Elizabeth Hills
Household income is the standout feature of Elizabeth Hills: households receive $2,413 a week at the 90.9th percentile nationally, while the median age is 31, or 9 years below the national figure. The suburb has 3,208 residents, 42.4% born overseas, and an average household size of 3.8, which is 1.3 above national. Housing is family-oriented, with 89.3% separate houses and 72.1% of homes containing 4 or more bedrooms. A 67.7% mortgage share ties the area to the mortgage belt. Compared with nearby Cecil Hills and Green Valley, Elizabeth Hills is a compact Liverpool area where larger households and overseas migration help sustain demand.
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
9
Elizabeth Hills suits buyers seeking a detached, family-sized home rather than an apartment. Separate houses make up 89.3% of dwellings, 72.1% have 4 or more bedrooms and only 0.5% are apartments. The monthly mortgage figure is $2,513, with mortgage commitments at 24.1% of household income, slightly higher than rent at 23.2%. A household size of 3.8, 71.0% couples with children and a median age of 31 support demand for extra bedrooms. Compared with apartment-led markets, this is a lower-density purchase profile, but buyers should test repayments against rates, deposits and maintenance because 67.7% of homes are mortgaged.
For Buyers
Elizabeth Hills suits buyers seeking a detached, family-sized home rather than an apartment. Separate houses make up 89.3% of dwellings, 72.1% have 4 or more bedrooms and only 0.5% are apartments. The monthly mortgage figure is $2,513, with mortgage commitments at 24.1% of household income, slightly higher than rent at 23.2%. A household size of 3.8, 71.0% couples with children and a median age of 31 support demand for extra bedrooms. Compared with apartment-led markets, this is a lower-density purchase profile, but buyers should test repayments against rates, deposits and maintenance because 67.7% of homes are mortgaged.
For Investors
Investor demand is supported by a 16.6% rental share, $560 weekly rent and a 2.3% vacancy rate, although the tenant pool is smaller than in heavily rental suburbs because 67.7% of homes carry a mortgage and 15.2% are owned outright. Rent growth of 39.8% is far higher than real income growth of 3.0%, pointing to rising leasing costs and a need to stress-test affordability. Overseas migration is the primary growth driver, while the annual trend is 0.79%. Only 9 development applications were recorded over 12 months, so the current pipeline is modest compared with the established-household base. Returns should be compared with vacancy, insurance and maintenance costs.
Development Activity
Total DAs
55
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Elizabeth Hills has a young, family-heavy profile: the median age is 31, 9 years below national, and couples with children account for 71.0% of families. Average household size is 3.8 people, 1.3 above national, which helps explain demand for larger homes. Overseas-born residents make up 42.4%, 20.8 percentage points above national, while university attainment is 40.6%, 10.5 points above national. Italian ancestry counts 263 people, Vietnamese 231 and Chinese 200; Arabic is the leading listed home language at 136. Christianity is recorded for 2,269 residents, compared with 261 Buddhists and 258 people reporting no religion. Alongside Cecil Hills and Green Valley, the suburb sits in a Liverpool corridor shaped by migration and family households.
Age Distribution
Bedrooms
Dwelling Structure
89.3%
Houses
10.2%
Townhouse
0.5%
Apartment
Tenure
Elizabeth Hills is a detached-house market with a strong mortgage profile. Separate houses account for 89.3% of dwellings, higher than semi-detached homes at 10.2% and apartments at 0.5%; 72.1% of homes have 4 or more bedrooms. Ownership is concentrated in mortgages at 67.7%, versus 15.2% owned outright and 16.6% rented. That structure reflects a younger family base, with a median age of 31 and 71.0% of families formed by couples with children. The monthly mortgage figure is $2,513, equal to 24.1% of household income, while rent is $560 a week and 23.2% of income. Compared with apartment-oriented suburbs, Elizabeth Hills provides more space but less tenure diversity.
Mortgage / mo
$2,513
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $560.
