Valley View vs Ingle Farm

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Valley View: a median of $890,000, against $815,000 in Ingle Farm, and rent is higher there too.

Valley View and Ingle Farm are both 14.1 km from Adelaide's CBD and share the same median age of 39 years. Valley View has a higher median household income at $77,116 compared to Ingle Farm's $66,872, and offers better walkability at 70 versus Ingle Farm's 84—though Ingle Farm's score suggests stronger pedestrian access. Property prices are notably higher in Valley View, with median houses at $885,000 and units at $560,000, against Ingle Farm's $810,000 and $442,500 respectively. Valley View suits buyers prioritising stronger local income levels and lower crime and flood risk, while Ingle Farm appeals to those seeking better walkability and a larger population base.

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

Ingle Farm

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 0)
  • has more childcare (8 vs 2)
  • But Valley View carries lower crime risk (70/100 vs 83/100)

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

First-home buyers

Too close to call

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

Weighs house prices and mortgage stress.

Renters

Ingle Farm

ahead on the one thing that separates them

  • has cheaper rent ($310/wk vs $345/wk)

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

Commuting to the city

Ingle Farm

ahead on the one thing that separates them

  • is more walkable (84/100 vs 70/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Valley View carries lower crime risk (70/100 vs 83/100)
  • Ingle Farm is more walkable (84/100 vs 70/100)

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

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

Valley View Ingle Farm
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.

Valley View Ingle Farm
Walkability 70 / 84
Valley View — Walkability: 70/100 Ingle Farm — Walkability: 84/100
Safety 30 / 17
Valley View — Safety: 30/100 Ingle Farm — Safety: 17/100
Low fire risk 100 / 100
Valley View — Low fire risk: 100/100 Ingle Farm — Low fire risk: 100/100
Low flood risk 40 / 29
Valley View — Low flood risk: 40/100 Ingle Farm — Low flood risk: 29/100

Demographics

Ingle Farm has more residents (9,543 vs 6,405); Valley View has higher household incomes ($77,116 vs $66,872).

Valley View Ingle Farm
Population 6,405 9,543
+49% vs other
Population trend (2016 → 2021) +4.8% +8.1%
Median age 39
same for both
Median household income $77,116/yr
+13% vs other
 $66,872/yr
Median weekly rent $345/wk
+10% vs other
 $310/wk

Age profile

Share of residents in each band, 2021 Census.

Valley View Ingle Farm
0-4 5.9% / 5.9%
Valley View — 0-4: 5.9% Ingle Farm — 0-4: 5.9%
5-14 11.6% / 10.9%
Valley View — 5-14: 11.6% Ingle Farm — 5-14: 10.9%
15-19 5.1% / 5.0%
Valley View — 15-19: 5.1% Ingle Farm — 15-19: 5.0%
20-24 6.8% / 6.4%
Valley View — 20-24: 6.8% Ingle Farm — 20-24: 6.4%
25-34 14.3% / 15.3%
Valley View — 25-34: 14.3% Ingle Farm — 25-34: 15.3%
35-44 13.9% / 13.4%
Valley View — 35-44: 13.9% Ingle Farm — 35-44: 13.4%
45-54 12.4% / 11.4%
Valley View — 45-54: 12.4% Ingle Farm — 45-54: 11.4%
55-64 9.2% / 10.0%
Valley View — 55-64: 9.2% Ingle Farm — 55-64: 10.0%
65-74 10.5% / 11.4%
Valley View — 65-74: 10.5% Ingle Farm — 65-74: 11.4%
75-84 8.6% / 7.8%
Valley View — 75-84: 8.6% Ingle Farm — 75-84: 7.8%
85+ 1.9% / 2.5%
Valley View — 85+: 1.9% Ingle Farm — 85+: 2.5%

Bars are drawn against the largest share shown (15.3%).

Who lives together

Household composition, 2021 Census.

