Elizabeth East vs Elizabeth Grove

In Elizabeth East, about half of households rent and most homes are detached houses. In Elizabeth Grove, most households rent and about half of households are people living alone. On these figures, Elizabeth Grove tends to suit renters.

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 East

ahead on the one thing that separates them

  • has more separate houses rather than flats (66% vs 43%)

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

First-home buyers

Elizabeth Grove

ahead on the one thing that separates them

  • has cheaper land ($267,750 vs $362,500)

Weighs house prices, land prices, and mortgage stress.

Renters

Elizabeth Grove

ahead on the one thing that separates them

  • has a bigger rental market to choose from (60% vs 47%)

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

Commuting to the city

Elizabeth East

ahead on the one thing that separates them

  • is more walkable (67/100 vs 59/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

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

  • Elizabeth East is more walkable (67/100 vs 59/100)
  • Elizabeth Grove has more units and townhouses to downsize into (57% vs 34%)

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 East and Elizabeth Grove 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 East Elizabeth Grove
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 East Elizabeth Grove
Walkability 67 / 59
Elizabeth East — Walkability: 67/100 Elizabeth Grove — Walkability: 59/100
Safety 11 / 12
Elizabeth East — Safety: 11/100 Elizabeth Grove — Safety: 12/100
Low fire risk 100 / 100
Elizabeth East — Low fire risk: 100/100 Elizabeth Grove — Low fire risk: 100/100
Low flood risk 12 / 21
Elizabeth East — Low flood risk: 12/100 Elizabeth Grove — Low flood risk: 21/100

Demographics

Elizabeth East has more residents (4,607 vs 2,531); Elizabeth East skews older (38 vs 36).

Elizabeth East Elizabeth Grove
Population 4,607
+45% vs other
 2,531
Population trend (2016 → 2021) +3.8% +3.6%
Median age 38 36
Median household income $47,008/yr
+9% vs other
 $42,900/yr
Median weekly rent $225/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Elizabeth East Elizabeth Grove
0-4 6.3% / 6.8%
Elizabeth East — 0-4: 6.3% Elizabeth Grove — 0-4: 6.8%
5-14 13.4% / 14.4%
Elizabeth East — 5-14: 13.4% Elizabeth Grove — 5-14: 14.4%
15-19 6.2% / 6.6%
Elizabeth East — 15-19: 6.2% Elizabeth Grove — 15-19: 6.6%
20-24 6.2% / 7.3%
Elizabeth East — 20-24: 6.2% Elizabeth Grove — 20-24: 7.3%
25-34 12.4% / 13.4%
Elizabeth East — 25-34: 12.4% Elizabeth Grove — 25-34: 13.4%
35-44 12.9% / 11.9%
Elizabeth East — 35-44: 12.9% Elizabeth Grove — 35-44: 11.9%
45-54 11.8% / 11.4%
Elizabeth East — 45-54: 11.8% Elizabeth Grove — 45-54: 11.4%
55-64 11.0% / 12.5%
Elizabeth East — 55-64: 11.0% Elizabeth Grove — 55-64: 12.5%
65-74 8.9% / 9.3%
Elizabeth East — 65-74: 8.9% Elizabeth Grove — 65-74: 9.3%
75-84 6.1% / 4.4%
Elizabeth East — 75-84: 6.1% Elizabeth Grove — 75-84: 4.4%
85+ 4.8% / 1.9%
Elizabeth East — 85+: 4.8% Elizabeth Grove — 85+: 1.9%

Bars are drawn against the largest share shown (14.4%).

Who lives together

Household composition, 2021 Census.

