Elizabeth Grove vs Elizabeth Vale

In both, about half of households are people living alone. In Elizabeth Grove, most households rent. In Elizabeth Vale, about half of households rent and most homes are detached houses. Houses cost more in Elizabeth Vale: a median of $695,000, against $630,000 in Elizabeth Grove.

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 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (59% vs 43%)

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

First-home buyers

Elizabeth Grove

ahead on 2 of the 3 things we measure here

  • has cheaper land ($267,750 vs $649,250)
  • has cheaper houses ($630,000 vs $695,000)

Weighs house 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

Elizabeth Vale

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

Elizabeth Vale

ahead on 2 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (67/100 vs 59/100)
  • But Elizabeth Grove has more units and townhouses to downsize into (57% vs 41%)

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

Investors

Elizabeth Grove

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.6% vs 4.0%)

Weighs house yield and population growth.

Where they sit

Elizabeth Grove 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 Grove 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 Grove Elizabeth Vale
Walkability 59 / 67
Elizabeth Grove — Walkability: 59/100 Elizabeth Vale — Walkability: 67/100
Safety 12 / 9
Elizabeth Grove — Safety: 12/100 Elizabeth Vale — Safety: 9/100
Low fire risk 100 / 100
Elizabeth Grove — Low fire risk: 100/100 Elizabeth Vale — Low fire risk: 100/100
Low flood risk 21 / 31
Elizabeth Grove — Low flood risk: 21/100 Elizabeth Vale — Low flood risk: 31/100

Demographics

Elizabeth Vale has more residents (4,331 vs 2,531).

Elizabeth Grove Elizabeth Vale
Population 2,531 4,331
+71% vs other
Population trend (2016 → 2021) +3.6% +7.1%
Median age 36
same for both
Median household income $42,900/yr $44,252/yr
+3% vs other
Median weekly rent $225/wk $233/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Elizabeth Grove Elizabeth Vale
0-4 6.8% / 6.0%
Elizabeth Grove — 0-4: 6.8% Elizabeth Vale — 0-4: 6.0%
5-14 14.4% / 14.2%
Elizabeth Grove — 5-14: 14.4% Elizabeth Vale — 5-14: 14.2%
15-19 6.6% / 6.5%
Elizabeth Grove — 15-19: 6.6% Elizabeth Vale — 15-19: 6.5%
20-24 7.3% / 7.1%
Elizabeth Grove — 20-24: 7.3% Elizabeth Vale — 20-24: 7.1%
25-34 13.4% / 13.6%
Elizabeth Grove — 25-34: 13.4% Elizabeth Vale — 25-34: 13.6%
35-44 11.9% / 11.9%
Elizabeth Grove — 35-44: 11.9% Elizabeth Vale — 35-44: 11.9%
45-54 11.4% / 10.7%
Elizabeth Grove — 45-54: 11.4% Elizabeth Vale — 45-54: 10.7%
55-64 12.5% / 10.8%
Elizabeth Grove — 55-64: 12.5% Elizabeth Vale — 55-64: 10.8%
65-74 9.3% / 8.0%
Elizabeth Grove — 65-74: 9.3% Elizabeth Vale — 65-74: 8.0%
75-84 4.4% / 6.9%
Elizabeth Grove — 75-84: 4.4% Elizabeth Vale — 75-84: 6.9%
85+ 1.9% / 4.1%
Elizabeth Grove — 85+: 1.9% Elizabeth Vale — 85+: 4.1%

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

Who lives together

Household composition, 2021 Census.

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%
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 Grove 60.5% renting
Elizabeth Grove — Owned Outright: 17.7% Elizabeth Grove — Mortgage: 21.8% Elizabeth Grove — Renting: 60.5%
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 Grove Elizabeth Vale
Certificate III & IV 12.6% / 12.8%
Elizabeth Grove — Certificate III & IV: 12.6% Elizabeth Vale — Certificate III & IV: 12.8%
Advanced Diploma / Diploma 3.3% / 3.3%
Elizabeth Grove — Advanced Diploma / Diploma: 3.3% Elizabeth Vale — Advanced Diploma / Diploma: 3.3%
Bachelor Degree 2.9% / 3.1%
Elizabeth Grove — Bachelor Degree: 2.9% Elizabeth Vale — Bachelor Degree: 3.1%
Postgraduate Degree 0.7% / 0.6%
Elizabeth Grove — Postgraduate Degree: 0.7% Elizabeth Vale — Postgraduate Degree: 0.6%
Graduate Diploma / Certificate 0.5% / 0.5%
Elizabeth Grove — Graduate Diploma / Certificate: 0.5% Elizabeth Vale — Graduate Diploma / Certificate: 0.5%

Bars are drawn against the largest share shown (12.8%).

