Torrensville vs Cowandilla

Torrensville is the younger of the two, with a median age of 37 against 41 in Cowandilla. In both, most households own their home and most homes are detached houses. Houses cost more in Torrensville: a median of $1.1 million, against $976,000 in Cowandilla, and rent is higher there too. Cowandilla is closer to the city centre: 4 km, against 4.6 km. On these figures, Cowandilla tends to suit 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

Cowandilla

ahead on the one thing that separates them

  • carries lower crime risk (64/100 vs 79/100)

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

First-home buyers

Cowandilla

ahead on 2 of the 3 things we measure here

  • has cheaper units ($425,000 vs $723,500)
  • has cheaper houses ($976,000 vs $1,100,000)
  • But Torrensville leaves households under less mortgage stress (25% vs 30%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Cowandilla

ahead on the one thing that separates them

  • has cheaper rent ($300/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

Cowandilla

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (25% vs 15%)
  • carries lower crime risk (64/100 vs 79/100)

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

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

Torrensville Cowandilla
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.

Torrensville Cowandilla
Walkability 87 / 82
Torrensville — Walkability: 87/100 Cowandilla — Walkability: 82/100
Safety 21 / 36
Torrensville — Safety: 21/100 Cowandilla — Safety: 36/100
Low fire risk 100 / 100
Torrensville — Low fire risk: 100/100 Cowandilla — Low fire risk: 100/100
Low flood risk 56 / 0
Torrensville — Low flood risk: 56/100 Cowandilla — Low flood risk: 0/100

Demographics

Torrensville has more residents (4,110 vs 1,455); Torrensville has higher household incomes ($88,868 vs $68,120).

Torrensville Cowandilla
Population 4,110
+65% vs other
 1,455
Population trend (2016 → 2021) +1.7% +1.5%
Median age 37 41
Median household income $88,868/yr
+23% vs other
 $68,120/yr
Median weekly rent $360/wk
+17% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Torrensville Cowandilla
0-4 4.2% / 5.3%
Torrensville — 0-4: 4.2% Cowandilla — 0-4: 5.3%
5-14 9.3% / 7.2%
Torrensville — 5-14: 9.3% Cowandilla — 5-14: 7.2%
15-19 4.1% / 3.6%
Torrensville — 15-19: 4.1% Cowandilla — 15-19: 3.6%
20-24 7.9% / 8.0%
Torrensville — 20-24: 7.9% Cowandilla — 20-24: 8.0%
25-34 20.6% / 16.2%
Torrensville — 25-34: 20.6% Cowandilla — 25-34: 16.2%
35-44 14.4% / 12.9%
Torrensville — 35-44: 14.4% Cowandilla — 35-44: 12.9%
45-54 12.4% / 11.4%
Torrensville — 45-54: 12.4% Cowandilla — 45-54: 11.4%
55-64 12.1% / 10.4%
Torrensville — 55-64: 12.1% Cowandilla — 55-64: 10.4%
65-74 7.3% / 8.5%
Torrensville — 65-74: 7.3% Cowandilla — 65-74: 8.5%
75-84 4.8% / 8.0%
Torrensville — 75-84: 4.8% Cowandilla — 75-84: 8.0%
85+ 3.0% / 8.4%
Torrensville — 85+: 3.0% Cowandilla — 85+: 8.4%

Bars are drawn against the largest share shown (20.6%).

Who lives together

Household composition, 2021 Census.

Torrensville 38.6% lone person
Torrensville — Lone Person: 38.6% Torrensville — Couple Families: 34.3% Torrensville — One Parent Families: 13.7% Torrensville — Group Household: 11.4% Torrensville — Other Families: 2.0%
Cowandilla 40.8% lone person
Cowandilla — Lone Person: 40.8% Cowandilla — Couple Families: 30.8% Cowandilla — One Parent Families: 14.5% Cowandilla — Group Household: 11.4% Cowandilla — Other Families: 2.6%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Torrensville 38.1% renting
Torrensville — Owned Outright: 32.8% Torrensville — Mortgage: 29.2% Torrensville — Renting: 38.1%
Cowandilla 42.1% renting
Cowandilla — Owned Outright: 28.5% Cowandilla — Mortgage: 29.5% Cowandilla — Renting: 42.1%
Owned outright Mortgage Renting

Qualifications

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

Torrensville Cowandilla
Bachelor Degree 20.3% / 18.0%
Torrensville — Bachelor Degree: 20.3% Cowandilla — Bachelor Degree: 18.0%
Certificate III & IV 10.8% / 10.3%
Torrensville — Certificate III & IV: 10.8% Cowandilla — Certificate III & IV: 10.3%
Postgraduate Degree 8.0% / 6.0%
Torrensville — Postgraduate Degree: 8.0% Cowandilla — Postgraduate Degree: 6.0%
Advanced Diploma / Diploma 6.9% / 6.9%
Torrensville — Advanced Diploma / Diploma: 6.9% Cowandilla — Advanced Diploma / Diploma: 6.9%
Graduate Diploma / Certificate 2.9% / 1.6%
Torrensville — Graduate Diploma / Certificate: 2.9% Cowandilla — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (20.3%).

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.