Elizabeth East 43.3% lone person
Elizabeth East — Lone Person: 43.3% Elizabeth East — Couple Families: 24.1% Elizabeth East — One Parent Families: 26.3% Elizabeth East — Group Household: 4.7% Elizabeth East — Other Families: 1.7%
Elizabeth Grove 47.4% lone person
Elizabeth Grove — Lone Person: 47.4% Elizabeth Grove — Couple Families: 24.3% Elizabeth Grove — One Parent Families: 22.0% Elizabeth Grove — Group Household: 3.6% Elizabeth Grove — Other Families: 2.7%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Elizabeth East 46.6% renting
Elizabeth East — Owned Outright: 21.0% Elizabeth East — Mortgage: 32.4% Elizabeth East — Renting: 46.6%
Elizabeth Grove 60.5% renting
Elizabeth Grove — Owned Outright: 17.7% Elizabeth Grove — Mortgage: 21.8% Elizabeth Grove — Renting: 60.5%
Owned outright Mortgage Renting

Qualifications

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

Elizabeth East Elizabeth Grove
Certificate III & IV 13.2% / 12.6%
Elizabeth East — Certificate III & IV: 13.2% Elizabeth Grove — Certificate III & IV: 12.6%
Advanced Diploma / Diploma 4.0% / 3.3%
Elizabeth East — Advanced Diploma / Diploma: 4.0% Elizabeth Grove — Advanced Diploma / Diploma: 3.3%
Bachelor Degree 3.5% / 2.9%
Elizabeth East — Bachelor Degree: 3.5% Elizabeth Grove — Bachelor Degree: 2.9%
Postgraduate Degree 0.8% / 0.7%
Elizabeth East — Postgraduate Degree: 0.8% Elizabeth Grove — Postgraduate Degree: 0.7%
Graduate Diploma / Certificate 0.5% / 0.5%
Elizabeth East — Graduate Diploma / Certificate: 0.5% Elizabeth Grove — Graduate Diploma / Certificate: 0.5%

Bars are drawn against the largest share shown (13.2%).

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 East Elizabeth Grove
England 7.7% / 6.1%
Elizabeth East — England: 7.7% Elizabeth Grove — England: 6.1%
Afghanistan 3.1% / 1.8%
Elizabeth East — Afghanistan: 3.1% Elizabeth Grove — Afghanistan: 1.8%
Philippines 1.4% / 1.1%
Elizabeth East — Philippines: 1.4% Elizabeth Grove — Philippines: 1.1%
Myanmar 1.0% / 1.5%
Elizabeth East — Myanmar: 1.0% Elizabeth Grove — Myanmar: 1.5%
Nepal — / 2.2%
Elizabeth East — Nepal: not among its largest Elizabeth Grove — Nepal: 2.2%
Pakistan 1.4% / 0.7%
Elizabeth East — Pakistan: 1.4% Elizabeth Grove — Pakistan: 0.7%
Scotland 1.2% / 0.7%
Elizabeth East — Scotland: 1.2% Elizabeth Grove — Scotland: 0.7%

Bars are drawn against the largest share shown (7.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Elizabeth East 65.6% houses
Elizabeth East — Houses: 65.6% Elizabeth East — Townhouses: 33.7% Elizabeth East — Flats / Apartments: 0.7%
Elizabeth Grove 43.3% houses
Elizabeth Grove — Houses: 43.3% Elizabeth Grove — Townhouses: 56.3% Elizabeth Grove — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Elizabeth East Elizabeth Grove
Median house price $648,000 $630,000
Median unit price $470,500 —
Median land price $362,500 $267,750
Typical days to sell (houses) 27 days
from 71 sales
 26 days
from 19 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 East Elizabeth Grove
2 bed $485K / $520K
Elizabeth East — 2 bed: $485K (7 sales) Elizabeth Grove — 2 bed: $520K (5 sales)

7 vs 5 sales

3 bed $640K / $630K
Elizabeth East — 3 bed: $640K (144 sales) Elizabeth Grove — 3 bed: $630K (59 sales)

144 vs 59 sales

Zoning mix

Elizabeth East Elizabeth Grove
Residential 96% 93%
Commercial 1% 3%
Parks and recreation 2% 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 East Elizabeth Grove
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 East Elizabeth Grove
Houses 4.4%
$555/wk on $653K
 4.6%
$520/wk on $590K
Units —
same for both

Ranking within SA

Elizabeth East Elizabeth Grove
House price Higher than 6% of SA
same for both
Income Higher than 13% of SA Higher than 8% of SA
Schools —
same for both
Walkability Higher than 87% of SA Higher than 84% of SA
Affordability Higher than 37% of SA Higher than 27% of SA
EV adoption Higher than 43% of SA
same for both
NBN connectivity Higher than 93% of SA Higher than 82% of SA
Rental yield (houses) Higher than 86% of SA Higher than 91% of SA

Liveability

Elizabeth East is more walkable (67 vs 59).

