Elizabeth East
A $700,000 median house price sitting in a suburb that scores decile 1 on all four SEIFA indexes is the defining tension here, because the two facts pull in opposite directions. Household income ranks in just the 8.9th percentile nationally, yet the median jumped 12.7% from $621,000 a year earlier, faster than incomes can absorb. The crime rate of 112.0 per 1,000 residents is high, and unemployment runs at 15.5%, well above typical levels. The population of 4,607 has grown 15.5% over the decade, and at 30.1% born overseas the suburb sits 8.5 points above the national share, pointing to affordability-driven inward migration rather than established wealth.
Population
4,607
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$904/wk
DAs (12 months)iDevelopment Applications lodged in the past year
88
Median House
$700K
Median 1Q 2026
The $700,000 median climbed 12.7% from $621,000 in a single year, a steep move for a market where household income sits in the 8.9th percentile nationally. The stock favours families: 66.1% are separate houses, 33.9% semi-detached, and three-bedroom homes dominate at 69.1% while four-plus bedroom dwellings are just 10.5%. That narrow house format keeps entry-level demand concentrated. Monthly mortgage repayments average a low $1,062, giving a mortgage-to-income ratio of 27.1%, below the 30% stress threshold despite the modest incomes, because most loans were taken when prices were far lower. Owner-occupiers carrying a mortgage (32.4%) outnumber outright owners (21.0%), a sign of a buyer base still building equity rather than holding debt-free property.
For Buyers
The $700,000 median climbed 12.7% from $621,000 in a single year, a steep move for a market where household income sits in the 8.9th percentile nationally. The stock favours families: 66.1% are separate houses, 33.9% semi-detached, and three-bedroom homes dominate at 69.1% while four-plus bedroom dwellings are just 10.5%. That narrow house format keeps entry-level demand concentrated. Monthly mortgage repayments average a low $1,062, giving a mortgage-to-income ratio of 27.1%, below the 30% stress threshold despite the modest incomes, because most loans were taken when prices were far lower. Owner-occupiers carrying a mortgage (32.4%) outnumber outright owners (21.0%), a sign of a buyer base still building equity rather than holding debt-free property.
For Investors
Renters make up 46.6% of households, a deep tenant pool well above the owner-occupier base, but the yield math is the draw rather than capital safety. Weekly rent of $225 against the $700,000 median implies a gross yield near 1.7%, and rent has grown 28.7% over the period, faster than most established markets. The vacancy rate of 9.8% is elevated, signalling that supply is not tight. Demand support leans on overseas migration, which adds about 97 residents a year, while net internal migration removes roughly 63, leaving thin natural growth. Development is active at 82 applications in 12 months, mostly single-storey detached dwellings, so new stock keeps arriving. The case rests on strong rent escalation and a low entry price relative to capital-city medians, not on yield depth or scarcity.
Development Activity
Total DAs
260
Last 12 Months
88
YoY ChangeiYear-over-year change in DA lodgements
+41.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth East iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Pinnacle College
R-12 · 993 students
Elizabeth East Primary School
U, R-6 · 200 students
Demographics
The median age of 38 sits 2.0 years below the national figure, a younger profile than most established suburbs. University qualifications reach only 11.9%, which is 18.2 points below national, the single sharpest gap in the data and a direct driver of the lower income base. Overseas-born residents reach 30.1%, 8.5 points above national, and the language mix is led by Arabic (36 speakers), Nepali (21) and Bengali (11), pointing to recent humanitarian and skilled-migrant settlement. Ancestry remains Anglo-led, with English (1,811), Scottish (347) and Irish (307) the largest groups. Average household size is 2.4, 0.1 below national, and family households skew toward couples with children (1,174) over couples without (627), consistent with the younger age structure.
Age Distribution
Bedrooms
Dwelling Structure
66.1%
Houses
33.9%
Townhouse
N/A
Apartment
Tenure
Tenure tilts toward renters and mortgage holders rather than outright owners: 46.6% rent, 32.4% carry a mortgage, and only 21.0% own outright. That outright share, well below the mortgage share, marks a younger buyer base still building equity rather than long-held, debt-free wealth. The stock is 66.1% separate houses and 33.9% semi-detached, with three-bedroom dwellings making up 69.1% and four-plus bedroom homes just 10.5%, a uniform mid-size house format. The median rose from $621,000 to $700,000 across 2025-2026, a 12.7% one-year move. Mortgage-to-income at 27.1% stays under the stress line, and rent-to-income at 24.9% is also below it, so housing costs remain manageable even against incomes in the 8.9th percentile, the suburb's core affordability advantage.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,062
Rent / wk
$225
HH Size
2.4
Personal Income / wk
$481
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.8%
Unoccupied
187
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.7%
Couples, no children
3,179
Total families
Economy & Employment
The workforce concentrates in service and trade roles rather than knowledge sectors. Healthcare leads at 22.5% (153 workers), followed by Retail at 11.6% (79), Education at 9.7% (66), Manufacturing at 9.4% (64) and Construction at 8.8% (60). By occupation, Labourers (282), Community and Personal Service workers (200) and Machinery Operators and Drivers (173) dominate, which aligns with the decile 1 IEO score for education and occupation. Unemployment is high at 15.5% and participation reads only 40.4%, leaving 1,692 residents not in the labour force. All four SEIFA indexes sit at decile 1, the most disadvantaged tier nationally, with IRSAD at 838 and IER at 894. Real incomes grew just 2.8% over the decade, far behind house price gains of 12.7% in the latest year alone.
