Elizabeth South
A SEIFA decile 1 rating across all four indexes places Elizabeth South among the most disadvantaged suburbs nationally, yet its median house price jumped 25.1% in a single year to $680,000, one of the sharpest short-run gains in the northern suburbs corridor. Household income sits at the 4th percentile nationally, unemployment runs at 22.4%, and 65.8% of residents rent rather than own. These figures are not contradictions: the price surge reflects broader Adelaide market momentum moving through lower-priced stock, not local income growth. Overseas migration drives the only sustained population inflow, adding around 206 residents per year compared to a net internal loss of 91.
Population
2,933
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$774/wk
DAs (12 months)iDevelopment Applications lodged in the past year
50
Median House
$680K
Median 1Q 2026
The median house price reached $680,000 in the first quarter of 2026, up from $543,500 in early 2025, a 25.1% increase over 12 months. That pace is well above the Adelaide state average and suggests buyers are moving north along the Gawler rail line in search of relative affordability. The dwelling mix skews heavily toward semi-detached stock at 57.8%, with separate houses at 41.6% and apartments at just 0.6%. Three-bedroom homes dominate at 67.9% of dwellings, which suits families and keeps the stock practical rather than boutique. Monthly mortgage repayments average $867, and the mortgage-to-income ratio sits at 25.9%, below the 30% stress threshold, providing some serviceability buffer despite low household incomes.
For Buyers
The median house price reached $680,000 in the first quarter of 2026, up from $543,500 in early 2025, a 25.1% increase over 12 months. That pace is well above the Adelaide state average and suggests buyers are moving north along the Gawler rail line in search of relative affordability. The dwelling mix skews heavily toward semi-detached stock at 57.8%, with separate houses at 41.6% and apartments at just 0.6%. Three-bedroom homes dominate at 67.9% of dwellings, which suits families and keeps the stock practical rather than boutique. Monthly mortgage repayments average $867, and the mortgage-to-income ratio sits at 25.9%, below the 30% stress threshold, providing some serviceability buffer despite low household incomes.
For Investors
A 65.8% renter share is one of the highest concentrations in South Australia, meaning landlords face a deep and stable tenant pool. Weekly rent of $220 against the $680,000 median implies a gross yield of about 1.7%, modest but consistent with broader Adelaide semi-detached stock in the northern corridor. The 8.7% vacancy rate is elevated compared to the sub-3% Adelaide metro average, suggesting some softness in leasing demand that investors should weigh against the low entry rent. Development activity is solid at 43 applications over the past 12 months, including new detached dwellings, which indicates underlying land use pressure. Net overseas migration of 206 per year provides the primary demand driver, as internal migration removes around 91 residents annually.
Development Activity
Total DAs
222
Last 12 Months
50
YoY ChangeiYear-over-year change in DA lodgements
+25.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth South iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Elizabeth South Primary School
U, R-6 · 144 students
Demographics
The median age of 35 is 5.0 years below the national figure, meaning the resident base skews notably younger than average. Overseas-born residents account for 27.5% of the population, which is 5.9 percentage points above the national share. The dominant ancestries are English (1,069 residents), followed by groups recorded as Other (600) and Ancestry Not Stated (275), with Irish and Scottish communities also present. Non-English languages spoken at home include Nepali (32), Arabic (19), Khmer (14) and Punjabi (13), reflecting a modest but growing multicultural footprint. University qualifications reach only 10.7%, which is 19.4 percentage points below the national figure, consistent with a workforce concentrated in labouring and trades rather than professional roles. Average household size is 2.3, marginally below the national average of 2.5.
Age Distribution
Bedrooms
Dwelling Structure
41.6%
Houses
57.8%
Townhouse
0.6%
Apartment
Tenure
Tenure is dominated by renters at 65.8%, with mortgage holders at 17.8% and outright owners at 16.4%. That ownership split sits well below national norms, reflecting both low household incomes (4th percentile nationally) and the suburb's long-standing position as public and social housing stock. The dwelling mix is distinctive: semi-detached homes make up 57.8%, separate houses 41.6%, and apartments just 0.6%. Three-bedroom homes account for 67.9% of all dwellings, giving the suburb a consistent family-oriented footprint. Prices rose from $543,500 in early 2025 to $680,000 by early 2026, a 25.1% gain that outpaced most of greater Adelaide over the same period. Rent-to-income sits at 28.4%, just below the 30% stress threshold, indicating renters are under meaningful but not acute financial pressure.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$867
Rent / wk
$220
HH Size
2.3
Personal Income / wk
$457
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.7%
Unoccupied
110
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.0%
Couples, no children
1,968
Total families
Economy & Employment
Healthcare is the largest employing industry at 24.2% of local workers (83 people), followed by Manufacturing at 11.7% (40) and Retail at 10.5% (36), with Construction and Admin filling out the top five. By occupation, Labourers (198) form the single largest group, followed by Community and Personal services (114) and Machinery and Drivers (100), a profile consistent with decile 1 scores across all four SEIFA indexes. The unemployment rate of 22.4% is significantly above the South Australian state average of around 4-5%, driven partly by a participation rate of only 36.7%, with 1,193 residents not in the labour force. Real income growth of 3.0% over the decade falls well short of the 39.8% rent increase over the same period, widening the gap between local earnings and housing costs. Household income averages $774 per week, in the 4th percentile nationally.
