Davoren Park vs Elizabeth North

Davoren Park is the younger of the two, with a median age of 33 against 36 in Elizabeth North. In Davoren Park, about half of households rent and most homes are detached houses. In Elizabeth North, most households rent and about half of households are people living alone. Houses cost more in Davoren Park: a median of $610,000, against $560,000 in Elizabeth North. Elizabeth North is closer to the city centre: 29.3 km, against 40.3 km. On these figures, Davoren Park tends to suit families with children, while Elizabeth North suits renters and people living alone.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Davoren Park

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 1)
  • has more parks and reserves (6 vs 2)
  • has more separate houses rather than flats (70% vs 50%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Elizabeth North

ahead on the one thing that separates them

  • has cheaper land ($345,125 vs $610,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Elizabeth North

ahead on the one thing that separates them

  • has a bigger rental market to choose from (58% vs 48%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 3 things we measure here

  • Davoren Park is more walkable (76/100 vs 67/100)
  • Elizabeth North sits closer to the CBD (29.3 km vs 40.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Davoren Park is more walkable (76/100 vs 67/100)
  • Elizabeth North has more units and townhouses to downsize into (50% vs 30%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Elizabeth North

ahead on the one thing that separates them

  • is growing faster (3.6% vs -1.6%)

Weighs house yield and population growth.

Where they sit

Davoren Park and Elizabeth North drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Davoren Park Elizabeth North
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Davoren Park Elizabeth North
Walkability 76 / 67
Davoren Park — Walkability: 76/100 Elizabeth North — Walkability: 67/100
Safety 8 / 10
Davoren Park — Safety: 8/100 Elizabeth North — Safety: 10/100
Low fire risk 100 / 100
Davoren Park — Low fire risk: 100/100 Elizabeth North — Low fire risk: 100/100
Low flood risk 28 / 21
Davoren Park — Low flood risk: 28/100 Elizabeth North — Low flood risk: 21/100

Demographics

Davoren Park has more residents (6,392 vs 3,588); Elizabeth North skews older (36 vs 33).

Davoren Park Elizabeth North
Population 6,392
+44% vs other
 3,588
Population trend (2016 → 2021) -1.6% +3.6%
Median age 33 36
Median household income $48,412/yr
+7% vs other
 $44,928/yr
Median weekly rent $250/wk
+4% vs other
 $240/wk

Age profile

Share of residents in each band, 2021 Census.

Davoren Park Elizabeth North
0-4 7.4% / 6.7%
Davoren Park — 0-4: 7.4% Elizabeth North — 0-4: 6.7%
5-14 16.1% / 12.5%
Davoren Park — 5-14: 16.1% Elizabeth North — 5-14: 12.5%
15-19 5.9% / 5.4%
Davoren Park — 15-19: 5.9% Elizabeth North — 15-19: 5.4%
20-24 6.9% / 7.4%
Davoren Park — 20-24: 6.9% Elizabeth North — 20-24: 7.4%
25-34 15.5% / 16.1%
Davoren Park — 25-34: 15.5% Elizabeth North — 25-34: 16.1%
35-44 12.5% / 12.2%
Davoren Park — 35-44: 12.5% Elizabeth North — 35-44: 12.2%
45-54 10.8% / 11.2%
Davoren Park — 45-54: 10.8% Elizabeth North — 45-54: 11.2%
55-64 10.8% / 12.3%
Davoren Park — 55-64: 10.8% Elizabeth North — 55-64: 12.3%
65-74 7.7% / 8.8%
Davoren Park — 65-74: 7.7% Elizabeth North — 65-74: 8.8%
75-84 4.3% / 4.7%
Davoren Park — 75-84: 4.3% Elizabeth North — 75-84: 4.7%
85+ 2.1% / 2.5%
Davoren Park — 85+: 2.1% Elizabeth North — 85+: 2.5%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Davoren Park 36.2% lone person
Davoren Park — Lone Person: 36.2% Davoren Park — One Parent Families: 29.7% Davoren Park — Couple Families: 25.0% Davoren Park — Group Household: 6.3% Davoren Park — Other Families: 2.8%
Elizabeth North 46.1% lone person
Elizabeth North — Lone Person: 46.1% Elizabeth North — One Parent Families: 26.3% Elizabeth North — Couple Families: 19.2% Elizabeth North — Group Household: 6.1% Elizabeth North — Other Families: 2.3%
Lone Person One Parent Families Couple Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Davoren Park 47.5% renting
Davoren Park — Owned Outright: 20.8% Davoren Park — Mortgage: 31.6% Davoren Park — Renting: 47.5%
Elizabeth North 57.7% renting
Elizabeth North — Owned Outright: 17.7% Elizabeth North — Mortgage: 24.5% Elizabeth North — Renting: 57.7%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Davoren Park Elizabeth North
Certificate III & IV 13.6% / 14.0%
Davoren Park — Certificate III & IV: 13.6% Elizabeth North — Certificate III & IV: 14.0%
Advanced Diploma / Diploma 3.4% / 3.4%
Davoren Park — Advanced Diploma / Diploma: 3.4% Elizabeth North — Advanced Diploma / Diploma: 3.4%
Bachelor Degree 2.4% / 3.0%
Davoren Park — Bachelor Degree: 2.4% Elizabeth North — Bachelor Degree: 3.0%
Postgraduate Degree 0.5% / 0.7%
Davoren Park — Postgraduate Degree: 0.5% Elizabeth North — Postgraduate Degree: 0.7%
Graduate Diploma / Certificate 0.4% / 0.3%
Davoren Park — Graduate Diploma / Certificate: 0.4% Elizabeth North — Graduate Diploma / Certificate: 0.3%