Elizabeth East Elizabeth Grove
Grade D
same for both
Score 20/100
same for both
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Elizabeth East Elizabeth Grove
Bushfire None
0/100
same for both
Crime High
89/100
 High
88/100
Flood High
88/100
 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
same for both

Schools

Elizabeth East Elizabeth Grove
Inside the suburb 2
same for both
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 1
same for both
Universities within 10 km None 1
Adelaide University, Mawson Lakes Campus, 9.9 km

Schools in Elizabeth East

  • Pinnacle College - Elizabeth East Campus Independent · Combined at peers
  • Elizabeth East Primary School Government · Primary below peers

Schools in Elizabeth Grove

  • St Mary Magdalene's School Catholic · Primary at peers
  • Elizabeth Grove Primary School Government · Primary below peers

Amenities in the suburb

Elizabeth East Elizabeth Grove
Supermarkets 1 0
Childcare 2 3
GPs 1 0
Pharmacies 1 0

Mobility

Elizabeth East Elizabeth Grove
Walkability score 67/100 59/100
Distance to Adelaide 25.9 km
+5% vs other
 24.7 km
Drive time (normal traffic) 32 min
same for both
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 94.5
7-9am + 5-7pm
 41.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 5112
same for both
Rooftop solar per 100 dwellings 49
postcode 5112
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 East Elizabeth Grove
Car (driver) 79.1% / 79.4%
Elizabeth East — Car (driver): 79.1% Elizabeth Grove — Car (driver): 79.4%
Car (passenger) 8.2% / 11.6%
Elizabeth East — Car (passenger): 8.2% Elizabeth Grove — Car (passenger): 11.6%
Bus 4.6% / 5.0%
Elizabeth East — Bus: 4.6% Elizabeth Grove — Bus: 5.0%
Worked from Home 6.0% / 2.2%
Elizabeth East — Worked from Home: 6.0% Elizabeth Grove — Worked from Home: 2.2%
Walked Only 1.1% / 1.8%
Elizabeth East — Walked Only: 1.1% Elizabeth Grove — Walked Only: 1.8%

Bars are drawn against the largest share shown (79.4%).

Setting

Elizabeth East Elizabeth Grove
Elevation 58 m
above sea level, at the suburb centre
 39 m
above sea level, at the suburb centre
Distance to the ocean 13.1 km 11.8 km

NBN connectivity

Elizabeth East Elizabeth Grove
Connectivity score 83/100 70/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 44%
2,102 premises
 37%
1,201 premises

Climate

Elizabeth East Elizabeth Grove
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 East Elizabeth Grove
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 East Elizabeth Grove
Average residential rate $2,101/yr
same for both
Council Playford
same for both

Federal electorate

Elizabeth East Elizabeth Grove
Division Spence
same for both
Member Matt Burnell
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Elizabeth East

Affordable Outer Townhouses

Elizabeth Grove

Affordable Outer Townhouses

More comparisons

Other comparisons with Elizabeth East

Elizabeth East vs Hillbank Elizabeth East vs Elizabeth Park Elizabeth East vs Elizabeth Vale Elizabeth East vs Elizabeth

Other comparisons with Elizabeth Grove

Elizabeth Grove vs Hillbank Elizabeth Grove vs Elizabeth Vale Elizabeth Grove vs Elizabeth South Elizabeth Grove vs Elizabeth
Full data on Elizabeth East Full data on Elizabeth Grove
Unlock full address-level data — $29/month

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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