Toorak Gardens vs Tusmore

In both, most households own their home, most homes are detached houses, and about half of households are couple families. Houses cost more in Toorak Gardens: a median of $2.59 million, against $2.36 million in Tusmore, though rent is higher in Tusmore. Toorak Gardens is closer to the city centre: 5.2 km, against 5.8 km. On these figures, Toorak Gardens tends to suit people living alone.

Toorak Gardens and Tusmore are affluent Adelaide suburbs with similar household incomes around $119,000 and both in the highest socio-economic decile. Toorak Gardens is slightly larger with 2604 residents, sits a touch closer to the CBD at 5.2 km, and scores higher on walkability (84 versus 79) and liveability (90 versus 87). Tusmore offers marginally lower rental costs at $360 per week compared to $320, though house prices are higher in Toorak Gardens at $2,594,496 versus $2,367,500. Both suburbs share low crime and zero bushfire and flood risk, making either a solid fit for buyers seeking established, safe, affluent living.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Tusmore

ahead on the one thing that separates them

  • is already more of a family suburb (68% vs 57%)

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

Toorak Gardens

ahead on the one thing that separates them

  • has cheaper rent ($320/wk vs $360/wk)

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

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

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

Toorak Gardens Tusmore
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.

Toorak Gardens Tusmore
Walkability 84 / 79
Toorak Gardens — Walkability: 84/100 Tusmore — Walkability: 79/100
Safety 50 / 53
Toorak Gardens — Safety: 50/100 Tusmore — Safety: 53/100
Low fire risk 100 / 100
Toorak Gardens — Low fire risk: 100/100 Tusmore — Low fire risk: 100/100
Low flood risk 82 / 35
Toorak Gardens — Low flood risk: 82/100 Tusmore — Low flood risk: 35/100

Demographics

Toorak Gardens has more residents (2,604 vs 1,503); Tusmore rents higher ($360/wk vs $320/wk).

Toorak Gardens Tusmore
Population 2,604
+42% vs other
 1,503
Population trend (2016 → 2021) -0.7% +3.7%
Median age 47 45
Median household income $118,872/yr $119,496/yr
Median weekly rent $320/wk $360/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Toorak Gardens Tusmore
0-4 3.4% / 3.5%
Toorak Gardens — 0-4: 3.4% Tusmore — 0-4: 3.5%
5-14 11.8% / 12.0%
Toorak Gardens — 5-14: 11.8% Tusmore — 5-14: 12.0%
15-19 7.8% / 7.7%
Toorak Gardens — 15-19: 7.8% Tusmore — 15-19: 7.7%
20-24 6.0% / 5.9%
Toorak Gardens — 20-24: 6.0% Tusmore — 20-24: 5.9%
25-34 9.1% / 10.0%
Toorak Gardens — 25-34: 9.1% Tusmore — 25-34: 10.0%
35-44 9.6% / 10.0%
Toorak Gardens — 35-44: 9.6% Tusmore — 35-44: 10.0%
45-54 13.2% / 14.1%
Toorak Gardens — 45-54: 13.2% Tusmore — 45-54: 14.1%
55-64 13.6% / 13.0%
Toorak Gardens — 55-64: 13.6% Tusmore — 55-64: 13.0%
65-74 13.9% / 14.0%
Toorak Gardens — 65-74: 13.9% Tusmore — 65-74: 14.0%
75-84 8.5% / 7.5%
Toorak Gardens — 75-84: 8.5% Tusmore — 75-84: 7.5%
85+ 3.0% / 1.8%
Toorak Gardens — 85+: 3.0% Tusmore — 85+: 1.8%

Bars are drawn against the largest share shown (14.1%).

Who lives together

Household composition, 2021 Census.

