West Lakes vs Tennyson

In both, the large majority of households own their home, most homes are detached houses, and about half of households are people living alone. Houses cost more in Tennyson: a median of $2.77 million, against $1.34 million in West Lakes, though rent is higher in West Lakes. On these figures, West Lakes tends to suit buyers on a tighter budget.

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 Lakes

ahead on 2 of the 6 things we measure here

  • has more childcare (3 vs 0)
  • has more parks and reserves (33 vs 11)
  • But Tennyson carries lower crime risk (61/100 vs 87/100)

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

First-home buyers

West Lakes

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($1,337,500 vs $2,765,000)
  • has cheaper land ($970,000 vs $2,000,000)
  • But Tennyson has cheaper units ($698,500 vs $797,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Tennyson

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (16% vs 24%)
  • has cheaper rent ($340/wk vs $370/wk)

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 Lakes has more residents already 65 and over (36% vs 31%)
  • Tennyson carries lower crime risk (61/100 vs 87/100)

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

Investors

West Lakes

ahead on the one thing that separates them

  • is growing faster (17.0% vs -2.5%)

Weighs population growth.

Where they sit

West Lakes and Tennyson 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 Lakes Tennyson
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 Lakes Tennyson
Walkability 59 / 58
West Lakes — Walkability: 59/100 Tennyson — Walkability: 58/100
Safety 13 / 39
West Lakes — Safety: 13/100 Tennyson — Safety: 39/100
Low fire risk 100 / 100
West Lakes — Low fire risk: 100/100 Tennyson — Low fire risk: 100/100
Low flood risk 58 / 58
West Lakes — Low flood risk: 58/100 Tennyson — Low flood risk: 58/100

Demographics

West Lakes has more residents (6,768 vs 1,137); Tennyson has higher household incomes ($107,172 vs $80,496).

West Lakes Tennyson
Population 6,768
+83% vs other
 1,137
Population trend (2016 → 2021) +17.0% -2.5%
Median age 54 55
Median household income $80,496/yr $107,172/yr
+33% vs other
Median weekly rent $370/wk
+8% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

West Lakes Tennyson
0-4 3.4% / 2.6%
West Lakes — 0-4: 3.4% Tennyson — 0-4: 2.6%
5-14 7.9% / 5.8%
West Lakes — 5-14: 7.9% Tennyson — 5-14: 5.8%
15-19 4.0% / 4.5%
West Lakes — 15-19: 4.0% Tennyson — 15-19: 4.5%
20-24 4.6% / 5.7%
West Lakes — 20-24: 4.6% Tennyson — 20-24: 5.7%
25-34 9.8% / 9.9%
West Lakes — 25-34: 9.8% Tennyson — 25-34: 9.9%
35-44 9.5% / 7.7%
West Lakes — 35-44: 9.5% Tennyson — 35-44: 7.7%
45-54 10.8% / 14.1%
West Lakes — 45-54: 10.8% Tennyson — 45-54: 14.1%
55-64 14.0% / 19.7%
West Lakes — 55-64: 14.0% Tennyson — 55-64: 19.7%
65-74 17.7% / 18.8%
West Lakes — 65-74: 17.7% Tennyson — 65-74: 18.8%
75-84 12.3% / 9.2%
West Lakes — 75-84: 12.3% Tennyson — 75-84: 9.2%
85+ 6.0% / 2.8%
West Lakes — 85+: 6.0% Tennyson — 85+: 2.8%

Bars are drawn against the largest share shown (19.7%).

Who lives together

Household composition, 2021 Census.

West Lakes 47.2% lone person
West Lakes — Lone Person: 47.2% West Lakes — Couple Families: 35.8% West Lakes — One Parent Families: 12.4% West Lakes — Group Household: 3.3% West Lakes — Other Families: 1.3%
Tennyson 47.8% lone person
Tennyson — Lone Person: 47.8% Tennyson — Couple Families: 37.8% Tennyson — One Parent Families: 11.4% Tennyson — Group Household: 3.0% Tennyson — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

West Lakes 16.9% renting
West Lakes — Owned Outright: 54.4% West Lakes — Mortgage: 28.7% West Lakes — Renting: 16.9%
Tennyson 19.3% renting
Tennyson — Owned Outright: 47.0% Tennyson — Mortgage: 33.6% Tennyson — Renting: 19.3%
Owned outright Mortgage Renting

Qualifications

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

West Lakes Tennyson
Bachelor Degree 14.2% / 19.0%
West Lakes — Bachelor Degree: 14.2% Tennyson — Bachelor Degree: 19.0%
Certificate III & IV 14.0% / 14.3%
West Lakes — Certificate III & IV: 14.0% Tennyson — Certificate III & IV: 14.3%
Advanced Diploma / Diploma 9.3% / 10.8%
West Lakes — Advanced Diploma / Diploma: 9.3% Tennyson — Advanced Diploma / Diploma: 10.8%
Postgraduate Degree 4.5% / 6.2%
West Lakes — Postgraduate Degree: 4.5% Tennyson — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 2.1% / 2.3%
West Lakes — Graduate Diploma / Certificate: 2.1% Tennyson — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (19.0%).

