Elizabeth East
Its 4,607 residents live across 2.46 sq km, with 69.1% of homes containing 3 bedrooms and 45.6% rented. Overseas-born residents make up 30.1%, 8.5 percentage points above the national comparison, helping explain why overseas migration is the main growth driver. Nearby Elizabeth and Elizabeth Grove are useful local comparators, while Elizabeth East remains an established pocket with a 0.83% annual trend and early-signs gentrification. Prices rose 12.7% in one year, but incomes remain comparatively low.
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
96
Median House
$700K
First quarter 2026
Buyers are entering a predominantly detached-house market, with 66.1% separate houses, 33.9% semi-detached homes and 69.1% three-bedroom stock. Mortgage repayments equal 27.1% of household income, below the stress threshold, while 45.6% of households rent and may compete for the same affordable stock. Compared with higher-income Adelaide markets, Elizabeth East is more price-sensitive because household income is $904 weekly and university attainment is 11.9%. Check condition and insurance property by property.
For Buyers
Buyers are entering a predominantly detached-house market, with 66.1% separate houses, 33.9% semi-detached homes and 69.1% three-bedroom stock. Mortgage repayments equal 27.1% of household income, below the stress threshold, while 45.6% of households rent and may compete for the same affordable stock. Compared with higher-income Adelaide markets, Elizabeth East is more price-sensitive because household income is $904 weekly and university attainment is 11.9%. Check condition and insurance property by property.
For Investors
Elizabeth East has a sizeable rental base, with 45.6% of households renting and median rent of $225 a week. At 9.8%, vacancy is higher than a tight-market benchmark, which can soften short-term leasing competition even though annual price growth reached 12.7%. Development activity is notable at 95 applications in 12 months, including a 3-dwelling project and an additional-allotment subdivision, so future supply may be higher than in a quieter established street. Growth is forecast at 0.83% annually, driven by overseas migration, supporting a measured rather than speculative strategy.
Development Activity
Total DAs
287
Last 12 Months
96
YoY ChangeiYear-over-year change in DA lodgements
+50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth East
Open-register school locations for education access. This is not a school-quality ranking.
Elizabeth East Primary School
Demographics
Elizabeth East has 4,607 residents and a median age of 38, which is 2 years below the national comparison. The suburb is more overseas-born than the national profile by 8.5 percentage points, with 30.1% born overseas; Arabic, Nepali and Bengali are recorded languages, and Islam is the third-largest listed religion at 423 people. Household size averages 2.4, slightly lower than the national figure, while one-parent families account for 35.5% of families. English ancestry is recorded for 1,811 people, followed by Other at 775. Compared with nearby Elizabeth and Elizabeth Grove, the local planning focus is family support and service access because 13.0% of residents need assistance.
Age Distribution
Bedrooms
Dwelling Structure
66.1%
Houses
33.9%
Townhouse
0.0%
Apartment
Tenure
Elizabeth East is primarily a three-bedroom, low-rise market: 69.1% of dwellings have 3 bedrooms, 66.1% are separate houses and 33.9% are semi-detached. Tenure is less settled than an ownership-heavy suburb, with 20.6% owned outright, 31.7% mortgaged and 45.6% rented. Compared with nearby Elizabeth and Elizabeth Grove, buyers should assess the exact street and dwelling type rather than assume the whole district moves together. The 2.4-person average household size and $904 weekly household income help explain demand for smaller family homes, while mortgage costs at 27.1% of income remain manageable.
Mortgage / mo
$1,062
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$225
Census 2021
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
32.6%
Couples with children
29.0%
Couples, no children
35.5%
Single parent
1,059
Total families
Economy & Employment
Employment conditions are a major differentiator. The labour-force participation rate is 43.7%, unemployment is 14.4% and 52.5% of employed residents work full time, all pointing to weaker labour-market attachment than higher-income suburbs. Healthcare leads local industries at 22.5% of jobs, followed by retail at 11.6%, education at 9.7%, manufacturing at 9.4% and construction at 8.8%. Occupations are concentrated in labourers at 282 people, trades at 216 and community and personal services at 200, matching the industry mix. SEIFA places Elizabeth East in decile 1 for IEO, IER, IRSD and IRSAD, so disadvantage is materially higher than the national average. Household income of $904 a week, at the 8.9th percentile, reinforces the need to view growth through employment access rather than price alone.
Unemployment
14.4%
Labour Force
1,616
Unemployed
232
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.5%
Part-time
38.8%
Participation
43.7%
Employed
1,384
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
11.9%
Postgraduate
2.2%
Born Overseas
30.1%
Dwellings
1,711
Transport to Work
Daily life is strongly car-oriented: 79.9% travel as car drivers, compared with 4.1% using public transport, 1.6% walking or cycling and 6.1% working from home. Elizabeth East Primary School is the local government primary school, so families should check enrolment zones and secondary-school access against the exact address. The suburb's 2.46 sq km area and density of 1,872 people per sq km keep services relatively close, but access needs may vary for the 13.0% needing assistance. Safety is a material consideration, with 516 recorded offences and a crime rate of 112.0 per 1,000 people, higher than a low-crime benchmark. SEIFA IRSAD is decile 1, below the national socioeconomic average, so practical amenity and support services matter more than lifestyle marketing.
Drive
79.9%
Public Transport
4.1%
Walk / Cycle
1.6%
Work from Home
6.1%
Population Forecast
+0.83%/yr
(+120 people/yr)
EstablishedGrowth is steady rather than explosive. The forecast annual trend is 0.83%, with overseas migration the primary driver, while the wider area's 10-year population change is 15.5%. The trajectory is labelled Stable and affordability moved only from 42.6 in 2011 to 43.4 in 2021, so the suburb is not showing a sharp affordability break. Gentrification remains at the Early signs stage, with scores of 21 and 22 across the two measures, alongside 28.7% rent growth. Development activity reached 95 applications in 12 months, which may support renewal because small subdivisions and new dwellings can add stock without changing the established character quickly. Compared with a high-growth fringe market, Elizabeth East's 0.83% pace implies gradual repricing, not a guaranteed boom.
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?
Elizabeth East can suit buyers wanting established, mostly three-bedroom housing and a car-oriented northern Adelaide setting. However, the crime rate is 112.0 per 1,000 people and unemployment is 14.4%, so safety, services and the exact street deserve more weight than price alone.
What schools are in Elizabeth East?
Elizabeth East Primary School is the local government primary school. Families should confirm enrolment zones, year levels and secondary options for the exact address, because 1 nearby school does not cover every age group. The suburb has 4,607 residents and a median age of 38.
Is Elizabeth East safe?
Safety needs careful checking. Elizabeth East recorded 516 offences, equivalent to 112.0 offences per 1,000 people, which is higher than a low-crime benchmark. Review recent incident patterns, lighting, parking and the exact street before renting or buying, especially where household support needs are 13.0%.
Is Elizabeth East good for property investment?
It can suit a yield-focused investor if the dwelling is priced carefully. Median rent is $225 a week, 45.6% of households rent and vacancy is 9.8%, so tenant demand may be less competitive than in tighter markets. Development activity reached 95 applications in 12 months, making property selection and future supply important.
How is Elizabeth East's population changing?
Population change is gradual but positive. The wider area's 10-year population change is 15.5%, the annual forecast trend is 0.83% and overseas migration is the primary driver. The trajectory is Stable, while gentrification is at the Early signs stage with a score of 21, suggesting measured change rather than a rapid reset.
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), SA Department for Housing and Urban Development (house prices), state education open registers (school locations), 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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