Elizabeth vs Elizabeth North

In Elizabeth, about half of households rent and most homes are detached houses. In Elizabeth North, most households rent and about half of households are people living alone. Houses cost more in Elizabeth: a median of $648,000, against $560,000 in Elizabeth North.

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

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (6 vs 1)
  • has more separate houses rather than flats (69% vs 50%)
  • But Elizabeth North has more childcare (3 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 3 things we measure here

  • Elizabeth has cheaper units ($355,000 vs $747,500)
  • Elizabeth North has cheaper houses ($560,000 vs $647,500)

Weighs house prices, unit 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

ahead on 2 of the 3 things we measure here

  • is more walkable (84/100 vs 67/100)
  • sits closer to the CBD (26.7 km vs 29.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Elizabeth

ahead on 2 of the 5 things we measure here

  • has more GPs (5 vs 1)
  • is more walkable (84/100 vs 67/100)
  • But Elizabeth North has more units and townhouses to downsize into (50% vs 31%)

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

Investors

Elizabeth North

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.4% vs 3.6%)

Weighs house yield and population growth.

Where they sit

Elizabeth and Elizabeth North 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 Elizabeth North
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 Elizabeth North
Walkability 84 / 67
Elizabeth — Walkability: 84/100 Elizabeth North — Walkability: 67/100
Safety 1 / 10
Elizabeth — Safety: 1/100 Elizabeth North — Safety: 10/100
Low fire risk 100 / 100
Elizabeth — Low fire risk: 100/100 Elizabeth North — Low fire risk: 100/100
Low flood risk 8 / 21
Elizabeth — Low flood risk: 8/100 Elizabeth North — Low flood risk: 21/100

Demographics

Elizabeth North has more residents (3,588 vs 1,033); Elizabeth skews older (38 vs 36).

Elizabeth Elizabeth North
Population 1,033 3,588
+247% vs other
Population trend (2016 → 2021) +0.9% +3.6%
Median age 38 36
Median household income $46,904/yr
+4% vs other
 $44,928/yr
Median weekly rent $230/wk $240/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Elizabeth Elizabeth North
0-4 4.6% / 6.7%
Elizabeth — 0-4: 4.6% Elizabeth North — 0-4: 6.7%
5-14 13.9% / 12.5%
Elizabeth — 5-14: 13.9% Elizabeth North — 5-14: 12.5%
15-19 6.3% / 5.4%
Elizabeth — 15-19: 6.3% Elizabeth North — 15-19: 5.4%
20-24 7.2% / 7.4%
Elizabeth — 20-24: 7.2% Elizabeth North — 20-24: 7.4%
25-34 13.1% / 16.1%
Elizabeth — 25-34: 13.1% Elizabeth North — 25-34: 16.1%
35-44 15.6% / 12.2%
Elizabeth — 35-44: 15.6% Elizabeth North — 35-44: 12.2%
45-54 13.2% / 11.2%
Elizabeth — 45-54: 13.2% Elizabeth North — 45-54: 11.2%
55-64 11.1% / 12.3%
Elizabeth — 55-64: 11.1% Elizabeth North — 55-64: 12.3%
65-74 8.0% / 8.8%
Elizabeth — 65-74: 8.0% Elizabeth North — 65-74: 8.8%
75-84 4.3% / 4.7%
Elizabeth — 75-84: 4.3% Elizabeth North — 75-84: 4.7%
85+ 2.2% / 2.5%
Elizabeth — 85+: 2.2% Elizabeth North — 85+: 2.5%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Elizabeth 44.7% lone person
Elizabeth — Lone Person: 44.7% Elizabeth — Couple Families: 26.8% Elizabeth — One Parent Families: 19.6% Elizabeth — Group Household: 6.6% Elizabeth — Other Families: 2.3%
Elizabeth North 46.1% lone person
Elizabeth North — Lone Person: 46.1% Elizabeth North — Couple Families: 19.2% Elizabeth North — One Parent Families: 26.3% Elizabeth North — Group Household: 6.1% Elizabeth North — Other Families: 2.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Elizabeth 54.9% renting
Elizabeth — Owned Outright: 20.1% Elizabeth — Mortgage: 25.0% Elizabeth — Renting: 54.9%
Elizabeth North 57.7% renting
Elizabeth North — Owned Outright: 17.7% Elizabeth North — Mortgage: 24.5% Elizabeth North — Renting: 57.7%
Owned outright Mortgage Renting

