Elizabeth North
A 57.1% renting share and a 10.5% vacancy rate give Elizabeth North a distinctly tenant-oriented profile. Compared with nearby Elizabeth and Elizabeth South, its compact 1.77 square kilometre footprint and density of 2,029.2 people per square kilometre create a concentrated suburban setting. The median age is 36, which is 4 years below the national figure, while household income sits at the 6.5th percentile.
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
51
Median House
$668K
First quarter 2026
Housing choice is broader than a purely detached market because 49.5% of dwellings are semi-detached and 49.3% are separate houses. Three-bedroom homes dominate at 69.7%, while 17.3% have 2 bedrooms and 8.0% have 4 or more. The estimated mortgage is $867 per month, with mortgage costs at 23.2% of household income, so buyers should compare loan terms, maintenance and transport costs rather than price alone.
For Buyers
Housing choice is broader than a purely detached market because 49.5% of dwellings are semi-detached and 49.3% are separate houses. Three-bedroom homes dominate at 69.7%, while 17.3% have 2 bedrooms and 8.0% have 4 or more. The estimated mortgage is $867 per month, with mortgage costs at 23.2% of household income, so buyers should compare loan terms, maintenance and transport costs rather than price alone.
For Investors
Elizabeth North has a renter base larger than its mortgage-holder base, with 57.1% renting compared with 24.3% paying a mortgage. Weekly rent is $240, but the 10.5% vacancy rate is high enough to make tenant competition and leasing periods important checks. Rental growth of 39.8% supports the income story, while 50 development applications in 12 months indicate active change, including a proposal for 5 single-storey residential flat buildings. Overseas migration is the primary growth driver, but the 0.79% annual trend is measured, so investors should weigh yield and vacancy risk against long-term demand.
Development Activity
Total DAs
244
Last 12 Months
51
YoY ChangeiYear-over-year change in DA lodgements
-20.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth North
Open-register school locations for education access. This is not a school-quality ranking.
Elizabeth North Primary School
Demographics
Elizabeth North's median age of 36 is 4 years below the national figure, and its 9.7% university-educated share is 20.4 percentage points below national levels. The overseas-born share is 21.9%, just 0.3 points above the national comparison, while average household size is 2.2 people, 0.3 below national levels. English ancestry is recorded for 1,496 residents, followed by Scottish at 276 and German at 213. No religion accounts for 1,833 people compared with 1,084 identifying with Christianity. Compared with higher-education-oriented areas, this points to a more trade, service and working-household profile.
Age Distribution
Bedrooms
Dwelling Structure
49.3%
Houses
49.5%
Townhouse
1.2%
Apartment
Tenure
The stock is almost evenly split between semi-detached homes at 49.5% and separate houses at 49.3%, while apartments account for 1.2%. Three-bedroom dwellings represent 69.7%, compared with 17.3% for 2-bedroom homes and 8.0% for 4 or more. Renting at 57.1% is higher than outright ownership at 17.5% and mortgage ownership at 24.3%, while rent absorbs 27.8% of income versus 23.2% for mortgages.
Mortgage / mo
$867
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$240
Census 2021
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
29.4%
Couples with children
27.5%
Couples, no children
40.3%
Single parent
829
Total families
Economy & Employment
Healthcare is the largest industry at 24.2%, or 121 workers, followed by retail at 10.2% and 51 workers, manufacturing at 9.8% and 49, education at 6.8% and 34, and construction at 6.6% and 33. The leading occupations are labourers with 235 people, community and personal service workers with 156, trades with 132, machinery and drivers with 127, and sales with 110. Unemployment is 18.1%, participation is 42.8% and the full-time rate is 51.4%. Household income ranks at the 6.5th percentile, while IEO, IER, IRSD and IRSAD all sit in decile 1. Compared with higher-income suburbs, this combination helps explain the strong reliance on essential services, trades and lower-income employment.
Unemployment
18.1%
Labour Force
1,240
Unemployed
224
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.4%
Part-time
39.9%
Participation
42.8%
Employed
1,016
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
9.7%
Postgraduate
1.8%
Born Overseas
21.9%
Dwellings
1,467
Transport to Work
Daily travel is strongly car-led, with 81.4% driving compared with 6.1% using public transport, 1.2% walking or cycling and 3.1% working from home. Elizabeth North Primary School is the 1 local school listed, and it is a government primary school. Families should check the exact enrolment zone, year-level availability and transport options because one nearby primary does not cover every schooling need. Recorded crime totals 515 incidents, equal to 143.5 per 1,000 residents, so street-level checks are important. The IRSAD, IRSD, IEO and IER results all rank in decile 1, indicating fewer socioeconomic resources than higher-ranked areas and reinforcing the need to assess services, lighting and daily access.
Drive
81.4%
Public Transport
6.1%
Walk / Cycle
1.2%
Work from Home
3.1%
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedGrowth across the wider area runs at 0.79% annually and is primarily driven by overseas migration. Population change over 10 years is 9.6%, while the forecast trajectory is Mixed rather than a single-direction shift. Gentrification is at the Early signs stage with a score of 30, and the broader shift measure also records Early signs with a score of 44. Rents have grown 39.8%, while affordability worsened from 44.4 in 2011 to 48.9 in 2021. Compared with a stagnant outlook, these figures point to gradual change because migration and residential development are adding pressure, although the annual growth rate remains moderate.
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 suits households seeking an established setting with a 36-year median age and a 57.1% renter share. Car access matters because 81.4% drive to work. Compare the exact street, transport needs, security and school zone with nearby Elizabeth and Elizabeth South before deciding.
What schools are in Elizabeth North?
Elizabeth North Primary School is the 1 local school listed, and it is a government primary school. Families should check the exact enrolment zone, year-level availability and travel options because one primary school may not cover every schooling requirement. Nearby Elizabeth-area choices can broaden the comparison.
Is Elizabeth North safe?
Safety needs careful street-level checking. Recorded crime was 515 incidents, or 143.5 per 1,000 residents, and the suburb's IRSAD decile is 1. Compare lighting, routes, property security and nearby streets at different times before choosing an address.
Is Elizabeth North good for property investment?
The suburb has a substantial rental base, with 57.1% renting compared with 24.3% paying a mortgage. Weekly rent is $240 and vacancy is 10.5%, while 50 development applications were recorded in 12 months. Overseas migration is the main growth driver, but high vacancy makes leasing due diligence important.
How is Elizabeth North's population changing?
Population change across the wider area is 9.6% over 10 years, with annual growth at 0.79%. Overseas migration is the primary driver and the trajectory is Mixed. Gentrification is at Early signs with a score of 30, so change appears gradual rather than fully established.
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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