Valley View 43.6% couple families
Valley View — Couple Families: 43.6% Valley View — Lone Person: 30.3% Valley View — One Parent Families: 19.3% Valley View — Group Household: 4.5% Valley View — Other Families: 2.3%
Ingle Farm 37.2% couple families
Ingle Farm — Couple Families: 37.2% Ingle Farm — Lone Person: 36.6% Ingle Farm — One Parent Families: 19.0% Ingle Farm — Group Household: 4.9% Ingle Farm — Other Families: 2.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Valley View 20.8% renting
Valley View — Owned Outright: 36.5% Valley View — Mortgage: 42.7% Valley View — Renting: 20.8%
Ingle Farm 27.5% renting
Ingle Farm — Owned Outright: 34.8% Ingle Farm — Mortgage: 37.7% Ingle Farm — Renting: 27.5%
Owned outright Mortgage Renting

Qualifications

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

Valley View Ingle Farm
Certificate III & IV 15.9% / 15.9%
Valley View — Certificate III & IV: 15.9% Ingle Farm — Certificate III & IV: 15.9%
Bachelor Degree 11.9% / 9.6%
Valley View — Bachelor Degree: 11.9% Ingle Farm — Bachelor Degree: 9.6%
Advanced Diploma / Diploma 7.5% / 5.8%
Valley View — Advanced Diploma / Diploma: 7.5% Ingle Farm — Advanced Diploma / Diploma: 5.8%
Postgraduate Degree 4.4% / 3.4%
Valley View — Postgraduate Degree: 4.4% Ingle Farm — Postgraduate Degree: 3.4%
Graduate Diploma / Certificate 1.7% / 1.1%
Valley View — Graduate Diploma / Certificate: 1.7% Ingle Farm — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (15.9%).

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.

Valley View Ingle Farm
India 8.3% / 7.8%
Valley View — India: 8.3% Ingle Farm — India: 7.8%
England 3.7% / 5.1%
Valley View — England: 3.7% Ingle Farm — England: 5.1%
Philippines 1.4% / 3.3%
Valley View — Philippines: 1.4% Ingle Farm — Philippines: 3.3%
Afghanistan — / 2.7%
Valley View — Afghanistan: not among its largest Ingle Farm — Afghanistan: 2.7%
Italy 1.2% / 0.7%
Valley View — Italy: 1.2% Ingle Farm — Italy: 0.7%
China 1.1% / —
Valley View — China: 1.1% Ingle Farm — China: not among its largest
Vietnam — / 1.1%
Valley View — Vietnam: not among its largest Ingle Farm — Vietnam: 1.1%

Bars are drawn against the largest share shown (8.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Valley View 94.6% houses
Valley View — Houses: 94.6% Valley View — Flats / Apartments: 3.7% Valley View — Townhouses: 1.7%
Ingle Farm 92.1% houses
Ingle Farm — Houses: 92.1% Ingle Farm — Flats / Apartments: 3.3% Ingle Farm — Townhouses: 4.6%
Houses Flats / Apartments Townhouses

Property market

Valley View Ingle Farm
Median house price $890,000 $815,000
Median unit price — $442,500
Median land price — $758,000
Typical days to sell (houses) 18 days
from 87 sales
 16 days
from 118 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.

Valley View Ingle Farm
3 bed $856K / $805K
Valley View — 3 bed: $856K (91 sales) Ingle Farm — 3 bed: $805K (170 sales)

91 vs 170 sales

4 bed $929K / $862K
Valley View — 4 bed: $929K (48 sales) Ingle Farm — 4 bed: $862K (42 sales)

48 vs 42 sales

5 bed $942K / $1M
Valley View — 5 bed: $942K (11 sales) Ingle Farm — 5 bed: $1M (5 sales)

11 vs 5 sales

Zoning mix

Valley View Ingle Farm
Residential 87% 91%
Parks and recreation 10% 0%
Commercial 2% 9%
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

Valley View Ingle Farm
New dwellings approved 949
across Salisbury
same for both
Approvals change year on year -30%
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.