Bars are drawn against the largest share shown (14.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Davoren Park Elizabeth North
England 5.4% / 6.5%
Davoren Park — England: 5.4% Elizabeth North — England: 6.5%
Afghanistan 1.4% / 0.6%
Davoren Park — Afghanistan: 1.4% Elizabeth North — Afghanistan: 0.6%
New Zealand 0.8% / 0.8%
Davoren Park — New Zealand: 0.8% Elizabeth North — New Zealand: 0.8%
Philippines 0.9% / 0.6%
Davoren Park — Philippines: 0.9% Elizabeth North — Philippines: 0.6%
Myanmar 1.0% / 0.4%
Davoren Park — Myanmar: 1.0% Elizabeth North — Myanmar: 0.4%
Scotland — / 1.2%
Davoren Park — Scotland: not among its largest Elizabeth North — Scotland: 1.2%
Indonesia 0.9% / —
Davoren Park — Indonesia: 0.9% Elizabeth North — Indonesia: not among its largest
India — / 0.6%
Davoren Park — India: not among its largest Elizabeth North — India: 0.6%

Bars are drawn against the largest share shown (6.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Davoren Park 69.8% houses
Davoren Park — Houses: 69.8% Davoren Park — Townhouses: 26.9% Davoren Park — Flats / Apartments: 3.4%
Elizabeth North 49.5% houses
Elizabeth North — Houses: 49.5% Elizabeth North — Townhouses: 49.7% Elizabeth North — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Davoren Park Elizabeth North
Median house price $610,000 $560,000
Median unit price — $747,500
Median land price $610,000 $345,125
Typical days to sell (houses) 19 days
from 115 sales
 22 days
from 72 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Davoren Park Elizabeth North
2 bed $522K / $445K
Davoren Park — 2 bed: $522K (8 sales) Elizabeth North — 2 bed: $445K (11 sales)

8 vs 11 sales

3 bed $590K / $560K
Davoren Park — 3 bed: $590K (168 sales) Elizabeth North — 3 bed: $560K (144 sales)

168 vs 144 sales

4 bed $690K / $615K
Davoren Park — 4 bed: $690K (52 sales) Elizabeth North — 4 bed: $615K (15 sales)

52 vs 15 sales

Zoning mix

Davoren Park Elizabeth North
Residential 97% 95%
Commercial 0% 3%
Industrial 3% 0%
Parks and recreation 0% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Davoren Park Elizabeth North
New dwellings approved 2,475
across Playford
same for both
Approvals change year on year +65%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Davoren Park Elizabeth North
Houses 4.3%
$530/wk on $642K
 4.4%
$505/wk on $600K
Units —
same for both

Ranking within SA

Davoren Park Elizabeth North
House price Higher than 5% of SA Higher than 4% of SA
Income Higher than 14% of SA Higher than 10% of SA
Schools Higher than 6% of SA —
Walkability Higher than 90% of SA Higher than 87% of SA
Affordability Higher than 45% of SA Higher than 37% of SA
EV adoption Higher than 33% of SA
same for both
NBN connectivity Higher than 86% of SA Higher than 82% of SA
Rental yield (houses) Higher than 78% of SA Higher than 84% of SA

Liveability

Davoren Park is more walkable (76 vs 67).

