Elizabeth Hills
Household income at the 90.9th percentile nationally is the first clue that Elizabeth Hills punches above its modest 3,208-resident footprint. The median age of 31 sits 9 years below the national figure, making this one of Sydney's younger suburbs, and overseas-born residents at 42.4% run 20.8 percentage points above the national average. The combination tells a consistent story: a young, internationally oriented population that has chosen a suburb where 89.3% of dwellings are separate houses and 72.1% have four or more bedrooms, trading density for space.
Population
3,208
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,413/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$1.3M
2024-2025 (PSI derived)
The median house price reached $1,325,000 in 2024-2025, up from $1,262,500 the prior year, a 5.3% one-year gain. At 89.3% separate houses, the stock is almost entirely freestanding, and four-plus bedroom homes account for 72.1% of dwellings, well above typical suburban averages. Monthly mortgage repayments average $2,513, which produces a mortgage-to-income ratio of 24.1%, below the 30% stress threshold even against a $1.3 million entry point, because household income sits in the 90.9th percentile nationally. The 68.1% mortgage-holder share is high, reflecting a suburb that has attracted buyers in the household-formation stage rather than long-term owners: only 15.3% own outright.
For Buyers
The median house price reached $1,325,000 in 2024-2025, up from $1,262,500 the prior year, a 5.3% one-year gain. At 89.3% separate houses, the stock is almost entirely freestanding, and four-plus bedroom homes account for 72.1% of dwellings, well above typical suburban averages. Monthly mortgage repayments average $2,513, which produces a mortgage-to-income ratio of 24.1%, below the 30% stress threshold even against a $1.3 million entry point, because household income sits in the 90.9th percentile nationally. The 68.1% mortgage-holder share is high, reflecting a suburb that has attracted buyers in the household-formation stage rather than long-term owners: only 15.3% own outright.
For Investors
Renters make up 16.6% of households, a relatively thin pool compared to broader Sydney, with weekly rent at $560. Against a $1,325,000 median, that implies a gross yield near 2.2%, modest for the capital deployed. The vacancy rate of 2.3% sits at a healthy level, indicating no oversupply. The stronger investment case rests on demand fundamentals: net overseas migration drives 206 arrivals a year while internal migration subtracts 91, and the medium population forecast reaches 12,000 by 2031. Rent growth over the past cycle was 39.8%, well above typical national averages, suggesting the limited rental stock does tighten periodically. Eight development applications in the past 12 months confirm that supply additions are slow, supporting prices.
Development Activity
Total DAs
52
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
-11.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
At 31, the median age is 9 years below the national figure, driven by a high proportion of young families: 1,812 couples with children versus only 258 couples without. Average household size of 3.8 is 1.3 above the national average, consistent with that family-heavy composition. Overseas-born residents at 42.4% are 20.8 percentage points above the national rate, with Vietnamese (231), Chinese (200) and Italian (263) the largest identified ancestries. Arabic speakers (136) lead the non-English languages. University qualifications reach 40.6%, which is 10.5 points above the national figure, reflecting the income and occupational profile. The SEIFA IEO decile of 1 signals concentrated disadvantage in educational and occupational terms despite those income figures.
Age Distribution
Bedrooms
Dwelling Structure
89.3%
Houses
10.2%
Townhouse
0.5%
Apartment
Tenure
The stock is overwhelmingly detached: 89.3% separate houses, 10.2% semi-detached and just 0.5% apartments, which is rare for a 1.12 km2 suburb with density of 2,857 people per km2. Four-plus bedroom homes at 72.1% and three-bedroom at 24.7% match the large household size of 3.8. Prices rose from $1,262,500 in 2024 to $1,330,000 in 2025, a 5.3% gain. The 68.1% mortgage-holder rate is the dominant tenure, with renters at 16.6% and outright owners at just 15.3%, indicating that most owners bought relatively recently. Mortgage-to-income at 24.1% stays below stress levels, and rent-to-income at 23.2% is also comfortable, an unusual position for a suburb at this price point, explained by the high household incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,513
Rent / wk
$560
HH Size
3.8
Personal Income / wk
$822
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.3%
Unoccupied
19
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
8.6%
Couples, no children
2,995
Total families
Economy & Employment
Healthcare leads employment at 15.8% (135 workers), followed by Education at 12.7% (109) and Construction at 11.0% (94). Professionals (288) are the top occupation group, ahead of Clerical and Admin (223) and Managers (212). Full-time employment runs at 63.3% of those employed, and the unemployment rate is 5.6%, above what the income decile would suggest. The participation rate of 52.7% is moderate, with 801 residents not in the labour force, a figure that partly reflects caring responsibilities in a young-family suburb. SEIFA shows a deep anomaly: all four indexes sit at decile 1, the most disadvantaged tier, despite the household income landing in the 90.9th percentile, likely because the decile scores capture postcode-level education and occupation baselines from older Census data.
