Hillbank vs Elizabeth Park

Elizabeth Park is the younger of the two, with a median age of 33 against 36 in Hillbank. In both, the large majority of homes are detached houses. In Hillbank, the large majority of households own their home and about half of households are couple families. In Elizabeth Park, about half of households rent. Houses cost more in Hillbank: a median of $772,000, against $625,000 in Elizabeth Park, and rent is higher there too. On these figures, Hillbank tends to suit couples, while Elizabeth Park suits renters, families with children, 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

Hillbank

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (100% vs 82%)
  • is already more of a family suburb (71% vs 59%)
  • But Elizabeth Park 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 Park

ahead on 2 of the 3 things we measure here

  • has cheaper land ($334,900 vs $915,000)
  • has cheaper houses ($625,000 vs $772,500)
  • But Hillbank leaves households under less mortgage stress (19% vs 25%)

Weighs house prices, land prices, and mortgage stress.

Renters

Elizabeth Park

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (48% vs 13%)
  • has cheaper rent ($255/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

They split

one each way, out of the 3 things we measure here

  • Hillbank sits closer to the CBD (25.5 km vs 27.6 km)
  • Elizabeth Park is more walkable (62/100 vs 48/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Elizabeth Park

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (18% vs 0%)
  • is more walkable (62/100 vs 48/100)

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

Investors

Elizabeth Park

ahead on the one thing that separates them

  • is growing faster (14.7% vs 8.7%)

Weighs house yield and population growth.

Where they sit

Hillbank and Elizabeth Park drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Hillbank Elizabeth Park
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.

Hillbank Elizabeth Park
Walkability 48 / 62
Hillbank — Walkability: 48/100 Elizabeth Park — Walkability: 62/100
Safety 15 / 8
Hillbank — Safety: 15/100 Elizabeth Park — Safety: 8/100
Low fire risk 100 / 100
Hillbank — Low fire risk: 100/100 Elizabeth Park — Low fire risk: 100/100
Low flood risk 36 / 14
Hillbank — Low flood risk: 36/100 Elizabeth Park — Low flood risk: 14/100

Demographics

Hillbank has higher household incomes ($94,276 vs $52,156); Hillbank rents higher ($346/wk vs $255/wk).

Hillbank Elizabeth Park
Population 5,013
+12% vs other
 4,428
Population trend (2016 → 2021) +8.7% +14.7%
Median age 36 33
Median household income $94,276/yr
+45% vs other
 $52,156/yr
Median weekly rent $346/wk
+26% vs other
 $255/wk

Age profile

Share of residents in each band, 2021 Census.

Hillbank Elizabeth Park
0-4 6.9% / 7.6%
Hillbank — 0-4: 6.9% Elizabeth Park — 0-4: 7.6%
5-14 11.8% / 15.4%
Hillbank — 5-14: 11.8% Elizabeth Park — 5-14: 15.4%
15-19 5.9% / 6.3%
Hillbank — 15-19: 5.9% Elizabeth Park — 15-19: 6.3%
20-24 7.6% / 7.2%
Hillbank — 20-24: 7.6% Elizabeth Park — 20-24: 7.2%
25-34 15.3% / 15.8%
Hillbank — 25-34: 15.3% Elizabeth Park — 25-34: 15.8%
35-44 11.9% / 12.5%
Hillbank — 35-44: 11.9% Elizabeth Park — 35-44: 12.5%
45-54 13.2% / 10.5%
Hillbank — 45-54: 13.2% Elizabeth Park — 45-54: 10.5%
55-64 14.2% / 10.0%
Hillbank — 55-64: 14.2% Elizabeth Park — 55-64: 10.0%
65-74 8.7% / 7.4%
Hillbank — 65-74: 8.7% Elizabeth Park — 65-74: 7.4%
75-84 3.6% / 5.0%
Hillbank — 75-84: 3.6% Elizabeth Park — 75-84: 5.0%
85+ 0.8% / 2.4%
Hillbank — 85+: 0.8% Elizabeth Park — 85+: 2.4%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

