Elizabeth East vs Hillbank

In both, most homes are detached houses. In Elizabeth East, about half of households rent. In Hillbank, the large majority of households own their home and about half of households are couple families. Houses cost more in Hillbank: a median of $772,000, against $648,000 in Elizabeth East, and rent is higher there too. On these figures, Elizabeth East tends to suit renters, people living alone, and buyers on a tighter budget, while Hillbank suits couples.

Elizabeth East and Hillbank are neighbouring suburbs with notably different economic profiles. Hillbank has a median household income of $94,276 compared to Elizabeth East's $47,008, and its liveability score of 37 significantly outpaces Elizabeth East's 20. However, Elizabeth East offers better walkability at 67 versus 48, and lower median house prices ($648,000 versus $772,500) and weekly rent ($225 versus $346). Both suburbs are equidistant from the CBD and face no bushfire risk, though Elizabeth East carries higher flood risk. Hillbank suits buyers prioritising stronger local amenities and income levels, while Elizabeth East may appeal to those seeking affordability and walkable streets.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Hillbank

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (3 vs 0)
  • has more separate houses rather than flats (100% vs 66%)
  • is already more of a family suburb (71% vs 50%)
  • But Elizabeth East has more schools inside the suburb (2 vs 0)

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

First-home buyers

Elizabeth East

ahead on 2 of the 3 things we measure here

  • has cheaper land ($362,500 vs $915,000)
  • has cheaper houses ($648,000 vs $772,500)
  • But Hillbank leaves households under less mortgage stress (19% vs 27%)

Weighs house prices, land prices, and mortgage stress.

Renters

Elizabeth East

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (47% vs 13%)
  • has cheaper rent ($225/wk vs $346/wk)
  • But Hillbank leaves renters under less rental stress (19% vs 25%)

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 48/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Elizabeth East

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (34% vs 0%)
  • has more residents already 65 and over (20% vs 13%)
  • is more walkable (67/100 vs 48/100)

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 East and Hillbank 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 Hillbank
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 Hillbank
Walkability 67 / 48
Elizabeth East — Walkability: 67/100 Hillbank — Walkability: 48/100
Safety 11 / 15
Elizabeth East — Safety: 11/100 Hillbank — Safety: 15/100
Low fire risk 100 / 100
Elizabeth East — Low fire risk: 100/100 Hillbank — Low fire risk: 100/100
Low flood risk 12 / 36
Elizabeth East — Low flood risk: 12/100 Hillbank — Low flood risk: 36/100

Demographics

Hillbank has higher household incomes ($94,276 vs $47,008); Hillbank rents higher ($346/wk vs $225/wk).

Elizabeth East Hillbank
Population 4,607 5,013
+9% vs other
Population trend (2016 → 2021) +3.8% +8.7%
Median age 38 36
Median household income $47,008/yr $94,276/yr
+101% vs other
Median weekly rent $225/wk $346/wk
+54% vs other

Age profile

Share of residents in each band, 2021 Census.

Elizabeth East Hillbank
0-4 6.3% / 6.9%
Elizabeth East — 0-4: 6.3% Hillbank — 0-4: 6.9%
5-14 13.4% / 11.8%
Elizabeth East — 5-14: 13.4% Hillbank — 5-14: 11.8%
15-19 6.2% / 5.9%
Elizabeth East — 15-19: 6.2% Hillbank — 15-19: 5.9%
20-24 6.2% / 7.6%
Elizabeth East — 20-24: 6.2% Hillbank — 20-24: 7.6%
25-34 12.4% / 15.3%
Elizabeth East — 25-34: 12.4% Hillbank — 25-34: 15.3%
35-44 12.9% / 11.9%
Elizabeth East — 35-44: 12.9% Hillbank — 35-44: 11.9%
45-54 11.8% / 13.2%
Elizabeth East — 45-54: 11.8% Hillbank — 45-54: 13.2%
55-64 11.0% / 14.2%
Elizabeth East — 55-64: 11.0% Hillbank — 55-64: 14.2%
65-74 8.9% / 8.7%
Elizabeth East — 65-74: 8.9% Hillbank — 65-74: 8.7%
75-84 6.1% / 3.6%
Elizabeth East — 75-84: 6.1% Hillbank — 75-84: 3.6%
85+ 4.8% / 0.8%
Elizabeth East — 85+: 4.8% Hillbank — 85+: 0.8%

Bars are drawn against the largest share shown (15.3%).

Who lives together

Household composition, 2021 Census.

Elizabeth East 24.1% couple families
Elizabeth East — Couple Families: 24.1% Elizabeth East — Lone Person: 43.3% Elizabeth East — One Parent Families: 26.3% Elizabeth East — Group Household: 4.7% Elizabeth East — Other Families: 1.7%
Hillbank 53.5% couple families
Hillbank — Couple Families: 53.5% Hillbank — Lone Person: 25.5% Hillbank — One Parent Families: 17.1% Hillbank — Group Household: 2.5% Hillbank — Other Families: 1.4%
Couple Families Lone Person 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%
Hillbank 12.7% renting
Hillbank — Owned Outright: 31.4% Hillbank — Mortgage: 55.9% Hillbank — Renting: 12.7%
Owned outright Mortgage Renting

Qualifications

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

Elizabeth East Hillbank
Certificate III & IV 13.2% / 20.9%
Elizabeth East — Certificate III & IV: 13.2% Hillbank — Certificate III & IV: 20.9%
Advanced Diploma / Diploma 4.0% / 8.0%
Elizabeth East — Advanced Diploma / Diploma: 4.0% Hillbank — Advanced Diploma / Diploma: 8.0%
Bachelor Degree 3.5% / 8.0%
Elizabeth East — Bachelor Degree: 3.5% Hillbank — Bachelor Degree: 8.0%
Postgraduate Degree 0.8% / 1.2%
Elizabeth East — Postgraduate Degree: 0.8% Hillbank — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate 0.5% / 1.3%
Elizabeth East — Graduate Diploma / Certificate: 0.5% Hillbank — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (20.9%).

