Elizabeth North
A 57.7% renter majority and a SEIFA decile 1 ranking on all four indexes mark Elizabeth North as one of South Australia's most disadvantaged suburbs, yet house prices jumped 22.5% in a single year to a $667,500 median. Household income sits at the 6.5th percentile nationally, meaning 93.5% of suburbs earn more. The unemployment rate of 19.5% is among the highest you will find, with participation at 39.7%, well below the national average. At the same time, overseas migration adds 206 residents per year, outpacing the internal outflow of 91, and the population has grown 9.6% over the last decade, signalling that demand is real despite the structural disadvantage.
Population
3,588
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$864/wk
DAs (12 months)iDevelopment Applications lodged in the past year
53
Median House
$668K
Median 1Q 2026
The median house price reached $667,500 in Q1 2026, up 22.5% from $545,000 in Q1 2025, a sharper one-year gain than most SA suburbs recorded. The stock splits almost evenly between separate houses (49.3%) and semi-detached dwellings (49.5%), with apartments at just 1.2%, so buyers face predominantly low-density supply. Three-bedroom homes dominate at 69.7%, followed by two-bedroom at 17.3%, meaning the market caters mostly to families. Monthly mortgage repayments average $867, and the mortgage-to-income ratio sits at 23.2%, below the 30% stress threshold, making repayments more manageable than in higher-priced SA markets. Only 24.5% of dwellings carry a mortgage, which is lower than the national average, reflecting limited buying activity in a suburb where 57.7% of residents rent.
For Buyers
The median house price reached $667,500 in Q1 2026, up 22.5% from $545,000 in Q1 2025, a sharper one-year gain than most SA suburbs recorded. The stock splits almost evenly between separate houses (49.3%) and semi-detached dwellings (49.5%), with apartments at just 1.2%, so buyers face predominantly low-density supply. Three-bedroom homes dominate at 69.7%, followed by two-bedroom at 17.3%, meaning the market caters mostly to families. Monthly mortgage repayments average $867, and the mortgage-to-income ratio sits at 23.2%, below the 30% stress threshold, making repayments more manageable than in higher-priced SA markets. Only 24.5% of dwellings carry a mortgage, which is lower than the national average, reflecting limited buying activity in a suburb where 57.7% of residents rent.
For Investors
A 57.7% renter share, well above the national average, gives landlords a very deep tenant pool. Weekly rent sits at $240, modest in absolute terms but meaningful given the $667,500 median, producing a gross yield around 1.9%. The vacancy rate of 10.5% is elevated and warrants monitoring, as it suggests more supply than current demand can absorb. Overseas migration driving 206 net arrivals per year compared to an internal outflow of 91 keeps long-run demand positive. Development activity runs at 50 applications in the past 12 months, including new terrace dwellings, which signals ongoing investor confidence. The 22.5% price growth over the past year points to capital appreciation momentum, though the SEIFA decile 1 status on all four indexes means this remains a higher-risk, lower-income catchment.
Development Activity
Total DAs
230
Last 12 Months
53
YoY ChangeiYear-over-year change in DA lodgements
-10.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Elizabeth North Primary School
U, R-6 · 514 students
Demographics
The median age of 36 is 4.0 years below the national figure, skewing younger than most SA suburbs. University qualifications reach just 9.7%, which is 20.4 percentage points below the national average, the largest gap in the brief. Overseas-born residents stand at 21.9%, roughly in line with the national figure. Ancestry is led by English (1,496), Scottish (276) and German (213), reflecting a largely Anglo-European heritage. The average household size of 2.2 is 0.3 below the national figure, consistent with smaller family units. Volunteering sits at 8.1% and 12.4% of residents need daily assistance, a high rate that reflects the suburb's decile 1 IRSAD disadvantage score and the elevated share of households with complex needs.