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%
Elizabeth Park 30.6% couple families
Elizabeth Park — Couple Families: 30.6% Elizabeth Park — Lone Person: 33.4% Elizabeth Park — One Parent Families: 28.0% Elizabeth Park — Group Household: 5.0% Elizabeth Park — Other Families: 3.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Hillbank 12.7% renting
Hillbank — Owned Outright: 31.4% Hillbank — Mortgage: 55.9% Hillbank — Renting: 12.7%
Elizabeth Park 47.5% renting
Elizabeth Park — Owned Outright: 19.0% Elizabeth Park — Mortgage: 33.5% Elizabeth Park — Renting: 47.5%
Owned outright Mortgage Renting

Qualifications

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

Hillbank Elizabeth Park
Certificate III & IV 20.9% / 13.6%
Hillbank — Certificate III & IV: 20.9% Elizabeth Park — Certificate III & IV: 13.6%
Advanced Diploma / Diploma 8.0% / 4.0%
Hillbank — Advanced Diploma / Diploma: 8.0% Elizabeth Park — Advanced Diploma / Diploma: 4.0%
Bachelor Degree 8.0% / 3.8%
Hillbank — Bachelor Degree: 8.0% Elizabeth Park — Bachelor Degree: 3.8%
Graduate Diploma / Certificate 1.3% / 0.6%
Hillbank — Graduate Diploma / Certificate: 1.3% Elizabeth Park — Graduate Diploma / Certificate: 0.6%
Postgraduate Degree 1.2% / 0.7%
Hillbank — Postgraduate Degree: 1.2% Elizabeth Park — Postgraduate Degree: 0.7%

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.

Hillbank Elizabeth Park
England 9.2% / 5.9%
Hillbank — England: 9.2% Elizabeth Park — England: 5.9%
Afghanistan 1.7% / 4.4%
Hillbank — Afghanistan: 1.7% Elizabeth Park — Afghanistan: 4.4%
Philippines 0.8% / 1.2%
Hillbank — Philippines: 0.8% Elizabeth Park — Philippines: 1.2%
Scotland 1.1% / 0.7%
Hillbank — Scotland: 1.1% Elizabeth Park — Scotland: 0.7%
Nepal 0.7% / 0.9%
Hillbank — Nepal: 0.7% Elizabeth Park — Nepal: 0.9%
Pakistan — / 1.1%
Hillbank — Pakistan: not among its largest Elizabeth Park — Pakistan: 1.1%
Myanmar — / 1.0%
Hillbank — Myanmar: not among its largest Elizabeth Park — Myanmar: 1.0%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Hillbank 99.8% houses
Hillbank — Houses: 99.8% Hillbank — Townhouses: 0.0% Hillbank — Flats / Apartments: 0.2%
Elizabeth Park 81.8% houses
Elizabeth Park — Houses: 81.8% Elizabeth Park — Townhouses: 18.0% Elizabeth Park — Flats / Apartments: 0.1%
Houses Townhouses Flats / Apartments

Property market

Hillbank Elizabeth Park
Median house price $772,500 $625,000
Median unit price —
same for both
Median land price $915,000 $334,900
Typical days to sell (houses) 24 days
from 66 sales
 29 days
from 58 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.

Hillbank Elizabeth Park
3 bed $715K / $621K
Hillbank — 3 bed: $715K (54 sales) Elizabeth Park — 3 bed: $621K (131 sales)

54 vs 131 sales

4 bed $791K / $680K
Hillbank — 4 bed: $791K (62 sales) Elizabeth Park — 4 bed: $680K (17 sales)

62 vs 17 sales

Zoning mix

Hillbank Elizabeth Park
Residential 70% 76%
Parks and recreation 26% 20%
Environmental 3% 0%
Infrastructure and transport 0% 3%
Commercial 0% 1%
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

Hillbank Elizabeth Park
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.

