Elizabeth Downs
Three figures define this northern Adelaide suburb: a $640,000 median house price, a household income in the 11.8th percentile nationally, and a crime rate of 132.4 per 1,000 residents. The gap between affordable entry pricing and low local incomes is the central tension. Across all four SEIFA indexes the suburb sits in decile 1, the most disadvantaged tier, with an IRSAD score of 717 and an IRSD score of 646. Yet prices still rose 11.6% in a single year, from $573,444 in 1Q 2025 to $640,000 in 1Q 2026, pulling affordability away from the 5,160 residents who live across the 3.14 sq km footprint at a median age of 34, six years below the national figure.
Population
5,160
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$970/wk
DAs (12 months)iDevelopment Applications lodged in the past year
92
Median House
$640K
Median 1Q 2026
At a $640,000 median the suburb remains one of Adelaide's more affordable detached-house markets, and the 11.6% jump from $573,444 a year earlier shows that affordability is eroding fast. The stock suits families: 77.9% are separate houses against just 1.9% apartments, and three-bedroom homes dominate at 76.0% with four-plus-bedroom dwellings at 13.3%. Average monthly mortgage repayments of $953 produce a mortgage-to-income ratio of 22.7%, below the 30% stress threshold, so buyers who clear the deposit hurdle are not overextended. The catch is the deposit itself: with household income in the 11.8th percentile nationally, saving against a rising median is harder here than the low repayment figure suggests.
For Buyers
At a $640,000 median the suburb remains one of Adelaide's more affordable detached-house markets, and the 11.6% jump from $573,444 a year earlier shows that affordability is eroding fast. The stock suits families: 77.9% are separate houses against just 1.9% apartments, and three-bedroom homes dominate at 76.0% with four-plus-bedroom dwellings at 13.3%. Average monthly mortgage repayments of $953 produce a mortgage-to-income ratio of 22.7%, below the 30% stress threshold, so buyers who clear the deposit hurdle are not overextended. The catch is the deposit itself: with household income in the 11.8th percentile nationally, saving against a rising median is harder here than the low repayment figure suggests.
For Investors
A 44.8% renter share, well above the owner-occupier base, gives landlords a deep tenant pool, and weekly rent of $250 against the $640,000 median implies a gross yield near 2.0%, modest but typical for a detached market. Rent has grown 39.8% over the measured period, the strongest signal in the data, while the 7.7% vacancy rate points to softer demand than the rent growth alone would suggest. Overseas migration is the primary growth driver at roughly 206 residents a year, offset by net internal outflow near 91, so tenant demand leans on new arrivals. With 77 development applications lodged in the past 12 months, mostly sheds, garages and ancillary accommodation rather than new dwellings, the case rests on rent escalation more than capital supply expansion.
Development Activity
Total DAs
303
Last 12 Months
92
YoY ChangeiYear-over-year change in DA lodgements
+43.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth Downs iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Taparra Primary School
U, R-6 · 131 students
Elizabeth Downs Primary School
U, R-6 · 420 students
Demographics
The median age of 34 is 6.0 years below the national figure, marking a younger, family-stage population, and 18.9% of families are couples without children against 1,324 couples with children. University qualification rates of 9.0% sit 21.1 points below national, the demographic counterpart to the decile 1 education-and-occupation SEIFA ranking. Overseas-born residents reach 21.9%, just 0.3 points above national, so the migrant share is broadly average despite overseas migration being the main population driver. Ancestry is Anglo-leaning, led by English (2,170), Scottish (402) and Irish (373), with Khmer the most common non-English language at 13 speakers. Christianity (1,551) is the dominant faith, followed by Islam (178) and Buddhism (78).
Age Distribution
Bedrooms
Dwelling Structure
77.9%
Houses
20.3%
Townhouse
1.9%
Apartment
Tenure
Tenure tilts toward renting: 44.8% rent, 33.7% carry a mortgage and only 21.5% own outright, a renter-heavy split that is unusual for a detached suburb and reflects the low income base. The stock is overwhelmingly houses, 77.9% separate dwellings and 20.3% semi-detached, with apartments at just 1.9%, and three-bedroom homes account for 76.0% of all dwellings. The median house price climbed 11.6% from $573,444 in 1Q 2025 to $640,000 in 1Q 2026. Affordability worsened over the decade, from 44.4% in 2011 to 48.9% in 2021, because prices rose faster than the 3.0% real income growth. Mortgage-to-income at 22.7% stays below stress, but rent-to-income at 25.8% runs higher, squeezing the 44.8% who rent more than the owners.