Qualifications

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

Elizabeth Elizabeth North
Certificate III & IV 13.9% / 14.0%
Elizabeth — Certificate III & IV: 13.9% Elizabeth North — Certificate III & IV: 14.0%
Advanced Diploma / Diploma 4.1% / 3.4%
Elizabeth — Advanced Diploma / Diploma: 4.1% Elizabeth North — Advanced Diploma / Diploma: 3.4%
Bachelor Degree 3.8% / 3.0%
Elizabeth — Bachelor Degree: 3.8% Elizabeth North — Bachelor Degree: 3.0%
Postgraduate Degree 1.5% / 0.7%
Elizabeth — Postgraduate Degree: 1.5% Elizabeth North — Postgraduate Degree: 0.7%
Graduate Diploma / Certificate 0.5% / 0.3%
Elizabeth — Graduate Diploma / Certificate: 0.5% Elizabeth North — Graduate Diploma / Certificate: 0.3%

Bars are drawn against the largest share shown (14.0%).

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 Elizabeth North
England 6.7% / 6.5%
Elizabeth — England: 6.7% Elizabeth North — England: 6.5%
Afghanistan 4.6% / 0.6%
Elizabeth — Afghanistan: 4.6% Elizabeth North — Afghanistan: 0.6%
Myanmar 2.5% / 0.4%
Elizabeth — Myanmar: 2.5% Elizabeth North — Myanmar: 0.4%
New Zealand 1.3% / 0.8%
Elizabeth — New Zealand: 1.3% Elizabeth North — New Zealand: 0.8%
Scotland 0.9% / 1.2%
Elizabeth — Scotland: 0.9% Elizabeth North — Scotland: 1.2%
Vietnam 1.1% / 0.6%
Elizabeth — Vietnam: 1.1% Elizabeth North — Vietnam: 0.6%
India — / 0.6%
Elizabeth — India: not among its largest Elizabeth North — India: 0.6%
Philippines — / 0.6%
Elizabeth — Philippines: not among its largest Elizabeth North — Philippines: 0.6%

Bars are drawn against the largest share shown (6.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Elizabeth 68.7% houses
Elizabeth — Houses: 68.7% Elizabeth — Townhouses: 17.9% Elizabeth — Flats / Apartments: 13.4%
Elizabeth North 49.5% houses
Elizabeth North — Houses: 49.5% Elizabeth North — Townhouses: 49.7% Elizabeth North — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Elizabeth Elizabeth North
Median house price $647,500 $560,000
Median unit price $355,000 $747,500
Median land price — $345,125
Typical days to sell (houses) 18 days
from 6 sales
 22 days
from 72 sales

Zoning mix

Elizabeth has more commercially zoned land (53% vs 3%).

Elizabeth Elizabeth North
Residential 28% 95%
Commercial 53% 3%
Parks and recreation 20% 2%
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 Elizabeth North
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 Elizabeth North
Houses 3.6%
$500/wk on $715K
 4.4%
$505/wk on $600K
Units —
same for both

Ranking within SA

Elizabeth Elizabeth North
House price Higher than 18% of SA Higher than 4% of SA
Income Higher than 13% of SA Higher than 10% of SA
Schools Higher than 44% of SA —
Walkability Higher than 95% of SA Higher than 87% of SA
Affordability Higher than 20% of SA Higher than 37% of SA
EV adoption Higher than 43% of SA Higher than 33% of SA
NBN connectivity Higher than 84% of SA Higher than 82% of SA
Rental yield (houses) Higher than 35% of SA Higher than 84% of SA

Liveability

Elizabeth scores higher overall (28 vs 21); Elizabeth is more walkable (84 vs 67).