Hillbank Elizabeth Park
Houses 4.2%
$632/wk on $786K
 4.2%
$535/wk on $660K
Units —
same for both

Ranking within SA

Hillbank Elizabeth Park
House price Higher than 17% of SA Higher than 4% of SA
Income Higher than 73% of SA Higher than 17% of SA
Schools —
same for both
Walkability Higher than 80% of SA Higher than 84% of SA
Affordability Higher than 92% of SA Higher than 57% of SA
EV adoption Higher than 43% of SA Higher than 33% of SA
NBN connectivity Higher than 95% of SA Higher than 93% of SA
Rental yield (houses) Higher than 71% of SA Higher than 73% of SA

Liveability

Hillbank scores higher overall (37 vs 18); Elizabeth Park is more walkable (62 vs 48).

Hillbank Elizabeth Park
Grade C D
Score 37/100 18/100
Socio-economic band mid-range socio-economic
decile 4/10
 high-need area
decile 1/10

Risk profile

Elizabeth Park carries more flood risk (86 vs 64).

Hillbank Elizabeth Park
Bushfire None
0/100
same for both
Crime High
85/100
 High
92/100
Flood Moderate
64/100
 High
86/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

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

Schools in Hillbank

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

Schools in Elizabeth Park

  • Elizabeth Park Primary School Government · Primary below peers
  • St Thomas More School Catholic · Primary below peers

Amenities in the suburb

Hillbank Elizabeth Park
Parks & reserves 3 4
Childcare 2 3
GPs 0 1
Banks & Bank@Post 0 1
Fuel stations 1
same for both
Waterways 1 4

Mobility

Elizabeth Park sits further from the CBD (27.6 km vs 25.5 km).

Hillbank Elizabeth Park
Walkability score 48/100 62/100
Distance to Adelaide 25.5 km 27.6 km
+8% vs other
Drive time (normal traffic) 36 min 35 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 55.5
7-9am + 5-7pm
 118.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 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.

Hillbank Elizabeth Park
Car (driver) 84.8% / 78.7%
Hillbank — Car (driver): 84.8% Elizabeth Park — Car (driver): 78.7%
Car (passenger) 4.4% / 8.6%
Hillbank — Car (passenger): 4.4% Elizabeth Park — Car (passenger): 8.6%
Worked from Home 6.8% / 4.6%
Hillbank — Worked from Home: 6.8% Elizabeth Park — Worked from Home: 4.6%
Bus 3.2% / 6.2%
Hillbank — Bus: 3.2% Elizabeth Park — Bus: 6.2%
Walked Only 0.4% / 1.4%
Hillbank — Walked Only: 0.4% Elizabeth Park — Walked Only: 1.4%
Bicycle 0.4% / —
Hillbank — Bicycle: 0.4% Elizabeth Park — Bicycle: not among its largest

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

Setting

Hillbank Elizabeth Park
Elevation 116 m
above sea level, at the suburb centre
 66 m
above sea level, at the suburb centre
Distance to the ocean 13.3 km 13.9 km

NBN connectivity

Hillbank Elizabeth Park
Connectivity score 87/100 83/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 55%
1,945 premises
 49%
1,922 premises

Climate

Hillbank Elizabeth Park
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)

Hillbank Elizabeth Park
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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Hillbank

Large Blocks Outer

Elizabeth Park

Affordable Family Outer

More comparisons

Other comparisons with Hillbank

Hillbank vs Craigmore Hillbank vs Elizabeth East Hillbank vs Salisbury Heights Hillbank vs Elizabeth Vale Hillbank vs Elizabeth Grove Hillbank vs Salisbury Park

Other comparisons with Elizabeth Park

Elizabeth Park vs Craigmore Elizabeth Park vs Elizabeth Downs Elizabeth Park vs Elizabeth East Elizabeth Park vs Elizabeth North Elizabeth Park vs Elizabeth
Full data on Hillbank Full data on Elizabeth Park
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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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