Elizabeth East vs Elizabeth Vale

In both, about half of households rent and most homes are detached houses. In Elizabeth Vale, about half of households are 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 Vale

ahead on the one thing that separates them

  • has more schools rated above their peers (1 vs 0)

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

First-home buyers

They split

one each way, out of the 4 things we measure here

  • Elizabeth East has cheaper land ($362,500 vs $649,250)
  • Elizabeth Vale has cheaper units ($365,000 vs $470,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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 Vale 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 Vale
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 Vale
Walkability 67 / 67
Elizabeth East — Walkability: 67/100 Elizabeth Vale — Walkability: 67/100
Safety 11 / 9
Elizabeth East — Safety: 11/100 Elizabeth Vale — Safety: 9/100
Low fire risk 100 / 100
Elizabeth East — Low fire risk: 100/100 Elizabeth Vale — Low fire risk: 100/100
Low flood risk 12 / 31
Elizabeth East — Low flood risk: 12/100 Elizabeth Vale — Low flood risk: 31/100

Demographics

Elizabeth East skews older (38 vs 36).

Elizabeth East Elizabeth Vale
Population 4,607
+6% vs other
 4,331
Population trend (2016 → 2021) +3.8% +7.1%
Median age 38 36
Median household income $47,008/yr
+6% vs other
 $44,252/yr
Median weekly rent $225/wk $233/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Elizabeth East Elizabeth Vale
0-4 6.3% / 6.0%
Elizabeth East — 0-4: 6.3% Elizabeth Vale — 0-4: 6.0%
5-14 13.4% / 14.2%
Elizabeth East — 5-14: 13.4% Elizabeth Vale — 5-14: 14.2%
15-19 6.2% / 6.5%
Elizabeth East — 15-19: 6.2% Elizabeth Vale — 15-19: 6.5%
20-24 6.2% / 7.1%
Elizabeth East — 20-24: 6.2% Elizabeth Vale — 20-24: 7.1%
25-34 12.4% / 13.6%
Elizabeth East — 25-34: 12.4% Elizabeth Vale — 25-34: 13.6%
35-44 12.9% / 11.9%
Elizabeth East — 35-44: 12.9% Elizabeth Vale — 35-44: 11.9%
45-54 11.8% / 10.7%
Elizabeth East — 45-54: 11.8% Elizabeth Vale — 45-54: 10.7%
55-64 11.0% / 10.8%
Elizabeth East — 55-64: 11.0% Elizabeth Vale — 55-64: 10.8%
65-74 8.9% / 8.0%
Elizabeth East — 65-74: 8.9% Elizabeth Vale — 65-74: 8.0%
75-84 6.1% / 6.9%
Elizabeth East — 75-84: 6.1% Elizabeth Vale — 75-84: 6.9%
85+ 4.8% / 4.1%
Elizabeth East — 85+: 4.8% Elizabeth Vale — 85+: 4.1%

Bars are drawn against the largest share shown (14.2%).

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 Vale 45.7% lone person
Elizabeth Vale — Lone Person: 45.7% Elizabeth Vale — Couple Families: 25.5% Elizabeth Vale — One Parent Families: 22.5% Elizabeth Vale — Group Household: 4.6% Elizabeth Vale — Other Families: 1.7%
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 Vale 52.6% renting
Elizabeth Vale — Owned Outright: 21.4% Elizabeth Vale — Mortgage: 26.0% Elizabeth Vale — Renting: 52.6%
Owned outright Mortgage Renting

Qualifications

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

Elizabeth East Elizabeth Vale
Certificate III & IV 13.2% / 12.8%
Elizabeth East — Certificate III & IV: 13.2% Elizabeth Vale — Certificate III & IV: 12.8%
Advanced Diploma / Diploma 4.0% / 3.3%
Elizabeth East — Advanced Diploma / Diploma: 4.0% Elizabeth Vale — Advanced Diploma / Diploma: 3.3%
Bachelor Degree 3.5% / 3.1%
Elizabeth East — Bachelor Degree: 3.5% Elizabeth Vale — Bachelor Degree: 3.1%
Postgraduate Degree 0.8% / 0.6%
Elizabeth East — Postgraduate Degree: 0.8% Elizabeth Vale — Postgraduate Degree: 0.6%
Graduate Diploma / Certificate 0.5% / 0.5%
Elizabeth East — Graduate Diploma / Certificate: 0.5% Elizabeth Vale — 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 Vale
England 7.7% / 7.1%
Elizabeth East — England: 7.7% Elizabeth Vale — England: 7.1%
Nepal — / 6.0%
Elizabeth East — Nepal: not among its largest Elizabeth Vale — Nepal: 6.0%
Afghanistan 3.1% / 1.4%
Elizabeth East — Afghanistan: 3.1% Elizabeth Vale — Afghanistan: 1.4%
Myanmar 1.0% / 2.3%
Elizabeth East — Myanmar: 1.0% Elizabeth Vale — Myanmar: 2.3%
Scotland 1.2% / 1.0%
Elizabeth East — Scotland: 1.2% Elizabeth Vale — Scotland: 1.0%
Pakistan 1.4% / 0.7%
Elizabeth East — Pakistan: 1.4% Elizabeth Vale — Pakistan: 0.7%
Philippines 1.4% / 0.6%
Elizabeth East — Philippines: 1.4% Elizabeth Vale — Philippines: 0.6%

