Elizabeth
A 54.3% renter share, 16.7% vacancy rate and 1,128.8 recorded crimes per 1,000 residents make Elizabeth a different proposition from nearby Smithfield and Elizabeth South. It has 1,033 residents across 1.92 square kilometres, with a median age of 38, two years below the national figure. Housing is 70.1% detached, yet household income is $902 a week at the 8.9th national percentile. The result is a renter-majority suburb where migrant inflows and low incomes coexist with a sharply higher purchase hurdle.
Local council: Playford
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
33
Median House
$818K
First quarter 2026
That increase is higher than the movement suggested by Elizabeth's household income profile, so recent sales deserve caution. Detached houses make up 70.1% of stock, with 18.2% semi-detached and 11.6% apartments; 47.2% are three-bedroom homes. Monthly mortgage cost is $1,083, equal to 27.7% of household income, compared with 25.5% rent-to-income. The 19.9% outright ownership share and 24.7% mortgage share show a smaller owner base than the 54.3% renter share. Compared with nearby Elizabeth South and Smithfield, inspect exact street, dwelling condition and resale depth rather than relying only on the suburb median.
For Buyers
That increase is higher than the movement suggested by Elizabeth's household income profile, so recent sales deserve caution. Detached houses make up 70.1% of stock, with 18.2% semi-detached and 11.6% apartments; 47.2% are three-bedroom homes. Monthly mortgage cost is $1,083, equal to 27.7% of household income, compared with 25.5% rent-to-income. The 19.9% outright ownership share and 24.7% mortgage share show a smaller owner base than the 54.3% renter share. Compared with nearby Elizabeth South and Smithfield, inspect exact street, dwelling condition and resale depth rather than relying only on the suburb median.
For Investors
Elizabeth's 54.3% renting share creates a large tenant pool, but the 16.7% vacancy rate is high compared with a tight rental market and weakens assumptions about fast letting. There were 33 development applications in 12 months, but examples include a tenancy fitout, cladding and tree work rather than confirmed dwelling additions. Overseas migration is the primary growth driver and annual growth is forecast at 0.83%, so demand may be supported while vacancy remains the key risk. Compared with owner-heavy suburbs, Elizabeth suits conservative assumptions on vacancy, maintenance and resale.
Development Activity
Total DAs
207
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
+3.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth
Open-register school locations for education access. This is not a school-quality ranking.
Kaurna Plains School
Northern Adelaide Senior College
Playford International College
Demographics
Elizabeth's median age is 38, two years below national, and average household size is 2.4, 0.1 below national. The overseas-born share is 33.4%, 11.8 percentage points above national, helping explain the presence of Arabic and Nepali and the mix of Islam 123, Christianity 317 and no religion 455. English ancestry is recorded for 424 residents, followed by Other 223, Scottish 74 and Irish 61. Families include 93 couples with children, 68 one-parent families and 64 couples without children; the one-parent share is 28.8%. University attainment is 14.1%, 16 points below national. Compared with nearby Smithfield and Elizabeth South, the profile is more migrant-influenced and family-service oriented, while 79.5% stayed at the same address and turnover was 20.5%.
Age Distribution
Bedrooms
Dwelling Structure
70.1%
Houses
18.2%
Townhouse
11.6%
Apartment
Tenure
Elizabeth's housing numbers show a sharp mismatch between tenure and price. At $902 a week, the latest price is about 17.4 times annualised household income, higher than a conventional affordability profile. Renting dominates at 54.3%, compared with 24.7% paying a mortgage and 19.9% owning outright. Stock is 70.1% detached, 18.2% semi-detached and 11.6% apartments; 47.2% are three-bedroom dwellings. The 16.7% vacancy rate is high compared with a constrained market, while rent-to-income at 25.5% is below mortgage-to-income at 27.7%. Compared with nearby Elizabeth South and Smithfield, exact dwelling and lease conditions matter more than the headline median.
Mortgage / mo
$1,083
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$230
Census 2021
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
39.4%
Couples with children
27.1%
Couples, no children
28.8%
Single parent
236
Total families
Economy & Employment
Elizabeth's main industries are Healthcare (22.8%, 33 workers), Retail (11.0%, 16), Education (9.7%, 14), Public Administration (8.3%, 12) and Manufacturing (7.6%, 11). Occupations lean toward Labourers 50, Machinery/Drivers 44, Trades 42, Community/Personal 36 and Sales 34, indicating practical and service work more than a university-heavy professional base. Unemployment is 21.7%, participation is 43.2% and full-time employment is 50.9%, so local spending power is more constrained than the industry mix alone suggests. Household income is $902 a week, at the 8.9th national percentile, and 395 people are outside the labour force. IEO, IER, IRSD and IRSAD all sit in decile 1, with scores of 773, 758, 646 and 717, below middle socioeconomic conditions.
