Elizabeth Grove vs Hillbank

In Elizabeth Grove, most households rent and about half of households are people living alone. In Hillbank, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Hillbank: a median of $772,000, against $630,000 in Elizabeth Grove, and rent is higher there too. On these figures, Elizabeth Grove tends to suit renters, people living alone, and buyers on a tighter budget, while Hillbank suits couples.

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 43%)
  • is already more of a family suburb (71% vs 46%)
  • But Elizabeth Grove 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 Grove

ahead on 2 of the 3 things we measure here

  • has cheaper land ($267,750 vs $915,000)
  • has cheaper houses ($630,000 vs $772,500)
  • But Hillbank leaves households under less mortgage stress (19% vs 30%)

Weighs house prices, land prices, and mortgage stress.

Renters

Elizabeth Grove

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (60% vs 13%)
  • has cheaper rent ($225/wk vs $346/wk)
  • But Hillbank leaves renters under less rental stress (19% vs 27%)

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

Commuting to the city

Elizabeth Grove

ahead on the one thing that separates them

  • is more walkable (59/100 vs 48/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Elizabeth Grove

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (57% vs 0%)
  • is more walkable (59/100 vs 48/100)

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

Investors

Hillbank

ahead on the one thing that separates them

  • is growing faster (8.7% vs 3.6%)

Weighs house yield and population growth.

Where they sit

Elizabeth Grove 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 Grove 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 Grove Hillbank
Walkability 59 / 48
Elizabeth Grove — Walkability: 59/100 Hillbank — Walkability: 48/100
Safety 12 / 15
Elizabeth Grove — Safety: 12/100 Hillbank — Safety: 15/100
Low fire risk 100 / 100
Elizabeth Grove — Low fire risk: 100/100 Hillbank — Low fire risk: 100/100
Low flood risk 21 / 36
Elizabeth Grove — Low flood risk: 21/100 Hillbank — Low flood risk: 36/100

Demographics

Hillbank has higher household incomes ($94,276 vs $42,900); Hillbank has more residents (5,013 vs 2,531).

Elizabeth Grove Hillbank
Population 2,531 5,013
+98% vs other
Population trend (2016 → 2021) +3.6% +8.7%
Median age 36
same for both
Median household income $42,900/yr $94,276/yr
+120% vs other
Median weekly rent $225/wk $346/wk
+54% vs other

Age profile

Share of residents in each band, 2021 Census.

Elizabeth Grove Hillbank
0-4 6.8% / 6.9%
Elizabeth Grove — 0-4: 6.8% Hillbank — 0-4: 6.9%
5-14 14.4% / 11.8%
Elizabeth Grove — 5-14: 14.4% Hillbank — 5-14: 11.8%
15-19 6.6% / 5.9%
Elizabeth Grove — 15-19: 6.6% Hillbank — 15-19: 5.9%
20-24 7.3% / 7.6%
Elizabeth Grove — 20-24: 7.3% Hillbank — 20-24: 7.6%
25-34 13.4% / 15.3%
Elizabeth Grove — 25-34: 13.4% Hillbank — 25-34: 15.3%
35-44 11.9% / 11.9%
Elizabeth Grove — 35-44: 11.9% Hillbank — 35-44: 11.9%
45-54 11.4% / 13.2%
Elizabeth Grove — 45-54: 11.4% Hillbank — 45-54: 13.2%
55-64 12.5% / 14.2%
Elizabeth Grove — 55-64: 12.5% Hillbank — 55-64: 14.2%
65-74 9.3% / 8.7%
Elizabeth Grove — 65-74: 9.3% Hillbank — 65-74: 8.7%
75-84 4.4% / 3.6%
Elizabeth Grove — 75-84: 4.4% Hillbank — 75-84: 3.6%
85+ 1.9% / 0.8%
Elizabeth Grove — 85+: 1.9% Hillbank — 85+: 0.8%

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

Who lives together

Household composition, 2021 Census.

