Fitzroy vs North Adelaide.
Comparing two suburbs with median house prices of $2,160,000 and $2,480,000. North Adelaide edges out on more headline metrics in this comparison.
Fitzroy (median $2,160,000) is roughly 13% cheaper to buy into than North Adelaide ($2,480,000). Over the past year, North Adelaide (+8.7%) ran 25.9 percentage points ahead of Fitzroy (-17.2%) on house-price growth.
North Adelaide scores higher on walkability (76/100 vs 100/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving North Adelaide (1081) sits above Fitzroy (1057). Fitzroy skews owner-occupied (75%), North Adelaide runs more rental-dense (51% owner).
For buyers
Fitzroy is the lower entry point at $2,160,000 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
North Adelaide carries both higher gross yield (1.57% vs 1.56%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
North Adelaide edges out on average school ICSEA (1081 vs 1057). Fitzroy also has a higher family-household share (75% vs 52%), so the catchment community skews family-heavy.
Common questions
Is Fitzroy or North Adelaide cheaper to buy in?
Fitzroy has the lower median house price at $2,160,000, roughly 13% below North Adelaide ($2,480,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Fitzroy or North Adelaide?
Over the past 12 months, North Adelaide grew +8.7% vs -17.2% in Fitzroy, a gap of 25.9 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Fitzroy or North Adelaide have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), North Adelaide scores 1081 vs 1057 in Fitzroy. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Fitzroy or North Adelaide?
North Adelaide scores 100/100 on walkability vs 76/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Fitzroy or North Adelaide?
Gross rental yield on houses is 1.57% in North Adelaide vs 1.56% in Fitzroy. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare Fitzroy against another suburb