Elizabeth Vale
All four SEIFA indexes place Elizabeth Vale in decile 1, the most disadvantaged tier nationally, yet the suburb posted 5.8% house price growth between 1Q 2025 and 1Q 2026, reaching a $698,000 median. Household income sits in the 6.3rd percentile nationally, and 52.6% of residents rent rather than own. At the same time, overseas migration is running at +206 persons per year, 40.7% of residents were born overseas (19.1 points above the national rate), and the gentrification score signals early change underway. The gap between rock-bottom SEIFA rankings and accelerating price momentum is the defining tension for anyone assessing this suburb.
Population
4,331
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$851/wk
DAs (12 months)iDevelopment Applications lodged in the past year
63
Median House
$698K
Median 1Q 2026
The median house price reached $698,000 in 1Q 2026, up from $660,000 a year earlier, a 5.8% gain that outpaces many higher-SEIFA Adelaide suburbs. Separate houses make up 58.8% of the stock, with semi-detached dwellings at 33.4% and apartments at 7.9%, so freestanding house supply is reasonably accessible compared to denser suburbs. Three-bedroom homes dominate at 61.5% of dwellings. Monthly mortgage repayments average $1,083, giving a mortgage-to-income ratio of 29.4%, below the 30% stress threshold despite household incomes in the 6.3rd percentile nationally. For buyers focused on entry-level detached housing in northern Adelaide, the price point and stock mix offer genuine options, though the decile 1 disadvantage ranking means context matters.
For Buyers
The median house price reached $698,000 in 1Q 2026, up from $660,000 a year earlier, a 5.8% gain that outpaces many higher-SEIFA Adelaide suburbs. Separate houses make up 58.8% of the stock, with semi-detached dwellings at 33.4% and apartments at 7.9%, so freestanding house supply is reasonably accessible compared to denser suburbs. Three-bedroom homes dominate at 61.5% of dwellings. Monthly mortgage repayments average $1,083, giving a mortgage-to-income ratio of 29.4%, below the 30% stress threshold despite household incomes in the 6.3rd percentile nationally. For buyers focused on entry-level detached housing in northern Adelaide, the price point and stock mix offer genuine options, though the decile 1 disadvantage ranking means context matters.
For Investors
A 52.6% renter majority is a strong foundation for landlord demand, and weekly rent of $233 grew 39.8% over the measured period, well above typical Adelaide averages. Gross yield against a $698,000 median is modest at around 1.7%, but the vacancy rate at 7.0% is elevated, suggesting competition between rental properties. The overseas migration inflow of +206 persons per year is the primary demand engine, with internal migration a net drain of 91 annually. Development activity reached 62 applications in the past 12 months, mostly residential, indicating ongoing supply additions that investors should weigh against vacancy. The gentrification stage reads early signs, with population up 9.6% over 10 years, which may support longer-term capital growth from a low base.
Development Activity
Total DAs
177
Last 12 Months
63
YoY ChangeiYear-over-year change in DA lodgements
+85.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Elizabeth Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Elizabeth Vale Primary School
U, R-6 · 441 students
Demographics
The median age is 36, four years below the national figure, and the working-age share grew 2.4 points over the decade while the senior share fell 2.6 points, pointing to a relatively young trajectory. At 40.7% overseas-born, the suburb runs 19.1 percentage points above the national rate, and Nepali (270 speakers) is the leading non-English language, a notable concentration for a suburb of 4,331 people. English ancestry leads at 1,369, followed by Scottish and Irish communities. Hinduism (327 residents) and Islam (228) together represent a larger share than in most outer-suburban SA locations. Average household size is 2.4, marginally below the national figure, and couples with children (1,221 families) outnumber couples without children (562).
Age Distribution
Bedrooms
Dwelling Structure
58.8%
Houses
33.4%
Townhouse
7.9%
Apartment
Tenure
Ownership rates are low relative to national norms: 21.4% own outright, 26.0% hold a mortgage, and 52.6% rent, the classic renter-majority profile common in decile 1 SEIFA areas. Three-bedroom homes at 61.5% dominate, with two-bedroom at 18.6% and four-plus at 10.8%. The median house price moved from $660,000 in 1Q 2025 to $698,000 in 1Q 2026, a 5.8% one-year CAGR, reaching its current peak. Mortgage-to-income at 29.4% and rent-to-income at 27.4% both sit below stress thresholds despite the suburb's low-income profile, which reflects the relatively affordable price and rent levels compared to higher-decile Adelaide markets. Vacancy at 7.0% indicates softer rental conditions than tighter inner-city markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$233
HH Size
2.4
Personal Income / wk
$468
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.0%
Unoccupied
123
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.3%
Couples, no children
3,070
Total families
Economy & Employment
Healthcare is the dominant employer at 25.4% of workers (137 people), more than double the next sector, which aligns with proximity to Lyell McEwin Hospital. Manufacturing (10.0%), Education (8.5%), Construction (7.6%) and Admin (6.7%) round out the top five industries. By occupation, Labourers lead at 282 workers, followed by Community and Personal Service at 178, a profile consistent with all four SEIFA indexes scoring decile 1. The unemployment rate is 17.5%, well above typical SA and national rates, and the participation rate of 35.1% reflects a large not-in-labour-force population of 1,872. Real income grew only 3.0% over the decade in inflation-adjusted terms, indicating that wage gains have not kept pace with the broader economy. The IRSD and IRSAD scores of 646 and 717 both place this suburb at the bottom national decile.
