Surrey Downs vs Wynn Vale

Surrey Downs is the younger of the two, with a median age of 38 against 42 in Wynn Vale. In both, 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 Wynn Vale: a median of $886,000, against $811,000 in Surrey Downs, though rent is higher in Surrey Downs.

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

Wynn Vale

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (5 vs 1)
  • has more childcare (9 vs 3)
  • carries lower crime risk (35/100 vs 68/100)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

Wynn Vale

ahead on the one thing that separates them

  • carries lower crime risk (35/100 vs 68/100)

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

Surrey Downs and Wynn Vale drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Surrey Downs Wynn Vale
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.

Surrey Downs Wynn Vale
Walkability 76 / 80
Surrey Downs — Walkability: 76/100 Wynn Vale — Walkability: 80/100
Safety 32 / 65
Surrey Downs — Safety: 32/100 Wynn Vale — Safety: 65/100
Low fire risk 100 / 100
Surrey Downs — Low fire risk: 100/100 Wynn Vale — Low fire risk: 100/100
Low flood risk 29 / 23
Surrey Downs — Low flood risk: 29/100 Wynn Vale — Low flood risk: 23/100

Demographics

Wynn Vale has more residents (7,865 vs 3,358); Wynn Vale skews older (42 vs 38).

Surrey Downs Wynn Vale
Population 3,358 7,865
+134% vs other
Population trend (2016 → 2021) +1.0% +1.3%
Median age 38 42
Median household income $87,048/yr $90,116/yr
+4% vs other
Median weekly rent $330/wk
+6% vs other
 $310/wk

Age profile

Share of residents in each band, 2021 Census.

Surrey Downs Wynn Vale
0-4 5.8% / 4.7%
Surrey Downs — 0-4: 5.8% Wynn Vale — 0-4: 4.7%
5-14 13.5% / 12.1%
Surrey Downs — 5-14: 13.5% Wynn Vale — 5-14: 12.1%
15-19 5.7% / 5.9%
Surrey Downs — 15-19: 5.7% Wynn Vale — 15-19: 5.9%
20-24 5.0% / 6.2%
Surrey Downs — 20-24: 5.0% Wynn Vale — 20-24: 6.2%
25-34 13.9% / 10.7%
Surrey Downs — 25-34: 13.9% Wynn Vale — 25-34: 10.7%
35-44 14.4% / 13.1%
Surrey Downs — 35-44: 14.4% Wynn Vale — 35-44: 13.1%
45-54 13.0% / 12.5%
Surrey Downs — 45-54: 13.0% Wynn Vale — 45-54: 12.5%
55-64 11.7% / 16.1%
Surrey Downs — 55-64: 11.7% Wynn Vale — 55-64: 16.1%
65-74 11.1% / 12.5%
Surrey Downs — 65-74: 11.1% Wynn Vale — 65-74: 12.5%
75-84 4.9% / 4.8%
Surrey Downs — 75-84: 4.9% Wynn Vale — 75-84: 4.8%
85+ 0.9% / 1.4%
Surrey Downs — 85+: 0.9% Wynn Vale — 85+: 1.4%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Surrey Downs 45.0% couple families
Surrey Downs — Couple Families: 45.0% Surrey Downs — Lone Person: 32.2% Surrey Downs — One Parent Families: 19.7% Surrey Downs — Group Household: 2.3% Surrey Downs — Other Families: 0.7%
Wynn Vale 47.8% couple families
Wynn Vale — Couple Families: 47.8% Wynn Vale — Lone Person: 30.6% Wynn Vale — One Parent Families: 18.3% Wynn Vale — Group Household: 2.4% Wynn Vale — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Surrey Downs 19.8% renting
Surrey Downs — Owned Outright: 30.5% Surrey Downs — Mortgage: 49.7% Surrey Downs — Renting: 19.8%
Wynn Vale 18.6% renting
Wynn Vale — Owned Outright: 36.9% Wynn Vale — Mortgage: 44.4% Wynn Vale — Renting: 18.6%
Owned outright Mortgage Renting