Toorak Gardens 46.9% couple families
Toorak Gardens — Couple Families: 46.9% Toorak Gardens — Lone Person: 39.5% Toorak Gardens — One Parent Families: 9.8% Toorak Gardens — Group Household: 2.9% Toorak Gardens — Other Families: 0.8%
Tusmore 54.2% couple families
Tusmore — Couple Families: 54.2% Tusmore — Lone Person: 29.6% Tusmore — One Parent Families: 13.4% Tusmore — Group Household: 2.0% Tusmore — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Toorak Gardens 26.6% renting
Toorak Gardens — Owned Outright: 47.5% Toorak Gardens — Mortgage: 25.9% Toorak Gardens — Renting: 26.6%
Tusmore 24.0% renting
Tusmore — Owned Outright: 45.2% Tusmore — Mortgage: 30.8% Tusmore — Renting: 24.0%
Owned outright Mortgage Renting

Qualifications

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

Toorak Gardens Tusmore
Bachelor Degree 27.1% / 26.1%
Toorak Gardens — Bachelor Degree: 27.1% Tusmore — Bachelor Degree: 26.1%
Postgraduate Degree 13.3% / 12.2%
Toorak Gardens — Postgraduate Degree: 13.3% Tusmore — Postgraduate Degree: 12.2%
Advanced Diploma / Diploma 7.0% / 6.8%
Toorak Gardens — Advanced Diploma / Diploma: 7.0% Tusmore — Advanced Diploma / Diploma: 6.8%
Certificate III & IV 6.6% / 6.9%
Toorak Gardens — Certificate III & IV: 6.6% Tusmore — Certificate III & IV: 6.9%
Graduate Diploma / Certificate 3.3% / 4.3%
Toorak Gardens — Graduate Diploma / Certificate: 3.3% Tusmore — Graduate Diploma / Certificate: 4.3%

Bars are drawn against the largest share shown (27.1%).

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.

Toorak Gardens Tusmore
China 3.4% / 4.7%
Toorak Gardens — China: 3.4% Tusmore — China: 4.7%
England 4.2% / 3.3%
Toorak Gardens — England: 4.2% Tusmore — England: 3.3%
India 2.7% / 2.4%
Toorak Gardens — India: 2.7% Tusmore — India: 2.4%
Malaysia 1.3% / 2.0%
Toorak Gardens — Malaysia: 1.3% Tusmore — Malaysia: 2.0%
Italy 1.0% / 1.0%
Toorak Gardens — Italy: 1.0% Tusmore — Italy: 1.0%
Vietnam 1.6% / —
Toorak Gardens — Vietnam: 1.6% Tusmore — Vietnam: not among its largest
New Zealand 1.4% / —
Toorak Gardens — New Zealand: 1.4% Tusmore — New Zealand: not among its largest

Bars are drawn against the largest share shown (4.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Toorak Gardens 65.1% houses
Toorak Gardens — Houses: 65.1% Toorak Gardens — Townhouses: 30.2% Toorak Gardens — Flats / Apartments: 4.7%
Tusmore 70.6% houses
Tusmore — Houses: 70.6% Tusmore — Townhouses: 29.4% Tusmore — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Toorak Gardens Tusmore
Median house price $2,590,000 $2,360,000
Median unit price $730,000 $740,000
Median land price —
same for both
Typical days to sell (houses) 23 days
from 19 sales
 25 days
from 10 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.

Toorak Gardens Tusmore
3 bed $2.28M / $1.97M
Toorak Gardens — 3 bed: $2.28M (10 sales) Tusmore — 3 bed: $1.97M (12 sales)

10 vs 12 sales

4 bed $2.5M / $2.88M
Toorak Gardens — 4 bed: $2.5M (17 sales) Tusmore — 4 bed: $2.88M (9 sales)

17 vs 9 sales

Zoning mix

Toorak Gardens Tusmore
Residential 95%
same for both
Infrastructure and transport 3%
same for both
Commercial 2%
same for both
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

Toorak Gardens Tusmore
New dwellings approved 250
across Burnside
same for both
Approvals change year on year +32%
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.