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
56.4%
Part-time
26.1%
Participation
35.1%
Employed
998
Occupations
Top Industries
University
11.5%
Postgraduate
1.9%
Born Overseas
40.7%
Dwellings
1,627
Transport to Work
Car dependency is high, with 84.4% of residents commuting by car and only 4.0% using public transport. Walking and cycling account for 3.1%, lower than most urban Adelaide suburbs. The crime rate of 141.8 incidents per 1,000 residents is elevated, reflecting the suburb's decile 1 IRSAD ranking, which places it among the most disadvantaged nationally. About 15.1% of residents need assistance with daily activities (602 people), a rate that exceeds the national average. Volunteering runs at 9.2%. Rent-to-income at 27.4% and mortgage-to-income at 29.4% both sit below the 30% stress threshold, providing some financial buffer for residents. No schools are recorded inside the Elizabeth Vale boundary in this dataset, so families depend on schools in adjacent suburbs.
Drive
84.4%
Public Transport
4.0%
Walk / Cycle
3.1%
Work from Home
N/A
Population Forecast
+0.79%/yr
(+91 people/yr)
EstablishedPopulation grew 9.6% over the past decade and the 10-year trend stands at 0.79% annually, adding roughly 91 persons per year. Historical data shows 11,303 residents in 2023 rising to 11,567 by 2025, and the medium forecast projects reaching 12,000 by 2031. The growth engine is exclusively overseas migration at +206 net per year, offsetting internal outflow of 91. Rent growth of 39.8% over the measurement period signals rising housing pressure even as incomes lag. The gentrification score sits at 30 with an early signs classification, supported by signals including population up 15% since 2011 and the overseas inflow accelerating. The trajectory is mixed rather than strongly positive, because affordability worsened from 44.4% in 2011 to 48.9% in 2021.
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
614
Year ending June 2024
Rate per 1,000 People
141.8
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Elizabeth Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Elizabeth Vale a good suburb to live in?
Elizabeth Vale scores decile 1 on all four SEIFA indexes, the most disadvantaged tier nationally, and the unemployment rate is 17.5%. That said, housing affordability is relatively accessible at a $698,000 median with mortgage repayments averaging $1,083 per month. Livability depends heavily on individual circumstances, access needs and proximity to healthcare facilities including Lyell McEwin Hospital.
What is the median house price in Elizabeth Vale?
The median house price is $698,000 as of 1Q 2026, up 5.8% from $660,000 a year earlier. Weekly rent averages $233 and monthly mortgage repayments run about $1,083, giving a mortgage-to-income ratio of 29.4%.
What schools are in Elizabeth Vale?
No schools are recorded inside the Elizabeth Vale boundary in this dataset. With 40.7% of residents born overseas and a population of 4,331, families in this suburb rely on schools in neighbouring areas such as Elizabeth Grove and Blakeview. The local university qualification rate is 11.5%, which is 18.6 points below the national figure.
Is Elizabeth Vale safe?
The recorded crime rate is 141.8 incidents per 1,000 residents, which is elevated compared to many Adelaide suburbs. The suburb scores decile 1 on the IRSD index of relative disadvantage, the lowest tier nationally, and 15.1% of residents (602 people) need daily assistance, above national norms.
Is Elizabeth Vale good for property investment?
The suburb has 52.6% renters and rent grew 39.8% over the measured period. However, vacancy sits at 7.0% and gross yield against the $698,000 median is approximately 1.7%. The overseas migration inflow of +206 persons per year supports demand, and 62 development applications in 12 months shows active local construction activity. Early gentrification signals are present but the outcome is uncertain.
How is Elizabeth Vale's population changing?
Population grew 9.6% over the past decade at 0.79% annually. Overseas migration is the sole growth driver at +206 net per year, while internal migration is a net drain of 91 per year. The medium forecast projects growth from 11,567 in 2025 to approximately 12,000 by 2031.
What languages are spoken in Elizabeth Vale?
About 40.7% of residents were born overseas, which is 19.1 percentage points above the national rate. Nepali is the leading non-English language with 270 speakers, followed by Arabic (32) and Persian (14). The overseas-born share reflects strong recent overseas migration of +206 net persons per year.
How much development is happening in Elizabeth Vale?
There were 62 development applications lodged in the past 12 months, including new single-storey dwellings, ancillary accommodation and minor works. This level of activity is above typical for a 2.49 km2 suburb and is consistent with the ongoing overseas migration inflow and population growth projections.
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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