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 Hillbank
England 7.7% / 9.2%
Elizabeth East — England: 7.7% Hillbank — England: 9.2%
Afghanistan 3.1% / 1.7%
Elizabeth East — Afghanistan: 3.1% Hillbank — Afghanistan: 1.7%
Scotland 1.2% / 1.1%
Elizabeth East — Scotland: 1.2% Hillbank — Scotland: 1.1%
Philippines 1.4% / 0.8%
Elizabeth East — Philippines: 1.4% Hillbank — Philippines: 0.8%
Pakistan 1.4% / —
Elizabeth East — Pakistan: 1.4% Hillbank — Pakistan: not among its largest
Nepal — / 0.7%
Elizabeth East — Nepal: not among its largest Hillbank — Nepal: 0.7%

Bars are drawn against the largest share shown (9.2%).

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%
Hillbank 99.8% houses
Hillbank — Houses: 99.8% Hillbank — Townhouses: 0.0% Hillbank — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Elizabeth East Hillbank
Median house price $648,000 $772,500
Median unit price $470,500 —
Median land price $362,500 $915,000
Typical days to sell (houses) 27 days
from 71 sales
 24 days
from 66 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 Hillbank
3 bed $640K / $715K
Elizabeth East — 3 bed: $640K (144 sales) Hillbank — 3 bed: $715K (54 sales)

144 vs 54 sales

4 bed $694K / $791K
Elizabeth East — 4 bed: $694K (12 sales) Hillbank — 4 bed: $791K (62 sales)

12 vs 62 sales

5 bed $821K / $950K
Elizabeth East — 5 bed: $821K (5 sales) Hillbank — 5 bed: $950K (9 sales)

5 vs 9 sales

Zoning mix

Elizabeth East Hillbank
Residential 96% 70%
Parks and recreation 2% 26%
Environmental 0% 3%
Commercial 1% 0%
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 Hillbank
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 Hillbank
Houses 4.4%
$555/wk on $653K
 4.2%
$632/wk on $786K
Units —
same for both

Ranking within SA

Elizabeth East Hillbank
House price Higher than 6% of SA Higher than 17% of SA
Income Higher than 13% of SA Higher than 73% of SA
Schools —
same for both
Walkability Higher than 87% of SA Higher than 80% of SA
Affordability Higher than 37% of SA Higher than 92% of SA
EV adoption Higher than 43% of SA
same for both
NBN connectivity Higher than 93% of SA Higher than 95% of SA
Rental yield (houses) Higher than 86% of SA Higher than 71% of SA

Liveability

Hillbank scores higher overall (37 vs 20); Elizabeth East is more walkable (67 vs 48).

Elizabeth East Hillbank
Grade D C
Score 20/100 37/100
Socio-economic band high-need area
decile 1/10
 mid-range socio-economic
decile 4/10

Risk profile

Elizabeth East carries more flood risk (88 vs 64).

Elizabeth East Hillbank
Bushfire None
0/100
same for both
Crime High
89/100
 High
85/100
Flood High
88/100
 Moderate
64/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 4
within 5 km

Schools

Elizabeth East Hillbank
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 1 0

Schools in Elizabeth East

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

Schools in Hillbank

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Elizabeth East Hillbank
Supermarkets 1 0
Parks & reserves 0 3
Childcare 2
same for both
GPs 1 0
Pharmacies 1 0
Fuel stations 0 1
Waterways 0 1

Mobility

Elizabeth East Hillbank
Walkability score 67/100 48/100
Distance to Adelaide 25.9 km
+2% vs other
 25.5 km
Drive time (normal traffic) 32 min 36 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 94.5
7-9am + 5-7pm
 55.5
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 Hillbank
Car (driver) 79.1% / 84.8%
Elizabeth East — Car (driver): 79.1% Hillbank — Car (driver): 84.8%
Worked from Home 6.0% / 6.8%
Elizabeth East — Worked from Home: 6.0% Hillbank — Worked from Home: 6.8%
Car (passenger) 8.2% / 4.4%
Elizabeth East — Car (passenger): 8.2% Hillbank — Car (passenger): 4.4%
Bus 4.6% / 3.2%
Elizabeth East — Bus: 4.6% Hillbank — Bus: 3.2%
Walked Only 1.1% / 0.4%
Elizabeth East — Walked Only: 1.1% Hillbank — Walked Only: 0.4%
Bicycle 0.4% / 0.4%
Elizabeth East — Bicycle: 0.4% Hillbank — Bicycle: 0.4%

Bars are drawn against the largest share shown (84.8%).

Setting

Elizabeth East Hillbank
Elevation 58 m
above sea level, at the suburb centre
 116 m
above sea level, at the suburb centre
Distance to the ocean 13.1 km 13.3 km

NBN connectivity

Elizabeth East Hillbank
Connectivity score 83/100 87/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 44%
2,102 premises
 55%
1,945 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Elizabeth East

Affordable Outer Townhouses

Hillbank

Large Blocks Outer

More comparisons

Other comparisons with Elizabeth East

Elizabeth East vs Elizabeth Park Elizabeth East vs Elizabeth Vale Elizabeth East vs Elizabeth Grove Elizabeth East vs Elizabeth

Other comparisons with Hillbank

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