Torrensville Cowandilla
India 4.5% / 5.6%
Torrensville — India: 4.5% Cowandilla — India: 5.6%
Greece 4.4% / 4.2%
Torrensville — Greece: 4.4% Cowandilla — Greece: 4.2%
England 2.4% / 2.6%
Torrensville — England: 2.4% Cowandilla — England: 2.6%
Italy 2.9% / 1.9%
Torrensville — Italy: 2.9% Cowandilla — Italy: 1.9%
China 1.8% / 1.3%
Torrensville — China: 1.8% Cowandilla — China: 1.3%
Vietnam 1.1% / 2.0%
Torrensville — Vietnam: 1.1% Cowandilla — Vietnam: 2.0%

Bars are drawn against the largest share shown (5.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Torrensville 70.8% houses
Torrensville — Houses: 70.8% Torrensville — Townhouses: 20.0% Torrensville — Flats / Apartments: 9.2%
Cowandilla 75.1% houses
Cowandilla — Houses: 75.1% Cowandilla — Townhouses: 11.0% Cowandilla — Flats / Apartments: 13.8%
Houses Townhouses Flats / Apartments

Property market

Torrensville Cowandilla
Median house price $1,100,000 $976,000
Median unit price $723,500 $425,000
Median land price —
same for both
Typical days to sell (houses) 19 days
from 37 sales
 16 days
from 8 sales

Zoning mix

Torrensville Cowandilla
Residential 74% 98%
Industrial 11% 2%
Commercial 8% 0%
Parks and recreation 7% 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

Torrensville Cowandilla
New dwellings approved 578
across West Torrens
same for both
Approvals change year on year +103%
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.

Torrensville Cowandilla
Houses 3.2%
$700/wk on $1.15M
 —
Units —
same for both

Ranking within SA

Torrensville Cowandilla
House price Higher than 78% of SA Higher than 36% of SA
Income Higher than 68% of SA Higher than 36% of SA
Schools —
same for both
Walkability Higher than 96% of SA Higher than 94% of SA
Affordability Higher than 19% of SA Higher than 42% of SA
EV adoption Higher than 89% of SA Higher than 60% of SA
NBN connectivity Higher than 87% of SA
same for both
Rental yield (houses) Higher than 20% of SA —

Liveability

Torrensville scores higher overall (72 vs 48).

Torrensville Cowandilla
Grade A C
Score 72/100 48/100
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 4/10

Risk profile

Cowandilla carries more flood risk (100 vs 44); Torrensville carries more crime risk (79 vs 64).

Torrensville Cowandilla
Bushfire None
0/100
same for both
Crime High
79/100
 Moderate
64/100
Flood Moderate
44/100
 High
100/100
Coastal erosion None
0/100
same for both
Aircraft noise High
83/100
 High
91/100
Industrial facilities nearby 12
within 5 km
 10
within 5 km

Schools

Torrensville Cowandilla
Inside the suburb 2 1
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 3.9 km
 3
Adelaide University, Adelaide City Campus, 4.0 km
Full-time students aged 15–24 4.2% 2.8%

Schools in Torrensville

  • Torrensville Primary School Government · Primary at peers
  • Thebarton Senior College Government · Secondary

Schools in Cowandilla

  • Cowandilla Primary School Government · Primary at peers

Amenities in the suburb

Torrensville Cowandilla
Supermarkets 3 0
Cafes & restaurants 3 0
Parks & reserves 2 1
Childcare 3
same for both
GPs 2 1
Pharmacies 2 0
Banks & Bank@Post 1 0
Fuel stations 1 0
EV chargers 1 0
Waterways 0 1

Mobility

Torrensville Cowandilla
Walkability score 87/100 82/100
Distance to Adelaide 4.6 km
+13% vs other
 4 km
Drive time (normal traffic) 10 min 8 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 146.0
7-9am + 5-7pm
 41.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.6%
postcode 5031
 0.6%
postcode 5033
Rooftop solar per 100 dwellings 45
postcode 5031
 42
postcode 5033

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.

Torrensville Cowandilla
Car (driver) 63.3% / 68.9%
Torrensville — Car (driver): 63.3% Cowandilla — Car (driver): 68.9%
Worked from Home 12.1% / 9.4%
Torrensville — Worked from Home: 12.1% Cowandilla — Worked from Home: 9.4%
Bus 10.5% / 10.5%
Torrensville — Bus: 10.5% Cowandilla — Bus: 10.5%
Car (passenger) 5.7% / 5.2%
Torrensville — Car (passenger): 5.7% Cowandilla — Car (passenger): 5.2%
Walked Only 3.3% / 4.2%
Torrensville — Walked Only: 3.3% Cowandilla — Walked Only: 4.2%
Bicycle 4.5% / 1.7%
Torrensville — Bicycle: 4.5% Cowandilla — Bicycle: 1.7%

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

Setting

Torrensville Cowandilla
Elevation 18 m
above sea level, at the suburb centre
 13 m
above sea level, at the suburb centre
Distance to the ocean 5.9 km 5.3 km

NBN connectivity

Torrensville Cowandilla
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
2,262 premises
 1%
670 premises

Climate

Torrensville Cowandilla
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)

Torrensville Cowandilla
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

Torrensville Cowandilla
Average residential rate $1,532/yr
same for both
Council West Torrens
same for both

Federal electorate

Torrensville Cowandilla
Division Adelaide
same for both
Member Steve Georganas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Torrensville Cowandilla
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Torrensville

Inner Parks

Cowandilla

Inner River

More comparisons

Other comparisons with Torrensville

Torrensville vs Flinders Park Torrensville vs Brooklyn Park Torrensville vs Mile End Torrensville vs Underdale Torrensville vs Allenby Gardens Torrensville vs West Hindmarsh

Other comparisons with Cowandilla

Cowandilla vs Brooklyn Park Cowandilla vs Mile End Cowandilla vs Richmond Cowandilla vs West Richmond Cowandilla vs Hilton
Full data on Torrensville Full data on Cowandilla
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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