Qualifications

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

Surrey Downs Wynn Vale
Certificate III & IV 20.2% / 18.1%
Surrey Downs — Certificate III & IV: 20.2% Wynn Vale — Certificate III & IV: 18.1%
Bachelor Degree 9.0% / 11.6%
Surrey Downs — Bachelor Degree: 9.0% Wynn Vale — Bachelor Degree: 11.6%
Advanced Diploma / Diploma 8.5% / 8.9%
Surrey Downs — Advanced Diploma / Diploma: 8.5% Wynn Vale — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 1.6% / 2.8%
Surrey Downs — Postgraduate Degree: 1.6% Wynn Vale — Postgraduate Degree: 2.8%
Graduate Diploma / Certificate 1.8% / 2.0%
Surrey Downs — Graduate Diploma / Certificate: 1.8% Wynn Vale — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (20.2%).

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.

Surrey Downs Wynn Vale
England 8.8% / 9.3%
Surrey Downs — England: 8.8% Wynn Vale — England: 9.3%
Scotland 0.9% / 1.1%
Surrey Downs — Scotland: 0.9% Wynn Vale — Scotland: 1.1%
India 0.7% / 1.2%
Surrey Downs — India: 0.7% Wynn Vale — India: 1.2%
New Zealand 0.9% / 0.8%
Surrey Downs — New Zealand: 0.9% Wynn Vale — New Zealand: 0.8%
Germany 0.5% / 0.6%
Surrey Downs — Germany: 0.5% Wynn Vale — Germany: 0.6%
South Africa — / 0.7%
Surrey Downs — South Africa: not among its largest Wynn Vale — South Africa: 0.7%

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Surrey Downs 95.9% houses
Surrey Downs — Houses: 95.9% Surrey Downs — Townhouses: 4.4% Surrey Downs — Flats / Apartments: 0.0%
Wynn Vale 88.7% houses
Wynn Vale — Houses: 88.7% Wynn Vale — Townhouses: 10.8% Wynn Vale — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Surrey Downs Wynn Vale
Median house price $811,250 $885,500
Median unit price $612,500 $610,000
Median land price $540,000 —
Typical days to sell (houses) 18 days
from 35 sales
 19 days
from 71 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.

Surrey Downs Wynn Vale
3 bed $770K / $819K
Surrey Downs — 3 bed: $770K (67 sales) Wynn Vale — 3 bed: $819K (59 sales)

67 vs 59 sales

4 bed $893K / $1.03M
Surrey Downs — 4 bed: $893K (30 sales) Wynn Vale — 4 bed: $1.03M (37 sales)

30 vs 37 sales

5 bed $845K / $1.23M
Surrey Downs — 5 bed: $845K (5 sales) Wynn Vale — 5 bed: $1.23M (10 sales)

5 vs 10 sales

Zoning mix

Surrey Downs Wynn Vale
Residential 91% 89%
Infrastructure and transport 7%
same for both
Parks and recreation 0% 3%
Commercial 2% 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

Surrey Downs Wynn Vale
New dwellings approved 574
across Tea Tree Gully
same for both
Approvals change year on year +36%
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.

Surrey Downs Wynn Vale
Houses 4.0%
$650/wk on $850K
 3.7%
$625/wk on $890K
Units —
same for both

Ranking within SA

Surrey Downs Wynn Vale
House price Higher than 25% of SA Higher than 29% of SA
Income — Higher than 69% of SA
Schools — Higher than 51% of SA
Walkability Higher than 91% of SA Higher than 92% of SA
Affordability — Higher than 86% of SA
EV adoption Higher than 58% of SA Higher than 73% of SA
NBN connectivity Higher than 89% of SA Higher than 87% of SA
Rental yield (houses) Higher than 55% of SA Higher than 36% of SA

Liveability

Wynn Vale scores higher overall (59 vs 50).

Surrey Downs Wynn Vale
Grade C B
Score 50/100 59/100
Socio-economic band mid-range socio-economic
decile 5/10
 mid-range socio-economic
decile 6/10

Risk profile

Surrey Downs carries more crime risk (68 vs 35).