Age Distribution
Bedrooms
Dwelling Structure
49.3%
Houses
49.5%
Townhouse
1.2%
Apartment
Tenure
Tenure leans heavily toward renting, with 57.7% of households renting versus just 17.7% who own outright and 24.5% with a mortgage. This renter-majority profile is well above the national average and is a defining characteristic of the local market. The stock is split nearly 50/50 between separate houses (49.3%) and semi-detached dwellings (49.5%), with almost no apartments (1.2%). Three-bedroom homes account for 69.7% of stock, making Elizabeth North primarily a family-oriented suburb by dwelling type. Prices climbed from $545,000 to $667,500 between Q1 2025 and Q1 2026, a 22.5% rise in one year. Despite this, rent-to-income sits at 27.8%, below the 30% stress threshold, suggesting current renters are not yet in acute affordability stress relative to their incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$867
Rent / wk
$240
HH Size
2.2
Personal Income / wk
$485
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.5%
Unoccupied
171
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.2%
Community Profile
Ancestry
Household Composition
19.2%
Couples, no children
2,340
Total families
Economy & Employment
Healthcare employs the largest share of local workers at 24.2% (121 workers), far ahead of Retail at 10.2% (51) and Manufacturing at 9.8% (49), with Education and Construction each below 7%. By occupation, Labourers lead at 235 workers, followed by Community and Personal service roles at 156, a distribution consistent with a low-skilled, service-dependent labour market. The unemployment rate of 19.5% is well above state and national averages, and the labour force participation rate of 39.7% reflects a large share of residents not actively seeking work. All four SEIFA indexes place Elizabeth North in decile 1, the lowest advantage tier nationally, which explains the low personal weekly income of $485 compared to the national median of roughly $800. Real income growth was just 3.0% over the decade.
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
56.3%
Part-time
24.2%
Participation
39.7%
Employed
927
Occupations
Top Industries
University
9.7%
Postgraduate
1.8%
Born Overseas
21.9%
Dwellings
1,467
Transport to Work
Car dependency is very high, with 84.0% of commuters driving, compared to the national figure where typically around 60-65% drive. Public transport use at 6.2% and walking or cycling at 1.2% are both low, reflecting limited active transport infrastructure in this low-density, outer-metro location. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in adjacent Elizabeth areas. The crime rate of 143.5 incidents per 1,000 residents is elevated, placing Elizabeth North in the high-crime-rate identity signal category. The suburb scores decile 1 on IRSAD, the lowest nationally, and 12.4% of residents need daily assistance, both pointing to significant service and welfare demands that affect everyday quality of life.
Drive
84.0%
Public Transport
6.2%
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedElizabeth North is growing at 0.79% annually, adding around 91 residents per year, a pace that will push the SA2-level population from around 11,567 today toward 12,000 by 2031 under medium projections. The key driver is overseas migration at a net 206 arrivals per year, while internal migration removes 91 residents annually. Population has already risen 9.6% over the past decade. The gentrification score sits at 30, with signals including a 15% population increase since 2011 and the overseas inflow accelerating from 4% to 11%. Rent growth of 39.8% over the period and worsening affordability (from 44.4% in 2011 to 48.9% in 2021) are consistent with early-stage gentrification pressure rather than an established uplift cycle.
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
515
Year ending June 2024
Rate per 1,000 People
143.5
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth North a good suburb to live in?
Elizabeth North offers affordable housing with a $667,500 median and a $240 weekly rent, but it ranks decile 1 on all four SEIFA indexes, the lowest advantage tier nationally. The unemployment rate of 19.5% and a crime rate of 143.5 per 1,000 residents are significant drawbacks. Overseas migration of 206 arrivals per year supports community growth, and affordability remains more accessible than most SA metro areas.
What is the median house price in Elizabeth North?
The median house price is $667,500 as of Q1 2026, up 22.5% from $545,000 in Q1 2025. Weekly rent averages $240. Monthly mortgage repayments are around $867, giving a mortgage-to-income ratio of 23.2%, below the 30% stress threshold.
What schools are in Elizabeth North?
No schools are recorded within the Elizabeth North suburb boundary in this dataset. Families rely on schools in surrounding Elizabeth suburbs. The suburb has a 9.7% university qualification rate, which is 20.4 percentage points below the national average.
Is Elizabeth North safe?
Elizabeth North has a crime rate of 143.5 incidents per 1,000 residents, which is elevated compared to state and national averages. The suburb is flagged as high-crime-rate in its identity signals. This is consistent with its decile 1 SEIFA disadvantage ranking, where higher crime rates are common across similarly disadvantaged postcodes.
Is Elizabeth North good for property investment?
House prices rose 22.5% in one year to $667,500, which is a strong capital growth signal. The 57.7% renter share, well above the national average, ensures tenant demand. However, a 10.5% vacancy rate and decile 1 SEIFA scores indicate risk. Overseas migration of 206 net arrivals per year supports longer-term demand.
How is Elizabeth North's population changing?
Elizabeth North is growing at 0.79% per year, adding around 91 residents annually. The population has risen 9.6% over the last decade. Net overseas migration brings 206 arrivals annually, more than offsetting an internal outflow of 91. Medium forecasts project the SA2-level population to reach around 12,000 by 2031.
How much development is happening in Elizabeth North?
There were 50 development applications lodged in the past 12 months, including new terrace dwellings and hotel refurbishments. This is moderate activity for a 1.77 km2 suburb. The ongoing applications suggest continued investor and developer interest despite the suburb's decile 1 disadvantage ranking.
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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