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
55.7%
Part-time
21.9%
Participation
36.7%
Employed
659
Occupations
Top Industries
University
10.7%
Postgraduate
2.2%
Born Overseas
27.5%
Dwellings
1,143
Transport to Work
Car dependency is high, with 81.1% of residents driving to work compared to the national average, while public transport use stands at 7.0% and walking or cycling at 1.9%. The suburb sits in decile 1 on IRSAD, the most disadvantaged national tier, indicating cumulative barriers across income, education, employment and access dimensions. Crime totals 652 offences recorded, at a rate of 222.3 per 1,000 residents, which is substantially higher than the SA metropolitan average and flags personal safety as a genuine consideration. No schools are recorded inside the suburb boundary in this dataset, meaning families rely on institutions in adjacent northern Adelaide areas. Volunteering stands at 8.9%, and 13.4% of residents (356 people) need assistance with core activities, a rate that exceeds the national average and points to higher health and support needs within the community.
Drive
81.1%
Public Transport
7.0%
Walk / Cycle
1.9%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedPopulation growth runs at 0.79% annually, adding around 91 residents per year, with the broader area forecast to reach 12,000 by 2031 under medium projections. The 10-year population change of 9.6% shows steady if unspectacular expansion, with overseas migration contributing 206 arrivals per year while internal movement removes 91, leaving a net positive that is entirely reliant on overseas inflows. Gentrification signals are emerging: the score of 30 and stage of early signs is supported by a 15% population increase since 2011, strong overseas inflows, and university-educated share climbing from 4% to 11% over the decade. Affordability has worsened, with the rent-to-income ratio shifting from 44.4% in 2011 to 48.9% in 2021, suggesting housing costs are absorbing an increasing share of income. The trajectory is mixed rather than clearly upward.
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
652
Year ending June 2024
Rate per 1,000 People
222.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth South compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth South a good suburb to live in?
Elizabeth South sits in SEIFA decile 1 across all four indexes, the most disadvantaged classification nationally. Household income averages $774 per week, in the 4th percentile. Crime runs at 222.3 per 1,000 residents, above the Adelaide metro average. That said, housing is relatively affordable with a $867 monthly mortgage repayment, and the area is seeing early signs of gentrification.
What is the median house price in Elizabeth South?
The median house price reached $680,000 in the first quarter of 2026, up from $543,500 in early 2025, a rise of 25.1% in 12 months. Weekly rent averages $220 and monthly mortgage repayments average $867, giving a mortgage-to-income ratio of 25.9%.
What schools are in Elizabeth South?
No schools are recorded inside the Elizabeth South suburb boundary in this dataset. Residents rely on schools in adjacent northern Adelaide suburbs. The local university qualification rate is 10.7%, which is 19.4 percentage points below the national figure.
Is Elizabeth South safe?
Elizabeth South recorded 652 crimes in the period, at a rate of 222.3 per 1,000 residents. This rate is considerably higher than the broader Adelaide metropolitan average and is one of the identity signals flagged for the suburb. Personal safety is a factor buyers and renters should weigh when considering the area.
Is Elizabeth South good for property investment?
The 65.8% renter share, one of the highest in South Australia, gives landlords consistent demand. The $680,000 median with $220 weekly rent implies a gross yield of about 1.7%. Price growth of 25.1% over 12 months is strong, though the 8.7% vacancy rate is elevated compared to the Adelaide metro sub-3% average, and investors should monitor tenant absorption carefully.
How is Elizabeth South's population changing?
The suburb is growing at 0.79% annually, adding around 91 residents per year, with a 10-year increase of 9.6%. Overseas migration drives all net growth at 206 arrivals per year, while internal migration removes 91 residents annually. Medium forecasts project the broader area reaching 12,000 residents by 2031.
How much development is happening in Elizabeth South?
There were 43 development applications lodged in the past 12 months, including new single-storey detached dwellings and performance-assessed works. This level of activity is above what you would expect for a suburb of 2,933 residents and reflects investor interest driven by the 25.1% price rise over the past year.
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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