Elizabeth Grove 24.3% couple families
Elizabeth Grove — Couple Families: 24.3% Elizabeth Grove — Lone Person: 47.4% Elizabeth Grove — One Parent Families: 22.0% Elizabeth Grove — Group Household: 3.6% Elizabeth Grove — Other Families: 2.7%
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 Grove 60.5% renting
Elizabeth Grove — Owned Outright: 17.7% Elizabeth Grove — Mortgage: 21.8% Elizabeth Grove — Renting: 60.5%
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 Grove Hillbank
Certificate III & IV 12.6% / 20.9%
Elizabeth Grove — Certificate III & IV: 12.6% Hillbank — Certificate III & IV: 20.9%
Advanced Diploma / Diploma 3.3% / 8.0%
Elizabeth Grove — Advanced Diploma / Diploma: 3.3% Hillbank — Advanced Diploma / Diploma: 8.0%
Bachelor Degree 2.9% / 8.0%
Elizabeth Grove — Bachelor Degree: 2.9% Hillbank — Bachelor Degree: 8.0%
Postgraduate Degree 0.7% / 1.2%
Elizabeth Grove — Postgraduate Degree: 0.7% Hillbank — Postgraduate Degree: 1.2%
Graduate Diploma / Certificate 0.5% / 1.3%
Elizabeth Grove — 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 Grove Hillbank
England 6.1% / 9.2%
Elizabeth Grove — England: 6.1% Hillbank — England: 9.2%
Afghanistan 1.8% / 1.7%
Elizabeth Grove — Afghanistan: 1.8% Hillbank — Afghanistan: 1.7%
Nepal 2.2% / 0.7%
Elizabeth Grove — Nepal: 2.2% Hillbank — Nepal: 0.7%
Philippines 1.1% / 0.8%
Elizabeth Grove — Philippines: 1.1% Hillbank — Philippines: 0.8%
Scotland 0.7% / 1.1%
Elizabeth Grove — Scotland: 0.7% Hillbank — Scotland: 1.1%
Myanmar 1.5% / —
Elizabeth Grove — Myanmar: 1.5% Hillbank — Myanmar: not among its largest

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

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

Property market

Elizabeth Grove Hillbank
Median house price $630,000 $772,500
Median unit price —
same for both
Median land price $267,750 $915,000
Typical days to sell (houses) 26 days
from 19 sales
 24 days
from 66 sales

Zoning mix

Elizabeth Grove Hillbank
Residential 93% 70%
Parks and recreation 3% 26%
Commercial 3% 0%
Environmental 0% 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 Grove 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 Grove Hillbank
Houses 4.6%
$520/wk on $590K
 4.2%
$632/wk on $786K
Units —
same for both

Ranking within SA

Elizabeth Grove Hillbank
House price Higher than 6% of SA Higher than 17% of SA
Income Higher than 8% of SA Higher than 73% of SA
Schools —
same for both
Walkability Higher than 84% of SA Higher than 80% of SA
Affordability Higher than 27% of SA Higher than 92% of SA
EV adoption Higher than 43% of SA
same for both
NBN connectivity Higher than 82% of SA Higher than 95% of SA
Rental yield (houses) Higher than 91% of SA Higher than 71% of SA

Liveability

Hillbank scores higher overall (37 vs 20); Elizabeth Grove is more walkable (59 vs 48).

Elizabeth Grove 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 Grove carries more flood risk (79 vs 64).

Elizabeth Grove Hillbank
Bushfire None
0/100
same for both
Crime High
88/100
 High
85/100
Flood High
79/100
 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 Grove Hillbank
Inside the suburb 2 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km 1
Adelaide University, Mawson Lakes Campus, 9.9 km
 None

Schools in Elizabeth Grove

  • St Mary Magdalene's School Catholic · Primary at peers
  • Elizabeth Grove 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 Grove Hillbank
Parks & reserves 0 3
Childcare 3 2
Fuel stations 0 1
Waterways 0 1

Mobility

Elizabeth Grove Hillbank
Walkability score 59/100 48/100
Distance to Adelaide 24.7 km 25.5 km
+3% vs other
Drive time (normal traffic) 32 min 36 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 41.8
7-9am + 5-7pm
 55.5
7-9am + 5-7pm
Median peak wait 1 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 Grove Hillbank
Car (driver) 79.4% / 84.8%
Elizabeth Grove — Car (driver): 79.4% Hillbank — Car (driver): 84.8%
Car (passenger) 11.6% / 4.4%
Elizabeth Grove — Car (passenger): 11.6% Hillbank — Car (passenger): 4.4%
Worked from Home 2.2% / 6.8%
Elizabeth Grove — Worked from Home: 2.2% Hillbank — Worked from Home: 6.8%
Bus 5.0% / 3.2%
Elizabeth Grove — Bus: 5.0% Hillbank — Bus: 3.2%
Walked Only 1.8% / 0.4%
Elizabeth Grove — Walked Only: 1.8% Hillbank — Walked Only: 0.4%
Bicycle — / 0.4%
Elizabeth Grove — Bicycle: not among its largest Hillbank — Bicycle: 0.4%

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

Setting

Elizabeth Grove Hillbank
Elevation 39 m
above sea level, at the suburb centre
 116 m
above sea level, at the suburb centre
Distance to the ocean 11.8 km 13.3 km

NBN connectivity

Elizabeth Grove Hillbank
Connectivity score 70/100 87/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 37%
1,201 premises
 55%
1,945 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Elizabeth Grove

Affordable Outer Townhouses

Hillbank

Large Blocks Outer

More comparisons

Other comparisons with Elizabeth Grove

Elizabeth Grove vs Elizabeth East Elizabeth Grove vs Elizabeth Vale Elizabeth Grove vs Elizabeth South Elizabeth Grove vs Elizabeth

Other comparisons with Hillbank

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