Elizabeth South vs Elizabeth Vale

In both, about half of households are people living alone. In Elizabeth South, 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 $560,000 in Elizabeth South, and rent is higher there too. Elizabeth Vale is closer to the city centre: 24 km, against 27.7 km. On these figures, Elizabeth South tends to suit renters and buyers on a tighter budget.

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 41%)

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

First-home buyers

Elizabeth South

ahead on the one thing that separates them

  • has cheaper houses ($560,000 vs $695,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Elizabeth South

ahead on the one thing that separates them

  • has a bigger rental market to choose from (66% vs 53%)

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

Commuting to the city

Elizabeth Vale

ahead on 2 of the 3 things we measure here

  • is more walkable (67/100 vs 58/100)
  • sits closer to the CBD (24 km vs 27.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Elizabeth Vale

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (19% vs 14%)
  • is more walkable (67/100 vs 58/100)
  • But Elizabeth South has more units and townhouses to downsize into (59% vs 41%)

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 South 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 South 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 South Elizabeth Vale
Walkability 58 / 67
Elizabeth South — Walkability: 58/100 Elizabeth Vale — Walkability: 67/100
Safety 5 / 9
Elizabeth South — Safety: 5/100 Elizabeth Vale — Safety: 9/100
Low fire risk 100 / 100
Elizabeth South — Low fire risk: 100/100 Elizabeth Vale — Low fire risk: 100/100
Low flood risk 24 / 31
Elizabeth South — Low flood risk: 24/100 Elizabeth Vale — Low flood risk: 31/100

Demographics

Elizabeth Vale has more residents (4,331 vs 2,933).

Elizabeth South Elizabeth Vale
Population 2,933 4,331
+48% vs other
Population trend (2016 → 2021) +2.4% +7.1%
Median age 35 36
Median household income $40,248/yr $44,252/yr
+10% vs other
Median weekly rent $220/wk $233/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Elizabeth South Elizabeth Vale
0-4 6.5% / 6.0%
Elizabeth South — 0-4: 6.5% Elizabeth Vale — 0-4: 6.0%
5-14 14.4% / 14.2%
Elizabeth South — 5-14: 14.4% Elizabeth Vale — 5-14: 14.2%
15-19 6.4% / 6.5%
Elizabeth South — 15-19: 6.4% Elizabeth Vale — 15-19: 6.5%
20-24 7.5% / 7.1%
Elizabeth South — 20-24: 7.5% Elizabeth Vale — 20-24: 7.1%
25-34 15.0% / 13.6%
Elizabeth South — 25-34: 15.0% Elizabeth Vale — 25-34: 13.6%
35-44 11.6% / 11.9%
Elizabeth South — 35-44: 11.6% Elizabeth Vale — 35-44: 11.9%
45-54 12.2% / 10.7%
Elizabeth South — 45-54: 12.2% Elizabeth Vale — 45-54: 10.7%
55-64 12.2% / 10.8%
Elizabeth South — 55-64: 12.2% Elizabeth Vale — 55-64: 10.8%
65-74 7.5% / 8.0%
Elizabeth South — 65-74: 7.5% Elizabeth Vale — 65-74: 8.0%
75-84 4.7% / 6.9%
Elizabeth South — 75-84: 4.7% Elizabeth Vale — 75-84: 6.9%
85+ 1.6% / 4.1%
Elizabeth South — 85+: 1.6% Elizabeth Vale — 85+: 4.1%

Bars are drawn against the largest share shown (15.0%).

Who lives together

Household composition, 2021 Census.

Elizabeth South 45.3% lone person
Elizabeth South — Lone Person: 45.3% Elizabeth South — One Parent Families: 28.4% Elizabeth South — Couple Families: 19.0% Elizabeth South — Group Household: 5.2% Elizabeth South — Other Families: 2.1%
Elizabeth Vale 45.7% lone person
Elizabeth Vale — Lone Person: 45.7% Elizabeth Vale — One Parent Families: 22.5% Elizabeth Vale — Couple Families: 25.5% Elizabeth Vale — Group Household: 4.6% Elizabeth Vale — Other Families: 1.7%
Lone Person One Parent Families Couple Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Elizabeth South 65.8% renting
Elizabeth South — Owned Outright: 16.4% Elizabeth South — Mortgage: 17.8% Elizabeth South — Renting: 65.8%
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 South Elizabeth Vale
Certificate III & IV 12.5% / 12.8%
Elizabeth South — Certificate III & IV: 12.5% Elizabeth Vale — Certificate III & IV: 12.8%
Advanced Diploma / Diploma 2.9% / 3.3%
Elizabeth South — Advanced Diploma / Diploma: 2.9% Elizabeth Vale — Advanced Diploma / Diploma: 3.3%
Bachelor Degree 2.8% / 3.1%
Elizabeth South — Bachelor Degree: 2.8% Elizabeth Vale — Bachelor Degree: 3.1%
Postgraduate Degree 0.7% / 0.6%
Elizabeth South — Postgraduate Degree: 0.7% Elizabeth Vale — Postgraduate Degree: 0.6%
Graduate Diploma / Certificate 0.2% / 0.5%
Elizabeth South — Graduate Diploma / Certificate: 0.2% 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 South Elizabeth Vale
England 5.0% / 7.1%
Elizabeth South — England: 5.0% Elizabeth Vale — England: 7.1%
Nepal 0.9% / 6.0%
Elizabeth South — Nepal: 0.9% Elizabeth Vale — Nepal: 6.0%
Myanmar 2.2% / 2.3%
Elizabeth South — Myanmar: 2.2% Elizabeth Vale — Myanmar: 2.3%
Afghanistan 1.4% / 1.4%
Elizabeth South — Afghanistan: 1.4% Elizabeth Vale — Afghanistan: 1.4%
Philippines 1.2% / 0.6%
Elizabeth South — Philippines: 1.2% Elizabeth Vale — Philippines: 0.6%
India 0.9% / 0.7%
Elizabeth South — India: 0.9% Elizabeth Vale — India: 0.7%
Scotland — / 1.0%
Elizabeth South — Scotland: not among its largest 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 South 41.3% houses
Elizabeth South — Houses: 41.3% Elizabeth South — Townhouses: 57.5% Elizabeth South — Flats / Apartments: 1.1%
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 South Elizabeth Vale
Median house price $560,000 $695,000
Median unit price — $365,000
Median land price $639,500 $649,250
Typical days to sell (houses) 27 days
from 23 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 South Elizabeth Vale
3 bed $571K / $689K
Elizabeth South — 3 bed: $571K (52 sales) Elizabeth Vale — 3 bed: $689K (40 sales)