Davoren Park Elizabeth North
Grade D
same for both
Score 23/100 21/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Davoren Park Elizabeth North
Bushfire None
0/100
same for both
Crime High
92/100
 High
90/100
Flood High
72/100
 High
79/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Davoren Park Elizabeth North
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 0

Schools in Davoren Park

  • Swallowcliffe School P-6 Government · Primary below peers
  • Compass Catholic Community Catholic · Secondary · Special school
  • Edmund Rice Flexi School - Davoren Park Campus Catholic · Secondary · Special school

Schools in Elizabeth North

  • Elizabeth North Primary School Government · Primary at peers

Amenities in the suburb

Davoren Park Elizabeth North
Parks & reserves 6 2
Childcare 3
same for both
GPs 2 1
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 1 0

Mobility

Davoren Park sits further from the CBD (40.3 km vs 29.3 km).

Davoren Park Elizabeth North
Walkability score 76/100 67/100
Distance to Adelaide 40.3 km
+27% vs other
 29.3 km
Drive time (normal traffic) 38 min 36 min
Public transport score 79/100
Rail · Bus
 94/100
Rail · Bus
Peak arrivals per hour 102.2
7-9am + 5-7pm
 35.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.3%
postcode 5113
same for both
Rooftop solar per 100 dwellings 49
postcode 5113
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Davoren Park Elizabeth North
Car (driver) 80.9% / 80.4%
Davoren Park — Car (driver): 80.9% Elizabeth North — Car (driver): 80.4%
Car (passenger) 8.8% / 8.2%
Davoren Park — Car (passenger): 8.8% Elizabeth North — Car (passenger): 8.2%
Bus 4.5% / 7.1%
Davoren Park — Bus: 4.5% Elizabeth North — Bus: 7.1%
Worked from Home 3.4% / 3.1%
Davoren Park — Worked from Home: 3.4% Elizabeth North — Worked from Home: 3.1%
Walked Only 1.7% / 0.8%
Davoren Park — Walked Only: 1.7% Elizabeth North — Walked Only: 0.8%

Bars are drawn against the largest share shown (80.9%).

Setting

Davoren Park Elizabeth North
Elevation 37 m
above sea level, at the suburb centre
 52 m
above sea level, at the suburb centre
Distance to the ocean 13.4 km 13.7 km

NBN connectivity

Davoren Park Elizabeth North
Connectivity score 75/100 70/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 54%
3,281 premises
 44%
1,846 premises

Climate

Davoren Park Elizabeth North
Annual rainfall 404 mm
same for both
Summer max (Jan) 30.0°C
same for both
Winter min (Jul) 6.6°C
same for both

Air quality (annual mean)

Davoren Park Elizabeth North
PM2.5 5.5 µg/m³
same for both
PM10 18.7 µg/m³
same for both
NO₂ 0.31 pphm
same for both

Council rates

Davoren Park Elizabeth North
Average residential rate $2,101/yr
same for both
Council Playford
same for both

Federal electorate

Davoren Park Elizabeth North
Division Spence
same for both
Member Matt Burnell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Davoren Park Elizabeth North
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Davoren Park

Affordable Family Outer Parks Townhouses

Elizabeth North

Affordable Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Davoren Park

Davoren Park vs Andrews Farm Davoren Park vs Smithfield Plains Davoren Park vs Smithfield Davoren Park vs Eyre

Other comparisons with Elizabeth North

Elizabeth North vs Elizabeth Downs Elizabeth North vs Elizabeth Park Elizabeth North vs Smithfield Elizabeth North vs Elizabeth
Full data on Davoren Park Full data on Elizabeth North
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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