$800
Bond data Jun 2026 · houses $815
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
71.0%
Couples with children
15.7%
Couples, no children
12.9%
Single parent
809
Total families
Economy & Employment
Resident employment is concentrated in Healthcare at 15.8% with 135 workers, followed by Education at 12.7% and 109, Construction at 11.0% and 94, Retail at 9.6% and 82, and Professional/Tech at 7.8% and 67. Occupations are led by Professionals at 288, Clerical/Admin at 223 and Managers at 212, with Trades at 154 and Sales at 121. Labour-force participation is 61.7%, unemployment is 4.7% and full-time employment is 53.5%, while 205 employed residents work away from the suburb. Household income of $2,413 a week sits above the 90.9th percentile, yet IEO, IER, IRSD and IRSAD are all in decile 1. That contrast suggests headline incomes coexist with broader disadvantage measures, so the economy appears stronger than the social index alone implies.
Unemployment
4.7%
Labour Force
1,394
Unemployed
66
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.5%
Part-time
31.0%
Participation
61.7%
Employed
1,328
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
40.6%
Postgraduate
9.0%
Born Overseas
42.4%
Dwellings
823
Transport to Work
Elizabeth Hills is compact at 1.12 square kilometres, with 3,208 residents and density of 2,857.1 people per square kilometre. Daily travel is car-oriented: 52.5% drive, compared with 0.6% using public transport and 0.3% walking or cycling. That gap matters because low public transport use can make access to work, shopping and services more dependent on a private vehicle. Work-from-home participation is 43.0%, far higher than the public transport share, which may soften commuting pressure for some households. The IRSAD score is 717 in decile 1, below the national benchmark, so household income alone should not be treated as a complete livability measure. Compared with denser apartment areas, the detached setting provides more family space but may require more planning for transport.
Drive
52.5%
Public Transport
0.6%
Walk / Cycle
0.3%
Work from Home
43.0%
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedElizabeth Hills is classified as established, with an annual growth trend of 0.79%, below the 39.8% rent growth recorded across the same outlook. Overseas migration is the primary driver, while the trajectory is Mixed, indicating that demand is not being shaped by one force alone. Population change across the wider area is 9.6% over 10 years, and gentrification is at the Early signs stage with a score of 30. Affordability worsened from 44.4 in 2011 to 48.9 in 2021. These figures point to gradual change rather than a sudden reset: migration supports growth, but affordability pressure is higher than the 0.79% annual trend.
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 may suit households wanting a young, detached, family-oriented setting. The median age is 31, average household size is 3.8 and 89.3% of dwellings are separate houses. Car use is 52.5%, compared with 0.6% public transport, so lifestyle fit depends on whether you value space over transit access.
What is the median house price in Elizabeth Hills?
Use a current local sales source to confirm the median house price for the target address, as prices can vary by dwelling type. Elizabeth Hills has a $560 weekly rent reference and 89.3% separate houses, while mortgage-to-income is 24.1%, higher than the 23.2% rent-to-income share.
What schools are in Elizabeth Hills?
Check the exact address with NSW enrolment tools before buying or renting, because catchments can cross local boundaries. Elizabeth Hills covers 1.12 square kilometres and has 3,208 residents, but an address search is needed to identify the applicable government, Catholic or independent options.
Is Elizabeth Hills safe?
A street-level safety check should use current NSW Police and council updates, not population density alone. Elizabeth Hills has 3,208 residents and density of 2,857.1 people per square kilometre, while incidents can vary by street. Review recent reports compared with nearby streets before making a decision.
Is Elizabeth Hills good for property investment?
It can suit an investor seeking detached family rentals, but the case needs careful pricing. Rent is $560 a week, vacancy is 2.3% and 16.6% of dwellings are rented. Overseas migration is the primary growth driver, while the annual trend is 0.79%. Rent growth of 39.8% is higher than real income growth of 3.0%, so compare yield with maintenance, insurance and mortgage costs.
How is Elizabeth Hills's population changing?
Population change across the wider area is forecast at 9.6% over 10 years, with an annual growth trend of 0.79%. Overseas migration is the primary driver and the trajectory is Mixed. Gentrification is at the Early signs stage with a score of 30, while affordability worsened from 44.4 in 2011 to 48.9 in 2021. Growth is gradual, with pressure higher in rents than in the annual trend.
What languages are spoken in Elizabeth Hills?
Arabic is the most common listed language at 136 people, followed by Serbian at 64 and Croatian at 39. Hindi and Italian each have 27 speakers. The overseas-born share is 42.4%, above the national comparison by 20.8 percentage points, so local services and communications should account for more than one language.
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 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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