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
63.3%
Part-time
31.1%
Participation
52.7%
Employed
1,123
Occupations
Top Industries
University
40.6%
Postgraduate
9.0%
Born Overseas
42.4%
Dwellings
823
Transport to Work
Transport is almost entirely car-dependent: 92.1% drive to work, while only 1.0% use public transport, lower than most comparable Sydney suburbs. The compact 1.12 km2 area has no schools recorded in this dataset, so families rely on neighbouring suburbs. The suburb scores decile 1 on IRSAD, indicating high relative disadvantage on the national scale, despite the 90.9th-percentile household income, because the index is calibrated against the local area unit's full socioeconomic profile rather than income alone. Volunteering sits at 7.1%. Housing stress is absent: both mortgage-to-income at 24.1% and rent-to-income at 23.2% are below the 30% stress threshold, meaning residents retain more disposable income than the $1.3 million price tag implies.
Drive
92.1%
Public Transport
1.0%
Walk / Cycle
0.5%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedPopulation grew 9.6% over 10 years and has tracked from 11,303 in 2023 to 11,567 in 2025. Annual growth runs at 0.79%, adding roughly 91 people a year. The medium scenario reaches 12,000 by 2031. Overseas migration is the engine at 206 net arrivals per year, offset by internal outflow of 91, a pattern typical of established migrant-destination suburbs in Western Sydney. Rent growth of 39.8% over the decade outpaced real income growth of 3.0%, tightening affordability from 44.4% in 2011 to 48.9% in 2021. The gentrification score is at early-signs stage (score 30), supported by population growth above 15% since 2011 and the accelerating overseas inflow.
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%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth Hills a good suburb to live in?
Elizabeth Hills suits young families looking for large detached houses: 89.3% of dwellings are separate houses and 72.1% have 4 or more bedrooms. Household income sits in the 90.9th percentile nationally and mortgage stress is low at 24.1% of income. The main trade-off is near-total car dependence, with only 1.0% using public transport.
What is the median house price in Elizabeth Hills?
The median house price is $1,325,000 based on 2024-2025 data, up 5.3% from $1,262,500 the prior year. Monthly mortgage repayments average $2,513 and weekly rent runs at $560, giving a mortgage-to-income ratio of 24.1% against the 90.9th-percentile household income.
What schools are in Elizabeth Hills?
No schools are recorded inside the Elizabeth Hills boundary in this dataset, so families typically rely on schools in neighbouring suburbs. University-qualified residents make up 40.6% of the population, which is 10.5 percentage points above the national figure, indicating a well-educated resident base.
Is Elizabeth Hills safe?
Detailed crime statistics are not available for Elizabeth Hills in this dataset. As an indirect indicator, the suburb's household income sits in the 90.9th percentile nationally and housing stress ratios are below 30%, both associated with lower-disadvantage communities. Only 4.5% of residents (140 people) need daily assistance.
Is Elizabeth Hills good for property investment?
The vacancy rate of 2.3% is healthy and rent grew 39.8% over the past decade, well above income growth. Against the $1,325,000 median, weekly rent of $560 implies a gross yield near 2.2%. Net overseas migration adds 206 residents a year and the medium population forecast reaches 12,000 by 2031, supporting steady demand.
How is Elizabeth Hills's population changing?
Population has grown 9.6% over 10 years, from around 10,560 in 2011 to 11,567 in 2025. Annual growth is 0.79%, adding about 91 people a year. Overseas migration drives growth at 206 net arrivals annually, partially offset by internal outflow of 91 residents, and the medium forecast reaches 12,000 by 2031.
What languages are spoken in Elizabeth Hills?
With 42.4% of residents born overseas, 20.8 percentage points above the national average, the suburb reflects strong multicultural settlement. Arabic (136 speakers), Serbian (64) and Croatian (39) lead the non-English languages, alongside Vietnamese and Italian ancestry communities each exceeding 200 residents.
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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