Elizabeth
With household income in the 8.9th percentile nationally and all four SEIFA indexes scoring decile 1, Elizabeth sits at the most disadvantaged end of the Adelaide metro spectrum. Yet the median house price surged 24.8% in a single year, from $655,000 in early 2025 to $817,500 by early 2026, a move that is redefining what buyers expect from the suburb. A crime rate of 1,129 incidents per 1,000 residents is extremely elevated, and 54.9% of dwellings are rented, compared to the national owner-occupier majority. These two facts, affordability-driven demand against entrenched disadvantage, define the suburb's current tension.
Population
1,033
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$902/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$818K
Median 1Q 2026
The median house price of $817,500 as of Q1 2026 is above what many buyers associate with this postcode, but the 24.8% jump from $655,000 a year earlier shows how quickly momentum has built. Stock is 70.1% separate houses, offering the detached-home stock that first-home buyers typically target. Three-bedroom dwellings account for 47.2% of all homes and four-plus bedroom for 20%, so family-sized options are plentiful. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio sits at 27.7%, below the 30% stress threshold. Buyers should note the 54.9% renter share, which means neighbours are more transient than in owner-occupier dominated suburbs, and the vacancy rate of 16.7% is high, indicating some housing stock sits unused.
For Buyers
The median house price of $817,500 as of Q1 2026 is above what many buyers associate with this postcode, but the 24.8% jump from $655,000 a year earlier shows how quickly momentum has built. Stock is 70.1% separate houses, offering the detached-home stock that first-home buyers typically target. Three-bedroom dwellings account for 47.2% of all homes and four-plus bedroom for 20%, so family-sized options are plentiful. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio sits at 27.7%, below the 30% stress threshold. Buyers should note the 54.9% renter share, which means neighbours are more transient than in owner-occupier dominated suburbs, and the vacancy rate of 16.7% is high, indicating some housing stock sits unused.
For Investors
Elizabeth's 54.9% renter majority is well above the national average, giving landlords a structural tenant pool in a suburb where buying remains out of reach for many households. Weekly rent of $230 is low in absolute terms, but against a median house price that was $655,000 twelve months ago, yield calculations look more reasonable than in premium Adelaide markets. The 16.7% vacancy rate is a risk flag, pointing to oversupply or turnover pressures. Net overseas migration adds approximately 97 residents a year while internal migration removes 63, providing a thin but positive net inflow. Development activity logged 28 applications in 12 months, including refurbishments and ancillary dwelling conversions, signalling some reinvestment momentum at the property level.
Development Activity
Total DAs
197
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
-6.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Northern Adelaide Senior College
U, 11-12 · 431 students
Playford College
R-12 · 670 students
Playford International College
U, 7-12 · 1322 students
Kaurna Plains School
U, R-12 · 162 students
Demographics
The median age of 38 is 2 years below the national figure, and the population grew 15.5% over the prior decade. Overseas-born residents make up 33.4% of the population, which is 11.8 percentage points above national, reflecting active overseas migration inflows. English ancestry leads (424 residents), followed by Scottish and Irish, while Arabic (16 speakers) and Nepali (11) are the most common non-English languages at present. University qualifications are held by only 14.1% of residents, a gap of 16 percentage points below the national average, connecting to an occupation profile dominated by Labourers, Machinery operators and Community workers. The average household size of 2.4 is 0.1 below national.
Age Distribution
Bedrooms
Dwelling Structure
70.1%
Houses
18.2%
Townhouse
11.6%
Apartment
Tenure
Prices moved sharply: the earliest recorded median of $655,000 in Q1 2025 reached $817,500 by Q1 2026, a one-year gain of 24.8%. Renters dominate at 54.9%, well above the national ownership majority, while outright owners account for 20.1% and mortgage holders 25.0%. The stock is 70.1% separate houses, 18.2% semi-detached and 11.6% apartments, so detached houses drive most of the market. Three-bedroom homes are the modal type at 47.2%, and four-plus bedroom represent 20%. Rent-to-income sits at 25.5%, technically below the 30% stress threshold, but in a suburb where household weekly income averages $902 and falls in the 8.9th percentile nationally, cost pressure remains a real household experience.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$230
HH Size
2.4
Personal Income / wk
$452
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.7%
Unoccupied
79
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.2%
Couples, no children
720
Total families
Economy & Employment
Healthcare is the largest employing industry at 22.8%, reflecting both the aging population nearby and the broader Playford council precinct employment base. Retail (11%), Education (9.7%) and Public Admin (8.3%) follow. The top occupations are Labourers (50 workers), Machinery and Drivers (44) and Community and Personal Service (36), a blue-collar, service-sector profile consistent with decile 1 on both IEO and IRSAD, the lowest education and occupation advantage tier nationally. The unemployment rate of 24.2% is high, and the participation rate of 38.8% reflects how many residents are outside the workforce entirely. Real income grew only 2.8% over the decade, below inflation, so purchasing power eroded rather than improved.
