Elizabeth Downs vs Elizabeth North

In Elizabeth Downs, most households own their home and the large majority of homes are detached houses. In Elizabeth North, most households rent and about half of households are people living alone. On these figures, Elizabeth North tends to suit 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

Elizabeth Downs

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (78% vs 50%)
  • is already more of a family suburb (54% vs 46%)

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

First-home buyers

Elizabeth Downs

ahead on the one thing that separates them

  • has cheaper units ($457,000 vs $747,500)

Weighs house prices, unit 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 45%)

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

Commuting to the city

Elizabeth North

ahead on the one thing that separates them

  • is more walkable (67/100 vs 46/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Elizabeth North

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (50% vs 22%)
  • is more walkable (67/100 vs 46/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Elizabeth Downs 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.

Elizabeth Downs 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.

Elizabeth Downs Elizabeth North
Walkability 46 / 67
Elizabeth Downs — Walkability: 46/100 Elizabeth North — Walkability: 67/100
Safety 12 / 10
Elizabeth Downs — Safety: 12/100 Elizabeth North — Safety: 10/100
Low fire risk 100 / 100
Elizabeth Downs — Low fire risk: 100/100 Elizabeth North — Low fire risk: 100/100
Low flood risk 16 / 21
Elizabeth Downs — Low flood risk: 16/100 Elizabeth North — Low flood risk: 21/100

Demographics

Elizabeth Downs has more residents (5,160 vs 3,588); Elizabeth Downs has higher household incomes ($50,440 vs $44,928).

Elizabeth Downs Elizabeth North
Population 5,160
+30% vs other
 3,588
Population trend (2016 → 2021) +1.8% +3.6%
Median age 34 36
Median household income $50,440/yr
+11% 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.

Elizabeth Downs Elizabeth North
0-4 7.0% / 6.7%
Elizabeth Downs — 0-4: 7.0% Elizabeth North — 0-4: 6.7%
5-14 15.4% / 12.5%
Elizabeth Downs — 5-14: 15.4% Elizabeth North — 5-14: 12.5%
15-19 6.3% / 5.4%
Elizabeth Downs — 15-19: 6.3% Elizabeth North — 15-19: 5.4%
20-24 7.1% / 7.4%
Elizabeth Downs — 20-24: 7.1% Elizabeth North — 20-24: 7.4%
25-34 14.7% / 16.1%
Elizabeth Downs — 25-34: 14.7% Elizabeth North — 25-34: 16.1%
35-44 12.6% / 12.2%
Elizabeth Downs — 35-44: 12.6% Elizabeth North — 35-44: 12.2%
45-54 11.4% / 11.2%
Elizabeth Downs — 45-54: 11.4% Elizabeth North — 45-54: 11.2%
55-64 11.5% / 12.3%
Elizabeth Downs — 55-64: 11.5% Elizabeth North — 55-64: 12.3%
65-74 8.1% / 8.8%
Elizabeth Downs — 65-74: 8.1% Elizabeth North — 65-74: 8.8%
75-84 4.4% / 4.7%
Elizabeth Downs — 75-84: 4.4% Elizabeth North — 75-84: 4.7%
85+ 1.7% / 2.5%
Elizabeth Downs — 85+: 1.7% Elizabeth North — 85+: 2.5%

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

Who lives together

Household composition, 2021 Census.

Elizabeth Downs 37.8% lone person
Elizabeth Downs — Lone Person: 37.8% Elizabeth Downs — One Parent Families: 28.5% Elizabeth Downs — Couple Families: 26.0% Elizabeth Downs — Group Household: 5.3% Elizabeth Downs — Other Families: 2.6%
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.

Elizabeth Downs 44.8% renting
Elizabeth Downs — Owned Outright: 21.5% Elizabeth Downs — Mortgage: 33.7% Elizabeth Downs — Renting: 44.8%
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.

Elizabeth Downs Elizabeth North
Certificate III & IV 14.6% / 14.0%
Elizabeth Downs — Certificate III & IV: 14.6% Elizabeth North — Certificate III & IV: 14.0%
Advanced Diploma / Diploma 3.6% / 3.4%
Elizabeth Downs — Advanced Diploma / Diploma: 3.6% Elizabeth North — Advanced Diploma / Diploma: 3.4%
Bachelor Degree 2.7% / 3.0%
Elizabeth Downs — Bachelor Degree: 2.7% Elizabeth North — Bachelor Degree: 3.0%
Postgraduate Degree 0.4% / 0.7%
Elizabeth Downs — Postgraduate Degree: 0.4% Elizabeth North — Postgraduate Degree: 0.7%
Graduate Diploma / Certificate 0.4% / 0.3%
Elizabeth Downs — Graduate Diploma / Certificate: 0.4% Elizabeth North — Graduate Diploma / Certificate: 0.3%

Bars are drawn against the largest share shown (14.6%).

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.

