Elizabeth Grove
At decile 1 on all four SEIFA indexes, Elizabeth Grove ranks among the most disadvantaged suburbs nationally, yet its median house price reached $690,000 in Q1 2026, an 8.3% rise from $637,000 a year earlier. The suburb is renter-majority at 60.5%, which is well above the national average, and sits in the 5.1st percentile for household income. A crime rate of 117.7 incidents per 1,000 residents flags heightened safety pressure, and gentrification signals are emerging: overseas migration adds 206 residents a year, rent has grown 39.8% over the period, and the overseas-born share at 30.2% runs 8.6 points above the national figure.
Population
2,531
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$825/wk
DAs (12 months)iDevelopment Applications lodged in the past year
53
Median House
$690K
Median 1Q 2026
The median house price of $690,000 in Q1 2026 represents an 8.3% gain compared to $637,000 in Q1 2025. The stock is split between separate houses (43.5%) and semi-detached dwellings (56.5%), with no significant apartment component. Three-bedroom homes dominate at 66.1% of dwellings, making this predominantly a family-sized housing market. Monthly mortgage repayments average $1,075, and the mortgage-to-income ratio is 30.1%, sitting at the stress threshold. Outright ownership is low at 17.7% while mortgage holders account for 21.8%, which means most residents who are building equity carry debt at a ratio that leaves little buffer. Buyers should factor in the decile 1 SEIFA scores when assessing long-term resale liquidity.
For Buyers
The median house price of $690,000 in Q1 2026 represents an 8.3% gain compared to $637,000 in Q1 2025. The stock is split between separate houses (43.5%) and semi-detached dwellings (56.5%), with no significant apartment component. Three-bedroom homes dominate at 66.1% of dwellings, making this predominantly a family-sized housing market. Monthly mortgage repayments average $1,075, and the mortgage-to-income ratio is 30.1%, sitting at the stress threshold. Outright ownership is low at 17.7% while mortgage holders account for 21.8%, which means most residents who are building equity carry debt at a ratio that leaves little buffer. Buyers should factor in the decile 1 SEIFA scores when assessing long-term resale liquidity.
For Investors
With 60.5% of residents renting, Elizabeth Grove has one of the higher renter concentrations in SA, which supports consistent tenant demand. Weekly rent averages $225, and rent has grown 39.8% over the measurement period, faster than real income growth of 3.0%. The vacancy rate at 8.7% is elevated, signalling some softness in immediate absorption. Development activity remains active, with 47 applications lodged in the past 12 months including new detached dwellings. Overseas migration drives net growth of 206 residents a year compared to an internal outflow of 91, so demand is externally sourced rather than locally generated. At a $690,000 median and $225 weekly rent, gross yield sits around 1.7%, which is low relative to the price level but rising rents improve the trajectory.
Development Activity
Total DAs
157
Last 12 Months
53
YoY ChangeiYear-over-year change in DA lodgements
+120.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth Grove iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary Magdalene's School
R-6 · 185 students
Elizabeth Grove Primary School
R-6 · 249 students
Demographics
The median age of 36 is 4 years below the national figure, pointing to a younger-than-average population concentrated in working and family-forming age groups. Overseas-born residents account for 30.2%, which is 8.6 points above the national average, with Nepali (67 speakers), Arabic (16) and Persian (14) as the leading non-English languages. Ancestry is predominantly English (844), Irish (170) and Scottish (160), with Christianity the largest religion (869 residents) followed by Islam (141) and Buddhism (52). University qualifications at 10.9% sit 19.2 points below the national figure, a large gap that reflects the suburb's occupation profile leaning toward labouring and trade work. Average household size is 2.3, marginally below the national average, with 38% of families being couples with children.
Age Distribution
Bedrooms
Dwelling Structure
43.5%
Houses
56.5%
Townhouse
N/A
Apartment
Tenure
Tenure is heavily weighted to renters at 60.5%, compared to the national average which is considerably lower, while outright owners account for only 17.7% and mortgage holders 21.8%. This tenure split reflects both the lower-income profile and the decile 1 IRSAD score. The stock is entirely split houses (43.5%) and semi-detached (56.5%), with three-bedroom homes accounting for 66.1% of all dwellings. Price history shows the median rose from $637,000 in Q1 2025 to $690,000 in Q1 2026, an 8.3% annual gain. The mortgage-to-income ratio of 30.1% sits at the stress boundary despite a relatively modest repayment of $1,075 per month, because household income is in the 5.1st percentile nationally. Rent-to-income at 27.3% stays below the 30% stress threshold for tenants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,075
Rent / wk
$225
HH Size
2.3
Personal Income / wk
$453
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.7%
Unoccupied
94
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.1% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.5%
Couples, no children
1,761
Total families
Economy & Employment
Healthcare is the dominant industry at 23.5% (76 workers), followed by Manufacturing, Retail and Construction each at around 9%, then Education at 7.7%. By occupation, Labourers lead at 157 workers, Machinery/Drivers follow at 98, reflecting the trade and industrial base typical of outer northern Adelaide. The unemployment rate is 18.0%, substantially above the national average, and the participation rate of 36.4% is low, with 1,016 residents not in the labour force. Full-time employment among those working is 55.0%. Weekly personal income of $453 and household income of $825 rank in the 5.1st percentile nationally. All four SEIFA deciles score 1, the lowest tier, which places Elizabeth Grove below 90% of Australian suburbs on education, employment and economic resources.