Unemployment
21.7%
Labour Force
364
Unemployed
79
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
50.9%
Part-time
36.1%
Participation
43.2%
Employed
285
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
14.1%
Postgraduate
4.1%
Born Overseas
33.4%
Dwellings
395
Transport to Work
Daily mobility is car-led: 77.6% travel as a car driver, compared with 7.9% using public transport, 1.2% walking or cycling and 6.3% working from home. That pattern means access to jobs and services is more dependent on a vehicle than on transit or active travel. Three local government schools cover Aboriginal/Anangu schooling and secondary education, including 2 secondary colleges; check enrolment zones against the exact address because boundaries can cross suburb lines. Safety needs active due diligence: 1,166 recorded crimes and a rate of 1,128.8 per 1,000 residents are higher than a low-crime setting. Socioeconomic conditions are also below the middle, with IEO, IER, IRSD and IRSAD all in decile 1 and an IRSAD score of 717. Compared with a higher-income, lower-crime area, Elizabeth's livability is more sensitive to transport dependence, street selection and safety perceptions.
Drive
77.6%
Public Transport
7.9%
Walk / Cycle
1.2%
Work from Home
6.3%
Growth Outlook
Elizabeth's forecast points to measured rather than rapid change. Annual growth is 0.83%, with overseas migration named as the primary driver, while the wider-area trajectory is Stable and population change across 10 years is 15.5%. The gentrification score is 21 and the stage is Early signs, close to the shift score of 22, so change is present but below a mature uplift cycle. Rents have grown 28.7%, far higher than real income growth of 2.8%, which can increase pressure on tenants even when the affordability trend is labelled Stable, moving from 42.6 in 2011 to 43.4 in 2021. The 0.2 point change in young share and 0.8 point rise in senior share suggest limited age restructuring compared with a fast-changing suburb. Development activity reached 33 applications in 12 months, showing ongoing property activity rather than a confirmed wave of new dwellings.
Population trend: Playford council area
Elizabeth sits in the Playford council area. These are the council area's residents, not Elizabeth's.
Residents 2025
115,790
Growth, 5 yr average
+3.3%/yr
2020 to 2025
Growth, last year
+3.9%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 can suit renters and buyers seeking established housing, but the trade-offs are significant. Rent is $230 a week and 54.3% of households rent, while car use is 77.6% and the recorded crime rate is 1,128.8 per 1,000 residents. Compared with lower-crime, more owner-occupied areas, street selection and transport needs matter more.
What schools are in Elizabeth?
Elizabeth has 3 government schools, including Kaurna Plains School, Northern Adelaide Senior College and Playford International College. The mix includes Aboriginal/Anangu schooling and secondary education, with 2 secondary colleges. Check the exact enrolment zone, year-level availability and transport route before committing, because access can differ by address.
Is Elizabeth safe?
Safety requires careful street-level checking. Elizabeth recorded 1,166 crimes and a rate of 1,128.8 per 1,000 residents, a much higher exposure than a low-crime area. Visit at different times, review current local incidents and compare nearby streets before renting or buying. The 16.7% vacancy rate and 54.3% renter share also point to a more mobile market.
How is Elizabeth's population changing?
Population change is steady rather than explosive. Annual growth is forecast at 0.83%, overseas migration is the primary driver, and change across the wider area is 15.5% over 10 years. The trajectory is Stable, while the gentrification score is 21 and the stage is Early signs. Compared with a fast-growth suburb, Elizabeth is more likely to see gradual change, with rent growth of 28.7% running higher than real income growth of 2.8%.
Are rents affordable in Elizabeth?
Rent is $230 a week and rent-to-income is 25.5%, below the 27.7% mortgage-to-income measure. That suggests average rent is less burdensome than servicing the median mortgage, but vacancy is 16.7%, so tenants may have more choice than in a low-vacancy market. Household income is $902 a week, at the 8.9th national percentile, so affordability still varies widely.
What is being developed in Elizabeth?
Development activity included 33 applications over 12 months. Examples include a tenancy fitout, replacement cladding and tree-damaging activity, so the count does not represent 33 new homes. Compared with a large housing pipeline, this points to a mix of property maintenance and commercial activity rather than confirmed dwelling construction.
What languages are spoken in Elizabeth?
The overseas-born share is 33.4%, which is 11.8 percentage points above the national figure. Arabic is recorded for 16 residents and Nepali for 11. This language mix sits alongside 123 people identifying with Islam, 317 with Christianity and 455 reporting no religion, indicating a more varied cultural profile than a suburb with lower overseas migration.
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).
Explore Elizabeth on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map