West Beach vs Glenelg North

In both, most households own their home. In West Beach, most homes are detached houses. In Glenelg North, about half of households are people living alone. Houses cost more in West Beach: a median of $1.59 million, against $1.35 million in Glenelg North. On these figures, Glenelg North tends to suit people living alone.

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

West Beach

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (12 vs 8)
  • has more separate houses rather than flats (66% vs 50%)
  • carries lower crime risk (52/100 vs 67/100)

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

First-home buyers

Glenelg North

ahead on the one thing that separates them

  • has cheaper houses ($1,350,000 vs $1,585,500)

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 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

They split

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

  • West Beach carries lower crime risk (52/100 vs 67/100)
  • Glenelg North has more units and townhouses to downsize into (50% vs 34%)

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

Investors

Glenelg North

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.7% vs 2.8%)

Weighs house yield and population growth.

Where they sit

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

West Beach Glenelg North
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.

West Beach Glenelg North
Walkability 74 / 75
West Beach — Walkability: 74/100 Glenelg North — Walkability: 75/100
Safety 48 / 33
West Beach — Safety: 48/100 Glenelg North — Safety: 33/100
Low fire risk 100 / 100
West Beach — Low fire risk: 100/100 Glenelg North — Low fire risk: 100/100
Low flood risk 43 / 18
West Beach — Low flood risk: 43/100 Glenelg North — Low flood risk: 18/100

Demographics

Glenelg North has more residents (6,594 vs 5,175); West Beach skews older (45 vs 43).

West Beach Glenelg North
Population 5,175 6,594
+27% vs other
Population trend (2016 → 2021) +4.3% +5.4%
Median age 45 43
Median household income $90,792/yr
+4% vs other
 $87,464/yr
Median weekly rent $320/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

West Beach Glenelg North
0-4 4.8% / 5.0%
West Beach — 0-4: 4.8% Glenelg North — 0-4: 5.0%
5-14 10.6% / 9.0%
West Beach — 5-14: 10.6% Glenelg North — 5-14: 9.0%
15-19 5.4% / 4.7%
West Beach — 15-19: 5.4% Glenelg North — 15-19: 4.7%
20-24 5.9% / 5.5%
West Beach — 20-24: 5.9% Glenelg North — 20-24: 5.5%
25-34 10.7% / 14.1%
West Beach — 25-34: 10.7% Glenelg North — 25-34: 14.1%
35-44 12.3% / 13.7%
West Beach — 35-44: 12.3% Glenelg North — 35-44: 13.7%
45-54 14.0% / 12.2%
West Beach — 45-54: 14.0% Glenelg North — 45-54: 12.2%
55-64 13.7% / 14.0%
West Beach — 55-64: 13.7% Glenelg North — 55-64: 14.0%
65-74 10.7% / 12.7%
West Beach — 65-74: 10.7% Glenelg North — 65-74: 12.7%
75-84 8.3% / 6.5%
West Beach — 75-84: 8.3% Glenelg North — 75-84: 6.5%
85+ 3.6% / 2.3%
West Beach — 85+: 3.6% Glenelg North — 85+: 2.3%

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

Who lives together

Household composition, 2021 Census.

West Beach 40.3% lone person
West Beach — Lone Person: 40.3% West Beach — Couple Families: 44.4% West Beach — One Parent Families: 10.8% West Beach — Group Household: 3.2% West Beach — Other Families: 1.3%
Glenelg North 48.6% lone person
Glenelg North — Lone Person: 48.6% Glenelg North — Couple Families: 33.2% Glenelg North — One Parent Families: 11.9% Glenelg North — Group Household: 5.0% Glenelg North — Other Families: 1.2%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

West Beach 26.9% renting
West Beach — Owned Outright: 39.9% West Beach — Mortgage: 33.2% West Beach — Renting: 26.9%
Glenelg North 34.8% renting
Glenelg North — Owned Outright: 33.7% Glenelg North — Mortgage: 31.5% Glenelg North — Renting: 34.8%
Owned outright Mortgage Renting

Qualifications

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

West Beach Glenelg North
Bachelor Degree 17.3% / 16.6%
West Beach — Bachelor Degree: 17.3% Glenelg North — Bachelor Degree: 16.6%
Certificate III & IV 13.5% / 13.3%
West Beach — Certificate III & IV: 13.5% Glenelg North — Certificate III & IV: 13.3%
Advanced Diploma / Diploma 8.3% / 9.9%
West Beach — Advanced Diploma / Diploma: 8.3% Glenelg North — Advanced Diploma / Diploma: 9.9%
Postgraduate Degree 5.5% / 6.5%
West Beach — Postgraduate Degree: 5.5% Glenelg North — Postgraduate Degree: 6.5%
Graduate Diploma / Certificate 2.8% / 2.9%
West Beach — Graduate Diploma / Certificate: 2.8% Glenelg North — Graduate Diploma / Certificate: 2.9%

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.

West Beach Glenelg North
England 6.2% / 7.2%
West Beach — England: 6.2% Glenelg North — England: 7.2%
India 1.9% / 1.8%
West Beach — India: 1.9% Glenelg North — India: 1.8%
Scotland 1.1% / 1.0%
West Beach — Scotland: 1.1% Glenelg North — Scotland: 1.0%
New Zealand 0.8% / 1.0%
West Beach — New Zealand: 0.8% Glenelg North — New Zealand: 1.0%
Italy 1.0% / —
West Beach — Italy: 1.0% Glenelg North — Italy: not among its largest
South Africa 1.0% / —
West Beach — South Africa: 1.0% Glenelg North — South Africa: not among its largest
Brazil — / 0.9%
West Beach — Brazil: not among its largest Glenelg North — Brazil: 0.9%

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

West Beach 65.7% houses
West Beach — Houses: 65.7% West Beach — Flats / Apartments: 21.7% West Beach — Townhouses: 12.6%
Glenelg North 50.4% houses
Glenelg North — Houses: 50.4% Glenelg North — Flats / Apartments: 20.3% Glenelg North — Townhouses: 29.3%
Houses Flats / Apartments Townhouses

Property market

West Beach Glenelg North
Median house price $1,585,500 $1,350,000
Median unit price $610,250 $610,000
Median land price $1,226,500 —
Typical days to sell (houses) 18 days
from 53 sales
 20 days
from 64 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.