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
58.5%
Part-time
17.3%
Participation
38.8%
Employed
248
Occupations
Top Industries
University
14.1%
Postgraduate
4.1%
Born Overseas
33.4%
Dwellings
395
Transport to Work
Car dependency is high at 82.8% of commuters driving, with only 8.4% using public transport and 1.3% walking or cycling, so access to a vehicle is practically essential. No schools are recorded inside the suburb boundary in the available dataset. The crime rate of 1,129 incidents per 1,000 residents is extremely elevated compared to the national average, and the suburb ranks in decile 1 on IRSAD, the lowest advantage tier nationally. Volunteering runs at 13.1%, and 11% of residents, around 105 people, need daily assistance, above typical national rates. A high-vacancy rate of 16.7% and renter-majority tenure mean the community composition changes more frequently than in settled owner-occupier suburbs. These factors collectively indicate that livability depends heavily on access to services outside the suburb boundary.
Drive
82.8%
Public Transport
8.4%
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+0.83%/yr
(+120 people/yr)
EstablishedElizabeth's population is forecast to reach approximately 15,240 by 2031 from a 2025 base of 14,479, an annual increase of roughly 0.83% or 120 people. That rate is below the national average for capital-city fringe suburbs but above the near-zero growth recorded in many established Adelaide areas. The gentrification score of 21 reflects early signs: apartment conversions rose from 5% to 11%, and the population grew 17% since 2011. Rent growth of 28.7% over the period outpaced real income growth of 2.8%, meaning renters face growing cost pressure. Overseas migration at 97 net arrivals a year is the primary driver, exceeding internal net outflow of 63.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+97
Net Internal / yr
-63
Gentrification Signal
Early signs
Population +17% since 2011, Accelerating: 5% → 11%
Safety & Crime
Total Offences
1,166
Year ending June 2024
Rate per 1,000 People
1128.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth a good suburb to live in?
Elizabeth offers some of the most affordable entry prices in metropolitan Adelaide, with a median house price of $817,500 as of Q1 2026, but households should weigh a crime rate of 1,129 per 1,000 residents and decile 1 scores across all four SEIFA indexes. The suburb suits buyers who prioritise affordability and accept that amenities and safety levels differ from higher-decile suburbs.
What is the median house price in Elizabeth?
The median house price in Elizabeth is $817,500 as at Q1 2026, up 24.8% from $655,000 a year earlier. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio of 27.7% sits below the 30% stress benchmark. Weekly rent averages $230.
What schools are in Elizabeth?
No schools are recorded inside the Elizabeth suburb boundary in this dataset. Families rely on schools in neighbouring Playford council suburbs. The local university qualification rate of 14.1% is 16 percentage points below national, so school quality and access are particularly important planning considerations for families moving to the area.
Is Elizabeth safe?
Elizabeth has a crime rate of 1,129 incidents per 1,000 residents, which is very high compared to the national average. The suburb scores decile 1 on the IRSD relative disadvantage index, the lowest tier, and 11% of residents need daily assistance. These factors indicate a higher-risk environment than the Adelaide metro average.
Is Elizabeth good for property investment?
Elizabeth recorded 24.8% house price growth in a single year, from $655,000 to $817,500. A 54.9% renter share, above the national average, provides a large tenant pool. However, a vacancy rate of 16.7% and weekly rent of only $230 produce thin gross yields. Short-term capital growth has been strong, but investors should monitor vacancy carefully.
How is Elizabeth's population changing?
The population grew 15.5% over the past decade and stands near 14,479 as of 2025. Forecasts project around 15,240 residents by 2031, an annual rise of roughly 120 people or 0.83%. Overseas migration, averaging 97 net arrivals per year, is the primary driver, outpacing internal outflow of 63 people annually.
What languages are spoken in Elizabeth?
About 33.4% of residents were born overseas, which is 11.8 percentage points above the national figure. Arabic (16 speakers) and Nepali (11) are the leading non-English languages. The suburb also has a notable Muslim community of 123 residents, reflecting recent overseas migration patterns.
How much development activity is there in Elizabeth?
There were 28 development applications lodged in the past 12 months, including internal refurbishments, ancillary accommodation conversions and commercial fit-outs. This is moderate activity for a suburb of around 1,033 dwellings, consistent with early-stage reinvestment following sharp price growth of 24.8% in 2025 to 2026.
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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