52 vs 40 sales

4 bed $530K / $722K
Elizabeth South — 4 bed: $530K (6 sales) Elizabeth Vale — 4 bed: $722K (10 sales)

6 vs 10 sales

Zoning mix

Elizabeth South has more industrially zoned land (56% vs 0%).

Elizabeth South Elizabeth Vale
Residential 41% 71%
Industrial 56% 0%
Parks and recreation 0% 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 South 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 South Elizabeth Vale
Houses 4.4%
$508/wk on $595K
 4.0%
$530/wk on $685K
Units —
same for both

Ranking within SA

Elizabeth South Elizabeth Vale
House price Higher than 5% of SA Higher than 6% of SA
Income Higher than 7% of SA Higher than 9% of SA
Schools —
same for both
Walkability Higher than 83% of SA Higher than 87% of SA
Affordability Higher than 22% of SA Higher than 30% of SA
EV adoption Higher than 42% of SA Higher than 43% of SA
NBN connectivity Higher than 80% of SA Higher than 89% of SA
Rental yield (houses) Higher than 86% of SA Higher than 57% of SA

Liveability

Elizabeth Vale scores higher overall (24 vs 18); Elizabeth Vale is more walkable (67 vs 58).

Elizabeth South Elizabeth Vale
Grade D
same for both
Score 18/100 24/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Elizabeth South Elizabeth Vale
Bushfire None
0/100
same for both
Crime High
95/100
 High
91/100
Flood High
76/100
 Moderate
69/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
same for both

Schools

Elizabeth South Elizabeth Vale
Inside the suburb 1
same for both
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 1 0
Universities within 10 km 1
Adelaide University, Mawson Lakes Campus, 8.8 km
 1
Adelaide University, Mawson Lakes Campus, 8.6 km
Full-time students aged 15–24 1.5% 0.9%

Schools in Elizabeth South

  • Elizabeth South Primary School Government · Primary below peers

Schools in Elizabeth Vale

  • Elizabeth Vale Primary School Government · Primary above peers

Amenities in the suburb

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

Mobility

Elizabeth South sits further from the CBD (27.7 km vs 24 km).

Elizabeth South Elizabeth Vale
Walkability score 58/100 67/100
Distance to Adelaide 27.7 km
+13% 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 71.8
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 South Elizabeth Vale
Car (driver) 76.6% / 80.0%
Elizabeth South — Car (driver): 76.6% Elizabeth Vale — Car (driver): 80.0%
Car (passenger) 9.4% / 8.1%
Elizabeth South — Car (passenger): 9.4% Elizabeth Vale — Car (passenger): 8.1%
Bus 7.8% / 4.3%
Elizabeth South — Bus: 7.8% Elizabeth Vale — Bus: 4.3%
Worked from Home 4.0% / 4.7%
Elizabeth South — Worked from Home: 4.0% Elizabeth Vale — Worked from Home: 4.7%
Walked Only 1.8% / 2.2%
Elizabeth South — Walked Only: 1.8% Elizabeth Vale — Walked Only: 2.2%

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

Setting

Elizabeth South Elizabeth Vale
Elevation 42 m
above sea level, at the suburb centre
 54 m
above sea level, at the suburb centre
Distance to the ocean 10.4 km 11.2 km

NBN connectivity

Elizabeth South Elizabeth Vale
Connectivity score 66/100 76/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 34%
1,606 premises
 34%
2,107 premises

Climate

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

Federal electorate

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

Tags

Elizabeth South

Affordable Outer Townhouses

Elizabeth Vale

Outer River Townhouses

More comparisons

Other comparisons with Elizabeth South

Elizabeth South vs Salisbury North Elizabeth South vs Salisbury Elizabeth South vs Elizabeth Grove Elizabeth South vs Elizabeth Elizabeth South vs Edinburgh

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 Grove Elizabeth Vale vs Salisbury Park
Full data on Elizabeth South 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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