West Beach Glenelg North
3 bed $1.43M / $1.28M
West Beach — 3 bed: $1.43M (35 sales) Glenelg North — 3 bed: $1.28M (64 sales)

35 vs 64 sales

4 bed $1.8M / $1.52M
West Beach — 4 bed: $1.8M (38 sales) Glenelg North — 4 bed: $1.52M (25 sales)

38 vs 25 sales

5 bed $2.03M / $1.94M
West Beach — 5 bed: $2.03M (6 sales) Glenelg North — 5 bed: $1.94M (6 sales)

6 vs 6 sales

Zoning mix

West Beach Glenelg North
Residential 39% 69%
Parks and recreation 34% 18%
Infrastructure and transport 21% 11%
Commercial 6% 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

West Beach Glenelg North
New dwellings approved 578
across West Torrens
 287
across Holdfast Bay
Approvals change year on year +103% +188%

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.

West Beach Glenelg North
Houses 2.8%
$780/wk on $1.43M
 3.7%
$800/wk on $1.12M
Units — 4.5%
$475/wk on $550K

Ranking within SA

West Beach Glenelg North
House price Higher than 77% of SA Higher than 69% of SA
Income Higher than 69% of SA Higher than 66% of SA
Schools —
same for both
Walkability Higher than 90% of SA
same for both
Affordability Higher than 22% of SA Higher than 28% of SA
EV adoption Higher than 75% of SA Higher than 87% of SA
NBN connectivity Higher than 85% of SA Higher than 90% of SA
Rental yield (houses) Higher than 12% of SA Higher than 38% of SA
Rental yield (units) — Higher than 42% of SA

Liveability

West Beach scores higher overall (72 vs 59).

West Beach Glenelg North
Grade A B
Score 72/100 59/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Glenelg North carries more flood risk (82 vs 57); Glenelg North carries more crime risk (67 vs 52).

West Beach Glenelg North
Bushfire None
0/100
same for both
Crime Moderate
52/100
 Moderate
67/100
Flood Moderate
57/100
 High
82/100
Coastal erosion High
76/100
 High
70/100
Aircraft noise High
91/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

West Beach Glenelg North
Inside the suburb 1
same for both
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
Tonsley, 8.2 km
 3
Tonsley, 5.8 km
Full-time students aged 15–24 2.8% 2.6%

Schools in West Beach

  • West Beach Primary School Government · Primary at peers

Schools in Glenelg North

  • St Leonards Primary School Government · Primary at peers

Amenities in the suburb

West Beach Glenelg North
Supermarkets 1
same for both
Cafes & restaurants 5 3
Parks & reserves 12 8
Childcare 3 4
GPs 1 0
Pharmacies 2 0
Banks & Bank@Post 2 0
Fuel stations 2 1
Waterways 2 3

Mobility

West Beach Glenelg North
Walkability score 74/100 75/100
Distance to Adelaide 10.5 km 10.9 km
+4% vs other
Drive time (normal traffic) 17 min
same for both
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 135.2
7-9am + 5-7pm
 173.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 5024
 1.4%
postcode 5045
Rooftop solar per 100 dwellings 56
postcode 5024
 35
postcode 5045

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.

West Beach Glenelg North
Car (driver) 74.2% / 71.4%
West Beach — Car (driver): 74.2% Glenelg North — Car (driver): 71.4%
Worked from Home 14.8% / 14.3%
West Beach — Worked from Home: 14.8% Glenelg North — Worked from Home: 14.3%
Car (passenger) 4.0% / 4.6%
West Beach — Car (passenger): 4.0% Glenelg North — Car (passenger): 4.6%
Bus 3.8% / 4.3%
West Beach — Bus: 3.8% Glenelg North — Bus: 4.3%
Bicycle 1.9% / 1.3%
West Beach — Bicycle: 1.9% Glenelg North — Bicycle: 1.3%
Tram / Light Rail 0.2% / 2.0%
West Beach — Tram / Light Rail: 0.2% Glenelg North — Tram / Light Rail: 2.0%

Bars are drawn against the largest share shown (74.2%).

Setting

West Beach Glenelg North
Elevation 8 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 710 m
2.9 km to a named beach
 710 m

NBN connectivity

West Beach Glenelg North
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 1%
2,466 premises
 4%
3,605 premises

Climate

West Beach Glenelg North
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)

West Beach Glenelg North
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

West Beach Glenelg North
Average residential rate $1,532/yr $2,095/yr
Council West Torrens Holdfast Bay

Federal electorate

West Beach Glenelg North
Division Hindmarsh Boothby
Member Mark Butler Louise Miller-Frost
Party Australian Labor Party
same for both

First Home Owner Grant

West Beach Glenelg North
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

West Beach

Coastal Middle-Ring Parks Premium Quiet

Glenelg North

Coastal Middle-Ring Parks River Townhouses

More comparisons

Other comparisons with West Beach

West Beach vs Lockleys West Beach vs Fulham West Beach vs Henley Beach South

Other comparisons with Glenelg North

Glenelg North vs Glenelg East Glenelg North vs Glenelg Glenelg North vs Novar Gardens
Full data on West Beach Full data on Glenelg North
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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