Elizabeth Elizabeth North
Grade D
same for both
Score 28/100 21/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Elizabeth carries more flood risk (92 vs 79).

Elizabeth Elizabeth North
Bushfire None
0/100
same for both
Crime High
99/100
 High
90/100
Flood High
92/100
 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
 2
within 5 km

Schools

Elizabeth Elizabeth North
Inside the suburb 6 1
Rated above peers 1 0
Rated at peers 0 1
Rated below peers 3 0

Schools in Elizabeth

  • Playford College Independent · Combined above peers
  • Playford International College Government · Secondary below peers
  • Edmund Rice Flexi School Catholic · Secondary · Special school below peers
  • Indie School Elizabeth Campus Independent · Secondary · Special school below peers
  • Kaurna Plains School Government · Combined
  • Northern Adelaide Senior College Government · Secondary

Schools in Elizabeth North

  • Elizabeth North Primary School Government · Primary at peers

Amenities in the suburb

Elizabeth Elizabeth North
Supermarkets 2 0
Cafes & restaurants 1 0
Parks & reserves 4 2
Childcare 0 3
GPs 5 1
Pharmacies 3 0
Police stations 1 0
Banks & Bank@Post 5 0
Fuel stations 4 0
EV chargers 2 0

Mobility

Elizabeth North sits further from the CBD (29.3 km vs 26.7 km).

Elizabeth Elizabeth North
Walkability score 84/100 67/100
Distance to Adelaide 26.7 km 29.3 km
+10% vs other
Drive time (normal traffic) 35 min 36 min
Public transport score 91/100
Rail · Bus
 94/100
Rail · Bus
Peak arrivals per hour 178.2
7-9am + 5-7pm
 35.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 5112
 0.3%
postcode 5113
Rooftop solar per 100 dwellings 49
postcode 5112
 49
postcode 5113

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 Elizabeth North
Car (driver) 77.6% / 80.4%
Elizabeth — Car (driver): 77.6% Elizabeth North — Car (driver): 80.4%
Car (passenger) 7.1% / 8.2%
Elizabeth — Car (passenger): 7.1% Elizabeth North — Car (passenger): 8.2%
Bus 7.9% / 7.1%
Elizabeth — Bus: 7.9% Elizabeth North — Bus: 7.1%
Worked from Home 6.3% / 3.1%
Elizabeth — Worked from Home: 6.3% Elizabeth North — Worked from Home: 3.1%
Walked Only 1.2% / 0.8%
Elizabeth — Walked Only: 1.2% Elizabeth North — Walked Only: 0.8%

Bars are drawn against the largest share shown (80.4%).

Setting

Elizabeth Elizabeth North
Elevation 37 m
above sea level, at the suburb centre
 52 m
above sea level, at the suburb centre
Distance to the ocean 12.2 km 13.7 km

NBN connectivity

Elizabeth Elizabeth North
Connectivity score 73/100 70/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 37%
1,107 premises
 44%
1,846 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Elizabeth

Affordable Easy Commute Outer Parks Transport Hub

Elizabeth North

Affordable Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Elizabeth

Elizabeth vs Elizabeth East Elizabeth vs Elizabeth Park Elizabeth vs Elizabeth South Elizabeth vs Elizabeth Grove Elizabeth vs Edinburgh

Other comparisons with Elizabeth North

Elizabeth North vs Davoren Park Elizabeth North vs Elizabeth Downs Elizabeth North vs Elizabeth Park Elizabeth North vs Smithfield
Full data on Elizabeth Full data on Elizabeth North
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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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