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
57.5%
Part-time
27.0%
Participation
40.4%
Employed
1,263
Occupations
Top Industries
University
11.9%
Postgraduate
2.2%
Born Overseas
30.1%
Dwellings
1,711
Transport to Work
The suburb is heavily car-dependent: 85.1% drive to work while only 4.4% use public transport and 1.7% walk or cycle, well below transit-rich inner suburbs. The headline trade-off is safety, with a crime rate of 112.0 per 1,000 residents, high relative to most markets, and 13.0% of residents (540 people) needing daily assistance. All four SEIFA indexes register decile 1, the most disadvantaged tier nationally, which shapes the service profile. No schools sit inside the 2.46 km2 boundary, so families rely on institutions in neighbouring Elizabeth suburbs, a practical constraint at a density of 1,872 residents per km2. Volunteering runs at 9.1%, and the offset is genuine affordability: a $225 weekly rent and a $700,000 median that remains low by capital-city standards.
Drive
85.1%
Public Transport
4.4%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+0.83%/yr
(+120 people/yr)
EstablishedElizabeth East is classified established but expanding, with annual population growth of 0.83% and a 15.5% rise over the past decade off a base of 4,607. The gentrification reading is early signs, scoring 21 to 22, with growth accelerating from roughly 5% to 11% across recent periods, a signal that affordability-driven demand is building. Overseas migration is the primary driver, adding about 97 residents a year, while net internal migration removes around 63, so inward settlement is doing the heavy lifting. Affordability moved little, from 42.6% in 2011 to 43.4% in 2021, holding stable rather than worsening. Rent growth of 28.7% over the period far outpaces real income growth of 2.8%, the kind of divergence that typically precedes faster gentrification.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+97
Net Internal / yr
-63
Gentrification Signal
Early signs
Population +17% since 2011, Accelerating: 5% → 11%
Safety & Crime
Total Offences
516
Year ending June 2024
Rate per 1,000 People
112.0
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth East compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth East a good suburb to live in?
It depends on priorities. The draw is affordability: a $700,000 median and $225 weekly rent, with mortgage-to-income at 27.1%, below the 30% stress line. The trade-offs are real, with a crime rate of 112.0 per 1,000 and all four SEIFA indexes at decile 1, the most disadvantaged tier nationally.
What is the median house price in Elizabeth East?
The median house price is $700,000 as of 1Q 2026, up 12.7% from $621,000 a year earlier. Weekly rent averages $225 and monthly mortgage repayments run about $1,062, giving a mortgage-to-income ratio of 27.1%, which stays below the 30% stress threshold.
What schools are in Elizabeth East?
No schools are recorded inside the 2.46 km2 Elizabeth East boundary in this dataset, so families rely on schools in neighbouring Elizabeth suburbs. University qualifications among residents reach only 11.9%, which is 18.2 points below the national figure.
Is Elizabeth East safe?
Crime is a real concern. The suburb records 516 incidents, a rate of 112.0 per 1,000 residents, high compared with most markets. This aligns with a decile 1 score on the SEIFA disadvantage index, the most disadvantaged tier, and 13.0% of residents needing daily assistance.
Is Elizabeth East good for property investment?
Rent of $225 a week against a $700,000 median gives a gross yield near 1.7%, and rent has grown 28.7% over the period. The 9.8% vacancy rate is elevated, but overseas migration adding about 97 residents a year and a low entry price support a rent-escalation case.
How is Elizabeth East's population changing?
The population of 4,607 has grown 15.5% over the past decade and is rising about 0.83% a year. Overseas migration adds roughly 97 residents annually while net internal migration removes about 63, so inward settlement drives growth. Gentrification reads early signs at a score of 21.
What languages are spoken in Elizabeth East?
About 30.1% of residents were born overseas, 8.5 points above the national figure. English dominates, but the most common non-English languages are Arabic (36 speakers), Nepali (21) and Bengali (11), reflecting recent humanitarian and skilled-migrant settlement in the area.
How much development is happening in Elizabeth East?
There were 82 development applications lodged in the past 12 months, mostly single-storey detached dwellings with retaining walls and fencing. The activity matches a suburb growing 15.5% over the decade, where new house supply keeps arriving rather than apartment density.
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.
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