Toorak Gardens Tusmore
Houses 3.0%
$1,640/wk on $2.8M
 —
Units —
same for both

Ranking within SA

Toorak Gardens Tusmore
House price Higher than 98% of SA Higher than 90% of SA
Income Higher than 92% of SA
same for both
Schools —
same for both
Walkability Higher than 95% of SA Higher than 92% of SA
Affordability Higher than 4% of SA Higher than 25% of SA
EV adoption Higher than 96% of SA
same for both
NBN connectivity Higher than 88% of SA Higher than 87% of SA
Rental yield (houses) Higher than 16% of SA —

Liveability

Toorak Gardens scores higher overall (91 vs 79).

Toorak Gardens Tusmore
Grade A+ A
Score 91/100 79/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Tusmore carries more flood risk (65 vs 18).

Toorak Gardens Tusmore
Bushfire None
0/100
same for both
Crime Moderate
50/100
 Moderate
47/100
Flood Low
18/100
 Moderate
65/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 4
within 5 km

Schools

Toorak Gardens Tusmore
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 3.4 km
 3
Adelaide University, Magill Campus, 3.9 km
Full-time students aged 15–24 4.9% 4.6%

Schools in Toorak Gardens

  • St Patrick's Special School Catholic · Combined · Special school

Schools in Tusmore

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

Amenities in the suburb

Toorak Gardens Tusmore
Cafes & restaurants 2 4
Parks & reserves 1 2
Childcare 0 1
GPs 0 1
Hospitals 1 0
EV chargers 0 1
Waterways 0 1

Mobility

Toorak Gardens Tusmore
Walkability score 84/100 79/100
Distance to Adelaide 5.2 km 5.8 km
+12% vs other
Drive time (normal traffic) 10 min 11 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 55.8
7-9am + 5-7pm
 37.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.4%
postcode 5065
same for both
Rooftop solar per 100 dwellings 49
postcode 5065
same for both

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.

Toorak Gardens Tusmore
Car (driver) 63.1% / 64.9%
Toorak Gardens — Car (driver): 63.1% Tusmore — Car (driver): 64.9%
Worked from Home 18.0% / 17.3%
Toorak Gardens — Worked from Home: 18.0% Tusmore — Worked from Home: 17.3%
Car (passenger) 6.3% / 7.2%
Toorak Gardens — Car (passenger): 6.3% Tusmore — Car (passenger): 7.2%
Bus 5.3% / 5.1%
Toorak Gardens — Bus: 5.3% Tusmore — Bus: 5.1%
Bicycle 3.7% / 2.8%
Toorak Gardens — Bicycle: 3.7% Tusmore — Bicycle: 2.8%

Bars are drawn against the largest share shown (64.9%).

Setting

Toorak Gardens Tusmore
Elevation 79 m
above sea level, at the suburb centre
 99 m
above sea level, at the suburb centre
Distance to the ocean 12.3 km 13.0 km

NBN connectivity

Toorak Gardens Tusmore
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,184 premises
 0%
657 premises

Climate

Toorak Gardens Tusmore
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)

Toorak Gardens Tusmore
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

Toorak Gardens Tusmore
Average residential rate $2,410/yr
same for both
Council Burnside
same for both

Federal electorate

Toorak Gardens Tusmore
Division Sturt
same for both
Member Claire Clutterham
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Toorak Gardens Tusmore
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Toorak Gardens

Inner Luxury Parks Professionals Retirees Townhouses

Tusmore

Inner Luxury Parks Professionals River Townhouses

More comparisons

Other comparisons with Toorak Gardens

Toorak Gardens vs Norwood Toorak Gardens vs Glenside Toorak Gardens vs Linden Park Toorak Gardens vs Kensington Toorak Gardens vs Dulwich Toorak Gardens vs Rose Park

Other comparisons with Tusmore

Tusmore vs Glenside Tusmore vs Linden Park Tusmore vs Hazelwood Park Tusmore vs Leabrook Tusmore vs Heathpool
Full data on Toorak Gardens Full data on Tusmore
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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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