Elizabeth Downs Elizabeth North
England 6.8% / 6.5%
Elizabeth Downs — England: 6.8% Elizabeth North — England: 6.5%
Scotland 0.7% / 1.2%
Elizabeth Downs — Scotland: 0.7% Elizabeth North — Scotland: 1.2%
Afghanistan 1.1% / 0.6%
Elizabeth Downs — Afghanistan: 1.1% Elizabeth North — Afghanistan: 0.6%
New Zealand 0.6% / 0.8%
Elizabeth Downs — New Zealand: 0.6% Elizabeth North — New Zealand: 0.8%
Philippines 0.7% / 0.6%
Elizabeth Downs — Philippines: 0.7% Elizabeth North — Philippines: 0.6%
India — / 0.6%
Elizabeth Downs — India: not among its largest Elizabeth North — India: 0.6%

Bars are drawn against the largest share shown (6.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Elizabeth Downs 77.8% houses
Elizabeth Downs — Houses: 77.8% Elizabeth Downs — Townhouses: 20.3% Elizabeth Downs — Flats / Apartments: 1.9%
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

Elizabeth Downs Elizabeth North
Median house price $600,000 $560,000
Median unit price $457,000 $747,500
Median land price — $345,125
Typical days to sell (houses) 25 days
from 97 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.

Elizabeth Downs Elizabeth North
2 bed $460K / $445K
Elizabeth Downs — 2 bed: $460K (11 sales) Elizabeth North — 2 bed: $445K (11 sales)

11 vs 11 sales

3 bed $600K / $560K
Elizabeth Downs — 3 bed: $600K (158 sales) Elizabeth North — 3 bed: $560K (144 sales)

158 vs 144 sales

4 bed $678K / $615K
Elizabeth Downs — 4 bed: $678K (24 sales) Elizabeth North — 4 bed: $615K (15 sales)

24 vs 15 sales

Zoning mix

Elizabeth Downs Elizabeth North
Residential 82% 95%
Parks and recreation 17% 2%
Commercial 1% 3%
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

Elizabeth Downs 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.

Elizabeth Downs Elizabeth North
Houses 4.3%
$530/wk on $634K
 4.4%
$505/wk on $600K
Units —
same for both

Ranking within SA

Elizabeth Downs Elizabeth North
House price Higher than 3% of SA Higher than 4% of SA
Income Higher than 16% of SA Higher than 10% of SA
Schools —
same for both
Walkability Higher than 79% of SA Higher than 87% of SA
Affordability Higher than 59% of SA Higher than 37% of SA
EV adoption Higher than 33% of SA
same for both
NBN connectivity Higher than 92% of SA Higher than 82% of SA
Rental yield (houses) Higher than 83% of SA Higher than 84% of SA

Liveability

Elizabeth North is more walkable (67 vs 46); Elizabeth North scores higher overall (21 vs 16).

Elizabeth Downs Elizabeth North
Grade D
same for both
Score 16/100 21/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Elizabeth Downs Elizabeth North
Bushfire None
0/100
same for both
Crime High
88/100
 High
90/100
Flood High
84/100
 High
79/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 2
within 5 km

Schools

Elizabeth Downs Elizabeth North
Inside the suburb 2 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 2 0

Schools in Elizabeth Downs

  • Elizabeth Downs Primary School Government · Primary below peers
  • Taparra Primary School Government · Primary below peers

Schools in Elizabeth North

  • Elizabeth North Primary School Government · Primary at peers

Amenities in the suburb

Elizabeth Downs Elizabeth North
Parks & reserves 4 2
Childcare 2 3
GPs 0 1
Pharmacies 1 0
Fuel stations 1 0
Waterways 3 0

Mobility

Elizabeth Downs Elizabeth North
Walkability score 46/100 67/100
Distance to Adelaide 29.7 km
+1% vs other
 29.3 km
Drive time (normal traffic) 37 min 36 min
Public transport score 79/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 131.0
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.

Elizabeth Downs Elizabeth North
Car (driver) 80.3% / 80.4%
Elizabeth Downs — Car (driver): 80.3% Elizabeth North — Car (driver): 80.4%
Car (passenger) 7.6% / 8.2%
Elizabeth Downs — Car (passenger): 7.6% Elizabeth North — Car (passenger): 8.2%
Bus 6.2% / 7.1%
Elizabeth Downs — Bus: 6.2% Elizabeth North — Bus: 7.1%
Worked from Home 4.8% / 3.1%
Elizabeth Downs — Worked from Home: 4.8% Elizabeth North — Worked from Home: 3.1%
Walked Only 0.5% / 0.8%
Elizabeth Downs — Walked Only: 0.5% Elizabeth North — Walked Only: 0.8%

Bars are drawn against the largest share shown (80.4%).

Setting

Elizabeth Downs Elizabeth North
Elevation 76 m
above sea level, at the suburb centre
 52 m
above sea level, at the suburb centre
Distance to the ocean 15.2 km 13.7 km

NBN connectivity

Elizabeth Downs Elizabeth North
Connectivity score 80/100 70/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 51%
2,342 premises
 44%
1,846 premises

Climate

Elizabeth Downs 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)

Elizabeth Downs 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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Elizabeth Downs

Affordable Family Outer Parks Townhouses

Elizabeth North

Affordable Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Elizabeth Downs

Elizabeth Downs vs Craigmore Elizabeth Downs vs Blakeview Elizabeth Downs vs Elizabeth Park Elizabeth Downs vs Smithfield

Other comparisons with Elizabeth North

Elizabeth North vs Davoren Park Elizabeth North vs Elizabeth Park Elizabeth North vs Smithfield Elizabeth North vs Elizabeth
Full data on Elizabeth Downs 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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