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
55.0%
Part-time
27.0%
Participation
36.4%
Employed
596
Occupations
Top Industries
University
10.9%
Postgraduate
2.2%
Born Overseas
30.2%
Dwellings
977
Transport to Work
Car dependence is very high at 82.4% of commuters driving, compared to only 3.6% using public transport, consistent with the outer northern Adelaide location and limited rail access. The crime rate of 117.7 incidents per 1,000 residents is elevated and represents one of the suburb's main livability challenges relative to the state average. No schools are recorded within the Elizabeth Grove boundary in this dataset, so families rely on institutions in nearby suburbs. The need-assistance rate is 11.9% (271 residents), which is above typical suburban levels and aligns with the decile 1 IRSD score for relative disadvantage. Volunteering at 9.7% is modest. The density of 1,959 residents per km2 over 1.29 km2 gives the suburb a medium-density feel without the congestion of inner areas.
Drive
82.4%
Public Transport
3.6%
Walk / Cycle
1.9%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedAnnual population growth runs at 0.79%, adding approximately 91 residents per year, with medium forecasts projecting the broader area reaching 12,000 by 2031 from 11,567 in 2025. The 10-year population change is 9.6%, above many comparable suburban pockets. Overseas migration is the primary growth driver at a net 206 per year, while internal migration records a net outflow of 91, meaning the suburb retains its population through international rather than interstate or intrastate flows. Gentrification signals are early-stage, scoring 30 out of 100, with indicators including population growth of 15% since 2011, the overseas inflow, and an overseas-born share accelerating from 4% to 11%. Affordability has worsened, with the rent-to-income ratio rising from 44.4% in 2011 to 48.9% in 2021.
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
298
Year ending June 2024
Rate per 1,000 People
117.7
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth Grove compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth Grove a good suburb to live in?
Elizabeth Grove offers affordable entry compared to inner Adelaide, with a $690,000 median house price and weekly rent of $225. However, the suburb scores decile 1 on all four SEIFA indexes, placing it in the most disadvantaged tier nationally. The crime rate of 117.7 per 1,000 residents and an unemployment rate of 18.0% are important factors to weigh. It suits renters and buyers seeking lower costs in outer northern Adelaide.
What is the median house price in Elizabeth Grove?
The median house price is $690,000 as of Q1 2026, up 8.3% from $637,000 in Q1 2025. Monthly mortgage repayments average $1,075. Weekly rent is $225, and the rent-to-income ratio is 27.3%, which is below the 30% stress threshold for tenants.
What schools are in Elizabeth Grove?
No schools are recorded within the Elizabeth Grove boundary in this dataset. Families rely on schools in surrounding suburbs of the Elizabeth area. The suburb's university qualification rate is 10.9%, which is 19.2 points below the national figure, reflecting the broader educational profile of the area.
Is Elizabeth Grove safe?
Elizabeth Grove records 298 total crimes and a rate of 117.7 incidents per 1,000 residents, which is elevated compared to typical suburban benchmarks. The suburb carries an identity signal of high-crime-rate. Combined with the decile 1 IRSD disadvantage score, safety is a material consideration for prospective residents and investors.
Is Elizabeth Grove good for property investment?
The renter majority of 60.5% provides a broad tenant pool, and rent has grown 39.8% over the measurement period, above the real income growth of 3.0%. The median house price rose 8.3% in one year to $690,000. However, the 8.7% vacancy rate is elevated, gross yield is around 1.7%, and the decile 1 SEIFA scores suggest the catchment has limited income growth to drive rent further. Overseas migration of 206 per year supports demand.
How is Elizabeth Grove's population changing?
The suburb is growing at 0.79% annually, adding about 91 residents per year. The 10-year population change is 9.6%. Overseas migration drives net inflow of 206 per year, offsetting an internal outflow of 91. Medium forecasts project the broader area reaching 12,000 residents by 2031, compared to 11,567 in 2025.
What languages are spoken in Elizabeth Grove?
About 30.2% of residents were born overseas, which is 8.6 points above the national figure. The leading non-English languages are Nepali (67 speakers), Arabic (16) and Persian (14). The dominant ancestry groups are English (844), Irish (170) and Scottish (160), with Islam the second-largest religion at 141 residents.
How much development is happening in Elizabeth Grove?
There were 47 development applications lodged in the past 12 months, including new detached dwellings and renovation works. Recent applications include 4 new detached dwellings with retaining walls and fencing, and bathroom and office space additions, indicating ongoing residential investment despite the decile 1 disadvantage score.
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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