

Royal Park West Lakes
Bushfire None
0/100
same for both
Crime High
77/100
 High
87/100
Flood High
70/100
 Moderate
42/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 15
within 5 km
 10
within 5 km

Schools

Royal Park West Lakes
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Royal Park

  • Hendon Primary School Government · Primary below peers

Schools in West Lakes

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

Amenities in the suburb

Royal Park West Lakes
Supermarkets 1 3
Cafes & restaurants 4 7
Parks & reserves 0 33
Childcare 4 3
GPs 3 0
Pharmacies 1 4
Banks & Bank@Post 2 6
Fuel stations 0 1
Waterways 0 2

Mobility

Royal Park West Lakes
Walkability score 83/100 59/100
Distance to Adelaide 12.7 km 14.4 km
+13% vs other
Drive time (normal traffic) 21 min 24 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 31.2
7-9am + 5-7pm
 176.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 5014
 0.9%
postcode 5021
Rooftop solar per 100 dwellings 48
postcode 5014
 58
postcode 5021

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.

Royal Park West Lakes
Car (driver) 80.0% / 76.6%
Royal Park — Car (driver): 80.0% West Lakes — Car (driver): 76.6%
Worked from Home 7.1% / 13.2%
Royal Park — Worked from Home: 7.1% West Lakes — Worked from Home: 13.2%
Car (passenger) 5.5% / 3.6%
Royal Park — Car (passenger): 5.5% West Lakes — Car (passenger): 3.6%
Bus 3.5% / 3.0%
Royal Park — Bus: 3.5% West Lakes — Bus: 3.0%
Walked Only 1.7% / 1.1%
Royal Park — Walked Only: 1.7% West Lakes — Walked Only: 1.1%
Train 1.1% / 1.2%
Royal Park — Train: 1.1% West Lakes — Train: 1.2%

Bars are drawn against the largest share shown (80.0%).

Setting

Royal Park West Lakes
Elevation 9 m
above sea level, at the suburb centre
 5 m
above sea level, at the suburb centre
Distance to the ocean 2.5 km
2.5 km to a named beach
 1.3 km
1.4 km to a named beach

NBN connectivity

Royal Park West Lakes
Connectivity score 65/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,840 premises
 33%
3,394 premises

Climate

Royal Park West Lakes
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)

Royal Park West Lakes
PM2.5 4.5 µg/m³
same for both
PM10 20.3 µg/m³
same for both
NO₂ —
same for both

Council rates

Royal Park West Lakes
Average residential rate $1,726/yr
same for both
Council Charles Sturt
same for both

Federal electorate

Royal Park West Lakes
Division Hindmarsh
same for both
Member Mark Butler
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Royal Park West Lakes
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Royal Park

Coastal Middle-Ring Parks Townhouses

West Lakes

Beach Coastal Middle-Ring Parks Retirees River Townhouses

More comparisons

Other comparisons with Royal Park

Royal Park vs Seaton Royal Park vs Queenstown Royal Park vs Hendon

Other comparisons with West Lakes

West Lakes vs Seaton West Lakes vs Grange West Lakes vs Semaphore Park West Lakes vs West Lakes Shore West Lakes vs Queenstown West Lakes vs Port Adelaide
Full data on Royal Park Full data on West Lakes
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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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