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 Vale 58.7% houses
Elizabeth Vale — Houses: 58.7% Elizabeth Vale — Townhouses: 33.3% Elizabeth Vale — Flats / Apartments: 8.0%
Houses Townhouses Flats / Apartments

Property market

Elizabeth East Elizabeth Vale
Median house price $648,000 $695,000
Median unit price $470,500 $365,000
Median land price $362,500 $649,250
Typical days to sell (houses) 27 days
from 71 sales
 18 days
from 34 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 Vale
3 bed $640K / $689K
Elizabeth East — 3 bed: $640K (144 sales) Elizabeth Vale — 3 bed: $689K (40 sales)

144 vs 40 sales

4 bed $694K / $722K
Elizabeth East — 4 bed: $694K (12 sales) Elizabeth Vale — 4 bed: $722K (10 sales)

12 vs 10 sales

Zoning mix

Elizabeth East Elizabeth Vale
Residential 96% 71%
Parks and recreation 2% 19%
Commercial 1% 10%
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 Vale
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 Vale
Houses 4.4%
$555/wk on $653K
 4.0%
$530/wk on $685K
Units —
same for both

Ranking within SA

Elizabeth East Elizabeth Vale
House price Higher than 6% of SA
same for both
Income Higher than 13% of SA Higher than 9% of SA
Schools —
same for both
Walkability Higher than 87% of SA
same for both
Affordability Higher than 37% of SA Higher than 30% of SA
EV adoption Higher than 43% of SA
same for both
NBN connectivity Higher than 93% of SA Higher than 89% of SA
Rental yield (houses) Higher than 86% of SA Higher than 57% of SA

Liveability

Elizabeth East Elizabeth Vale
Grade D
same for both
Score 20/100 24/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Elizabeth East carries more flood risk (88 vs 69).

Elizabeth East Elizabeth Vale
Bushfire None
0/100
same for both
Crime High
89/100
 High
91/100
Flood High
88/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 7
within 5 km

Schools

Elizabeth East Elizabeth Vale
Inside the suburb 2 1
Rated above peers 0 1
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km None 1
Adelaide University, Mawson Lakes Campus, 8.6 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 Vale

  • Elizabeth Vale Primary School Government · Primary above peers

Amenities in the suburb

Elizabeth East Elizabeth Vale
Supermarkets 1 0
Parks & reserves 0 2
Childcare 2 3
GPs 1 2
Pharmacies 1 2
Hospitals 0 2
Banks & Bank@Post 0 1
Waterways 0 1

Mobility

Elizabeth East Elizabeth Vale
Walkability score 67/100
same for both
Distance to Adelaide 25.9 km
+7% vs other
 24 km
Drive time (normal traffic) 32 min 31 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 94.5
7-9am + 5-7pm
 127.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
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 Vale
Car (driver) 79.1% / 80.0%
Elizabeth East — Car (driver): 79.1% Elizabeth Vale — Car (driver): 80.0%
Car (passenger) 8.2% / 8.1%
Elizabeth East — Car (passenger): 8.2% Elizabeth Vale — Car (passenger): 8.1%
Worked from Home 6.0% / 4.7%
Elizabeth East — Worked from Home: 6.0% Elizabeth Vale — Worked from Home: 4.7%
Bus 4.6% / 4.3%
Elizabeth East — Bus: 4.6% Elizabeth Vale — Bus: 4.3%
Walked Only 1.1% / 2.2%
Elizabeth East — Walked Only: 1.1% Elizabeth Vale — Walked Only: 2.2%

Bars are drawn against the largest share shown (80.0%).

Setting

Elizabeth East Elizabeth Vale
Elevation 58 m
above sea level, at the suburb centre
 54 m
above sea level, at the suburb centre
Distance to the ocean 13.1 km 11.2 km

NBN connectivity

Elizabeth East Elizabeth Vale
Connectivity score 83/100 76/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 44%
2,102 premises
 34%
2,107 premises

Climate

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

Federal electorate

Elizabeth East Elizabeth Vale
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 Vale
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 Vale

Outer River Townhouses

More comparisons

Other comparisons with Elizabeth East

Elizabeth East vs Hillbank Elizabeth East vs Elizabeth Park Elizabeth East vs Elizabeth Grove Elizabeth East vs Elizabeth

Other comparisons with Elizabeth Vale

Elizabeth Vale vs Salisbury Elizabeth Vale vs Hillbank Elizabeth Vale vs Salisbury Heights Elizabeth Vale vs Elizabeth South Elizabeth Vale vs Elizabeth Grove Elizabeth Vale vs Salisbury Park
Full data on Elizabeth East Full data on Elizabeth Vale
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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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