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 Grove Elizabeth Vale
England 6.1% / 7.1%
Elizabeth Grove — England: 6.1% Elizabeth Vale — England: 7.1%
Nepal 2.2% / 6.0%
Elizabeth Grove — Nepal: 2.2% Elizabeth Vale — Nepal: 6.0%
Myanmar 1.5% / 2.3%
Elizabeth Grove — Myanmar: 1.5% Elizabeth Vale — Myanmar: 2.3%
Afghanistan 1.8% / 1.4%
Elizabeth Grove — Afghanistan: 1.8% Elizabeth Vale — Afghanistan: 1.4%
Philippines 1.1% / 0.6%
Elizabeth Grove — Philippines: 1.1% Elizabeth Vale — Philippines: 0.6%
Scotland 0.7% / 1.0%
Elizabeth Grove — Scotland: 0.7% Elizabeth Vale — Scotland: 1.0%

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Elizabeth Grove 43.3% houses
Elizabeth Grove — Houses: 43.3% Elizabeth Grove — Townhouses: 56.3% Elizabeth Grove — Flats / Apartments: 0.4%
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 Grove Elizabeth Vale
Median house price $630,000 $695,000
Median unit price — $365,000
Median land price $267,750 $649,250
Typical days to sell (houses) 26 days
from 19 sales
 18 days
from 34 sales

Zoning mix

Elizabeth Grove Elizabeth Vale
Residential 93% 71%
Parks and recreation 3% 19%
Commercial 3% 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 Grove 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 Grove Elizabeth Vale
Houses 4.6%
$520/wk on $590K
 4.0%
$530/wk on $685K
Units —
same for both

Ranking within SA

Elizabeth Grove Elizabeth Vale
House price Higher than 6% of SA
same for both
Income Higher than 8% of SA Higher than 9% of SA
Schools —
same for both
Walkability Higher than 84% of SA Higher than 87% of SA
Affordability Higher than 27% of SA Higher than 30% of SA
EV adoption Higher than 43% of SA
same for both
NBN connectivity Higher than 82% of SA Higher than 89% of SA
Rental yield (houses) Higher than 91% of SA Higher than 57% of SA

Liveability

Elizabeth Vale is more walkable (67 vs 59).

Elizabeth Grove 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 Grove carries more flood risk (79 vs 69).

Elizabeth Grove Elizabeth Vale
Bushfire None
0/100
same for both
Crime High
88/100
 High
91/100
Flood High
79/100
 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 Grove 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 1
Adelaide University, Mawson Lakes Campus, 9.9 km
 1
Adelaide University, Mawson Lakes Campus, 8.6 km
Full-time students aged 15–24 0.6% 0.9%

Schools in Elizabeth Grove

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

Schools in Elizabeth Vale

  • Elizabeth Vale Primary School Government · Primary above peers

Amenities in the suburb

Elizabeth Grove Elizabeth Vale
Parks & reserves 0 2
Childcare 3
same for both
GPs 0 2
Pharmacies 0 2
Hospitals 0 2
Banks & Bank@Post 0 1
Waterways 0 1

Mobility

Elizabeth Grove Elizabeth Vale
Walkability score 59/100 67/100
Distance to Adelaide 24.7 km
+3% 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 41.8
7-9am + 5-7pm
 127.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 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 Grove Elizabeth Vale
Car (driver) 79.4% / 80.0%
Elizabeth Grove — Car (driver): 79.4% Elizabeth Vale — Car (driver): 80.0%
Car (passenger) 11.6% / 8.1%
Elizabeth Grove — Car (passenger): 11.6% Elizabeth Vale — Car (passenger): 8.1%
Bus 5.0% / 4.3%
Elizabeth Grove — Bus: 5.0% Elizabeth Vale — Bus: 4.3%
Worked from Home 2.2% / 4.7%
Elizabeth Grove — Worked from Home: 2.2% Elizabeth Vale — Worked from Home: 4.7%
Walked Only 1.8% / 2.2%
Elizabeth Grove — Walked Only: 1.8% Elizabeth Vale — Walked Only: 2.2%

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

Setting

Elizabeth Grove Elizabeth Vale
Elevation 39 m
above sea level, at the suburb centre
 54 m
above sea level, at the suburb centre
Distance to the ocean 11.8 km 11.2 km

NBN connectivity

Elizabeth Grove Elizabeth Vale
Connectivity score 70/100 76/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 37%
1,201 premises
 34%
2,107 premises

Climate

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

Federal electorate

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

Tags

Elizabeth Grove

Affordable Outer Townhouses

Elizabeth Vale

Outer River Townhouses

More comparisons

Other comparisons with Elizabeth Grove

Elizabeth Grove vs Hillbank Elizabeth Grove vs Elizabeth East Elizabeth Grove vs Elizabeth South Elizabeth Grove vs Elizabeth

Other comparisons with Elizabeth Vale

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

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or