Surrey Downs Wynn Vale
Bushfire None
0/100
same for both
Crime Moderate
68/100
 Low
35/100
Flood High
71/100
 High
77/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 8
within 5 km

Schools

Surrey Downs Wynn Vale
Inside the suburb 1 5
Rated above peers 1
same for both
Rated at peers 0 2
Rated below peers 0 2
Universities within 10 km 1
Adelaide University, Mawson Lakes Campus, 9.2 km
 1
Adelaide University, Mawson Lakes Campus, 7.0 km
Full-time students aged 15–24 1.4% 2.4%

Schools in Surrey Downs

  • Surrey Downs Primary School Government · Primary above peers

Schools in Wynn Vale

  • Keithcot Farm Primary School Government · Primary above peers
  • King's Baptist Grammar School - Wynn Vale Campus Independent · Combined at peers
  • Wynn Vale School Government · Primary at peers
  • Golden Grove Lutheran Primary School Independent · Primary below peers
  • St Francis Xavier's Regional Catholic School Catholic · Primary below peers

Amenities in the suburb

Surrey Downs Wynn Vale
Supermarkets 1
same for both
Parks & reserves 11 17
Childcare 3 9
GPs 1
same for both
Pharmacies 1
same for both
Banks & Bank@Post 1 0
Fuel stations 1
same for both
Waterways 0 2

Mobility

Surrey Downs Wynn Vale
Walkability score 76/100 80/100
Distance to Adelaide 19.6 km
+5% vs other
 18.6 km
Drive time (normal traffic) 31 min 27 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 80.0
7-9am + 5-7pm
 118.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 5126
 0.9%
postcode 5127
Rooftop solar per 100 dwellings 63
postcode 5126
 66
postcode 5127

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.

Surrey Downs Wynn Vale
Car (driver) 77.1% / 77.5%
Surrey Downs — Car (driver): 77.1% Wynn Vale — Car (driver): 77.5%
Worked from Home 10.3% / 10.3%
Surrey Downs — Worked from Home: 10.3% Wynn Vale — Worked from Home: 10.3%
Bus 7.0% / 6.9%
Surrey Downs — Bus: 7.0% Wynn Vale — Bus: 6.9%
Car (passenger) 4.1% / 4.1%
Surrey Downs — Car (passenger): 4.1% Wynn Vale — Car (passenger): 4.1%
Walked Only 0.9% / 1.1%
Surrey Downs — Walked Only: 0.9% Wynn Vale — Walked Only: 1.1%

Bars are drawn against the largest share shown (77.5%).

Setting

Surrey Downs Wynn Vale
Elevation 192 m
above sea level, at the suburb centre
 190 m
above sea level, at the suburb centre
Distance to the ocean 14.1 km 11.9 km

NBN connectivity

Surrey Downs Wynn Vale
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,423 premises
 0%
3,224 premises

Climate

Surrey Downs Wynn Vale
Annual rainfall 404 mm
same for both
Summer max (Jan) 30.4°C
same for both
Winter min (Jul) 6.5°C
same for both

Air quality (annual mean)

Surrey Downs Wynn Vale
PM2.5 5.5 µg/m³ —
PM10 18.7 µg/m³ —
NO₂ 0.31 pphm 0.51 pphm

Council rates

Surrey Downs Wynn Vale
Average residential rate $2,000/yr
same for both
Council Tea Tree Gully
same for both

Federal electorate

Surrey Downs Wynn Vale
Division Makin
same for both
Member Tony Zappia
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Surrey Downs Wynn Vale
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Surrey Downs

Middle-Ring Parks Quiet

Wynn Vale

Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with Surrey Downs

Surrey Downs vs Golden Grove Surrey Downs vs Modbury Heights Surrey Downs vs Redwood Park Surrey Downs vs Fairview Park Surrey Downs vs Banksia Park Surrey Downs vs Yatala Vale

Other comparisons with Wynn Vale

Wynn Vale vs Golden Grove Wynn Vale vs Modbury Heights Wynn Vale vs Redwood Park Wynn Vale vs Gulfview Heights
Full data on Surrey Downs Full data on Wynn Vale
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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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