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 Lakes Tennyson
England 5.7% / 4.5%
West Lakes — England: 5.7% Tennyson — England: 4.5%
Italy 2.0% / 1.1%
West Lakes — Italy: 2.0% Tennyson — Italy: 1.1%
Scotland 0.6% / 2.0%
West Lakes — Scotland: 0.6% Tennyson — Scotland: 2.0%
India 0.9% / 1.5%
West Lakes — India: 0.9% Tennyson — India: 1.5%
Greece 1.1% / 0.9%
West Lakes — Greece: 1.1% Tennyson — Greece: 0.9%
China 1.7% / —
West Lakes — China: 1.7% Tennyson — China: not among its largest
Vietnam — / 1.3%
West Lakes — Vietnam: not among its largest Tennyson — Vietnam: 1.3%
Germany 1.2% / —
West Lakes — Germany: 1.2% Tennyson — Germany: not among its largest
Malaysia — / 1.2%
West Lakes — Malaysia: not among its largest Tennyson — Malaysia: 1.2%

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

West Lakes 57.9% houses
West Lakes — Houses: 57.9% West Lakes — Townhouses: 32.5% West Lakes — Flats / Apartments: 9.6%
Tennyson 60.8% houses
Tennyson — Houses: 60.8% Tennyson — Townhouses: 38.4% Tennyson — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

West Lakes Tennyson
Median house price $1,337,500 $2,765,000
Median unit price $797,500 $698,500
Median land price $970,000 $2,000,000
Typical days to sell (houses) 19 days
from 74 sales
 66 days
from 13 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 Lakes Tennyson
3 bed $1.26M / $1.8M
West Lakes — 3 bed: $1.26M (38 sales) Tennyson — 3 bed: $1.8M (8 sales)

38 vs 8 sales

4 bed $1.43M / $3M
West Lakes — 4 bed: $1.43M (53 sales) Tennyson — 4 bed: $3M (12 sales)

53 vs 12 sales

5 bed $2.05M / $3.31M
West Lakes — 5 bed: $2.05M (8 sales) Tennyson — 5 bed: $3.31M (6 sales)

8 vs 6 sales

Zoning mix

West Lakes Tennyson
Residential 82% 70%
Parks and recreation 8% 30%
Commercial 9% 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

West Lakes Tennyson
New dwellings approved 1,636
across Charles Sturt
same for both
Approvals change year on year +109%
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.

West Lakes Tennyson
Houses 4.9%
$850/wk on $899K
 —
Units 4.7%
$680/wk on $757K
 —

Ranking within SA

West Lakes Tennyson
House price Higher than 84% of SA Higher than 99% of SA
Income — Higher than 84% of SA
Schools —
same for both
Walkability Higher than 84% of SA Higher than 83% of SA
Affordability — Higher than 1% of SA
EV adoption Higher than 74% of SA Higher than 87% of SA
NBN connectivity Higher than 79% of SA Higher than 83% of SA
Rental yield (houses) Higher than 95% of SA —
Rental yield (units) Higher than 59% of SA —

Liveability

Tennyson scores higher overall (71 vs 59).

West Lakes Tennyson
Grade B A
Score 59/100 71/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 10/10

Risk profile

West Lakes carries more crime risk (87 vs 61).

West Lakes Tennyson
Bushfire None
0/100
same for both
Crime High
87/100
 Moderate
61/100
Flood Moderate
42/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
 1
within 5 km

Schools

West Lakes Tennyson
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

West Lakes Tennyson
Supermarkets 3 0
Cafes & restaurants 7 0
Parks & reserves 33 11
Childcare 3 0
Pharmacies 4 0
Banks & Bank@Post 6 0
Fuel stations 1 0
Waterways 2 0

Mobility

West Lakes Tennyson
Walkability score 59/100 58/100
Distance to Adelaide 14.4 km 14.5 km
Drive time (normal traffic) 24 min
same for both
Public transport score 79/100
Bus
 41/100
Bus
Peak arrivals per hour 176.2
7-9am + 5-7pm
 14.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 5021
 1.5%
postcode 5022
Rooftop solar per 100 dwellings 58
postcode 5021
 57
postcode 5022

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 Lakes Tennyson
Car (driver) 76.6% / 73.0%
West Lakes — Car (driver): 76.6% Tennyson — Car (driver): 73.0%
Worked from Home 13.2% / 16.3%
West Lakes — Worked from Home: 13.2% Tennyson — Worked from Home: 16.3%
Car (passenger) 3.6% / 3.7%
West Lakes — Car (passenger): 3.6% Tennyson — Car (passenger): 3.7%
Bus 3.0% / 2.1%
West Lakes — Bus: 3.0% Tennyson — Bus: 2.1%
Train 1.2% / 3.8%
West Lakes — Train: 1.2% Tennyson — Train: 3.8%

Bars are drawn against the largest share shown (76.6%).

Setting

West Lakes Tennyson
Elevation 5 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 1.3 km
1.4 km to a named beach
 196 m
705 m to a named beach

NBN connectivity

West Lakes Tennyson
Connectivity score 65/100 71/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 33%
3,394 premises
 47%
640 premises

Climate

West Lakes Tennyson
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 Lakes Tennyson
PM2.5 4.5 µg/m³
same for both
PM10 20.3 µg/m³
same for both
NO₂ —
same for both

Council rates

West Lakes Tennyson
Average residential rate $1,726/yr
same for both
Council Charles Sturt
same for both

Federal electorate

West Lakes Tennyson
Division Hindmarsh
same for both
Member Mark Butler
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

West Lakes Tennyson
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

West Lakes

Beach Coastal Middle-Ring Parks Retirees River Townhouses

Tennyson

Beach Coastal Luxury Middle-Ring Parks Quiet Retirees River Townhouses

More comparisons

Other comparisons with West Lakes

West Lakes vs Seaton West Lakes vs Grange West Lakes vs Semaphore Park West Lakes vs Royal Park West Lakes vs West Lakes Shore West Lakes vs Queenstown

Other comparisons with Tennyson

Tennyson vs Grange Tennyson vs West Lakes Shore
Full data on West Lakes Full data on Tennyson
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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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