Valley View Ingle Farm
Houses 4.1%
$690/wk on $884K
 4.1%
$650/wk on $834K
Units —
same for both

Ranking within SA

Valley View Ingle Farm
House price Higher than 33% of SA Higher than 24% of SA
Income Higher than 52% of SA Higher than 35% of SA
Schools — Higher than 62% of SA
Walkability Higher than 88% of SA Higher than 95% of SA
Affordability Higher than 66% of SA Higher than 57% of SA
EV adoption Higher than 43% of SA Higher than 52% of SA
NBN connectivity Higher than 97% of SA Higher than 93% of SA
Rental yield (houses) Higher than 61% of SA
same for both

Liveability

Ingle Farm is more walkable (84 vs 70).

Valley View Ingle Farm
Grade B C
Score 51/100 48/100
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 2/10

Risk profile

Ingle Farm carries more crime risk (83 vs 70); Ingle Farm carries more flood risk (71 vs 60).

Valley View Ingle Farm
Bushfire None
0/100
same for both
Crime High
70/100
 High
83/100
Flood Moderate
60/100
 High
71/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 12
within 5 km

Schools

Valley View Ingle Farm
Inside the suburb 0 3
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0 2
Universities within 10 km 2
Adelaide University, Mawson Lakes Campus, 5.6 km
 2
Adelaide University, Mawson Lakes Campus, 3.7 km
Full-time students aged 15–24 2.3% 1.8%

Schools in Valley View

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

Schools in Ingle Farm

  • North Ingle School Government · Primary above peers
  • Ingle Farm East Primary School Government · Primary below peers
  • Ingle Farm Primary School Government · Primary below peers

Amenities in the suburb

Valley View Ingle Farm
Supermarkets 2 3
Cafes & restaurants 0 8
Parks & reserves 5
same for both
Childcare 2 8
GPs 0 1
Pharmacies 0 3
Banks & Bank@Post 0 3
Fuel stations 2 0
Waterways 5 0

Mobility

Valley View Ingle Farm
Walkability score 70/100 84/100
Distance to Adelaide 14.1 km
same for both
Drive time (normal traffic) 23 min 22 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 144.2
7-9am + 5-7pm
 262.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.4%
postcode 5093
 0.5%
postcode 5098
Rooftop solar per 100 dwellings 65
postcode 5093
 70
postcode 5098

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.

Valley View Ingle Farm
Car (driver) 76.7% / 78.3%
Valley View — Car (driver): 76.7% Ingle Farm — Car (driver): 78.3%
Bus 8.0% / 8.2%
Valley View — Bus: 8.0% Ingle Farm — Bus: 8.2%
Worked from Home 8.4% / 6.5%
Valley View — Worked from Home: 8.4% Ingle Farm — Worked from Home: 6.5%
Car (passenger) 5.1% / 5.2%
Valley View — Car (passenger): 5.1% Ingle Farm — Car (passenger): 5.2%
Walked Only 0.9% / 1.0%
Valley View — Walked Only: 0.9% Ingle Farm — Walked Only: 1.0%

Bars are drawn against the largest share shown (78.3%).

Setting

Valley View Ingle Farm
Elevation 92 m
above sea level, at the suburb centre
 68 m
above sea level, at the suburb centre
Distance to the ocean 10.4 km 8.6 km

NBN connectivity

Valley View Ingle Farm
Connectivity score 94/100 83/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 75%
2,774 premises
 67%
4,456 premises

Climate

Valley View Ingle Farm
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)

Valley View Ingle Farm
PM2.5 —
same for both
PM10 —
same for both
NO₂ 0.51 pphm
same for both

Council rates

Valley View Ingle Farm
Average residential rate $1,722/yr
same for both
Council Salisbury
same for both

Federal electorate

Valley View Ingle Farm
Division Makin
same for both
Member Tony Zappia
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Valley View Ingle Farm
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Valley View

Middle-Ring Parks River

Ingle Farm

Middle-Ring

More comparisons

Other comparisons with Valley View

Valley View vs Modbury Valley View vs Gilles Plains Valley View vs Holden Hill Valley View vs Oakden Valley View vs Walkley Heights Valley View vs Para Vista

Other comparisons with Ingle Farm

Ingle Farm vs Pooraka Ingle Farm vs Para Hills Ingle Farm vs Walkley Heights Ingle Farm vs Para Hills West Ingle Farm vs Para Vista
Full data on Valley View Full data on Ingle Farm
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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