Median House Price Trend
Source: State Valuer-General (Median 1Q 2026)
Mortgage / mo
$953
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$250
Census 2021
HH Size
2.5
Personal Income / wk
$494
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
161
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.9%
Couples, no children
3,794
Total families
Economy & Employment
The workforce is concentrated in lower-paid sectors, which explains the decile 1 economic-resources ranking. Healthcare leads industries at 25.9% (183 workers), followed by Retail at 10.6% (75) and Manufacturing at 8.1% (57). By occupation, Labourers (312) and Community/Personal workers (229) outnumber Clerical (152) and Sales (147) roles, consistent with the 9.0% university rate that sits 21.1 points below national. Unemployment is high at 18.1% against a participation rate of just 42.5%, with 1,848 residents not in the labour force, a structural drag on household incomes that land in the 11.8th percentile. The full-time rate of 58.5% among the employed shows that those with work are mostly in stable hours, but the low participation is the binding constraint.
Unemployment
22.2%
Labour Force
3,874
Unemployed
860
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.5%
Part-time
23.4%
Participation
42.5%
Employed
1,394
Occupations
Top Industries
University
9.0%
Postgraduate
1.3%
Born Overseas
21.9%
Dwellings
1,915
Transport to Work
Car dependence is near-total: 85.2% drive to work while only 5.5% use public transport and 1.1% walk or cycle, well above the national reliance on cars and reflecting the outer-suburban location. The headline livability constraint is safety, with 683 recorded offences producing a crime rate of 132.4 per 1,000 residents, high relative to most suburbs. All four SEIFA indexes read decile 1, including an IRSD score of 646, the most disadvantaged tier, and 12.1% of residents (571 people) need daily assistance. No schools are recorded inside the 3.14 sq km boundary in this dataset, so families rely on institutions in neighbouring suburbs. Volunteering runs at 9.9%, below what tighter suburbs report, consistent with the economic pressures the SEIFA scores capture.
Drive
85.2%
Public Transport
5.5%
Walk / Cycle
1.1%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedGrowth is steady rather than explosive, with the wider area forecast to expand about 0.79% a year, roughly 91 additional residents annually, building on a 9.6% rise over the past decade. Overseas migration is the primary driver at around 206 residents a year, more than offsetting a net internal outflow near 91, so new arrivals sustain the trajectory. The gentrification reading is early signs, scored 30 to 44, supported by population growth of about 15% since 2011 and an acceleration in the pace of change from 4% to 11%. Rent growth of 39.8% over the period is the clearest upward pressure. The classification is an established suburb, not a greenfield one, so growth comes from infill and turnover rather than large new estates.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+206
Net Internal / yr
-91
Gentrification Signal
Early signs
Population +15% since 2011, Strong overseas inflow +206/yr, Accelerating: 4% → 11%
Safety & Crime
Total Offences
683
Year ending June 2024
Rate per 1,000 People
132.4
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth Downs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth Downs a good suburb to live in?
It is one of Adelaide's more affordable detached markets, with a $640,000 median and family-suited stock where 77.9% are separate houses. The trade-offs are real: all four SEIFA indexes read decile 1, the most disadvantaged tier, and the crime rate is 132.4 per 1,000 residents, above most suburbs.
What is the median house price in Elizabeth Downs?
The median house price is $640,000 as of 1Q 2026, up 11.6% from $573,444 a year earlier. Weekly rent averages $250 and average monthly mortgage repayments run about $953, giving a mortgage-to-income ratio of 22.7%, below the 30% stress threshold.
What schools are in Elizabeth Downs?
No schools are recorded inside the 3.14 sq km Elizabeth Downs boundary in this dataset, so families rely on schools in neighbouring suburbs. The local university qualification rate is 9.0%, which is 21.1 points below the national figure.
Is Elizabeth Downs safe?
Safety is a genuine concern. There were 683 recorded offences, a crime rate of 132.4 per 1,000 residents, higher than most suburbs. The area also scores decile 1 on the IRSD index of relative disadvantage, the most disadvantaged tier, and 12.1% of residents need daily assistance.
Is Elizabeth Downs good for property investment?
Rent of $250 a week against a $640,000 median gives a gross yield near 2.0%, and a deep 44.8% renter base supports demand. Rent grew 39.8% over the period, but the 7.7% vacancy rate signals softer demand, so returns lean on rent growth more than yield or capital supply.
How is Elizabeth Downs's population changing?
Population is growing about 0.79% a year, roughly 91 residents annually, after a 9.6% rise over the decade. Overseas migration is the main driver at around 206 a year, offsetting a net internal outflow near 91. The gentrification reading is early signs, scored 30 to 44.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Elizabeth Downs on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map