Elizabeth Downs SA 5113
Elizabeth Downs sits 30 km from Adelaide CBD in South Australia, around 37 minutes by car. Census data records 5,160 residents with a median age of 34 and a median household income of $50,440 per year. By household income, education, and employment patterns, it ranks in the bottom 20% nationally. The suburb grew 1.8% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $250 per week and a median monthly mortgage of $953. Elizabeth Downs is characterised by high crime risk and high flood risk. 2 schools sit within the suburb boundary, and walkability is moderate.
Is Elizabeth Downs a good suburb?
Elizabeth Downs scores a D (16/100) on SuburbScan's Liveability grade — weaker on safety and community.
Mixed results
2 schools
Somewhat walkable
Walkability 46/100 · 29.7 km · 37 min drive to Adelaide
Around the state median
Median $600K · Cheaper than 97% of SA
High crime risk
Fire 0/100 · Crime 88/100 · Flood 84/100
Highly disadvantaged
SEIFA decile 1/10 · median age 34 · 5,160 residents
Liveability Rating
16 / 100 · Ranked #518 in SAEach bar is Elizabeth Downs's rank among SA suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
How do you rate the liveability in Elizabeth Downs?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
16 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataElizabeth Downs's house market is moving higher: the median sale price reached $600,000, roughly 10% above where it sat a year earlier.
Houses
$600,000
15% below its 5 neighbours (median $703,000)
Based on 195 recorded sales in the last 24 months.
Typically sold in 25 days — median across 97 sales that recorded a listing period
By bedrooms
- 2 bed 11 sales $460K
- 3 bed 158 sales $600K
- 4 bed 24 sales $678K
Units
$457,000
Based on only 3 sales — small sample, take as indicative.
Currently for Sale
Last 6 monthsHouses in Elizabeth Downs are currently listed at around $634,000 on average. Based on 52 houses listed in the past six months.
$634K
52 houses listed in the last 6 months.
52 of the suburb's 1,916 dwellings (2.7%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Elizabeth Downs rent for around $530 a week on average, based on 65 houses listed for rent in the past six months.
$530/wk
9% below its 5 neighbours (median $580/wk)
65 houses advertised for rent in the last 6 months.
65 rentals advertised against an estimated 858 rented homes (7.6%) in the last 6 months.
Rent agreed on new leases
Apr–Jun 2026- 3-bed houses
- $510/wk
- 95 bonds
- +74% since 2021
Median weekly rent on bonds lodged for new tenancies. Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 2025123 Acceptable · the average rental household in this region would pay about 24% of its income on the median rent in postcode 5113.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$530/week ($28,000 a year) on a $634,000 median
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Is Elizabeth Downs safe? Crime statistics
2026Crime in Elizabeth Downs sits in the high band, with 518 incidents recorded in 2026 — down roughly 24% on the prior year.
518 offences
24.0% since 2025Crime Trend
Serious Road Crashes
2021–202517 crashes
where someone was killed or admitted to hospital, 2 of them fatal
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. This state’s crash data does not name the road.
Schools
Two schools serve Elizabeth Downs, and the cohort is trailing peer-suburb performance.
- • 551 students across 2 schools (avg 276)
- • ICSEA 904-926, median 915 (below the national baseline of 1000)
- • Largest: Elizabeth Downs Primary School (420 students)
Primary
Walkability
Elizabeth Downs is car-dependent on foot — at 46/100, most errands require a car.
Public transport
Weekday and weekend service frequency across every stop inside Elizabeth Downs.
- Peak (7-9am + 5-7pm)
- 131.0 arrivals/hr
- Off-peak weekday
- 99.3 arrivals/hr
- Saturday
- 53.9 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 18.7 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Elizabeth Downs.
- Full-fibre (FTTP) share
- 51%
- Premises covered
- 2,342
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Playford: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 12 small areas inside this suburb and averages them into the single decile above. Every one of them ranks in that same decile, so the average describes the whole suburb.
Elizabeth Downs is home to about 5,200 residents, with a median age of 34, broadly in line with the national figure. Median household income runs at $50,000 a year, with unemployment at 17.0%.
2021 Census · change since 2016
Population
5,160
Median Age
34
Median Household Income
$50,440/yr
Census Median Rent
$250/wk
Census Median Mortgage
$953/mo
Avg Household Size
2.5
Median Personal Income
$25,688/yr
Unemployment Rate
17.0%
Unoccupied Dwellings
8.4%
Total Dwellings
1,916
Owner-Occupier Rate
55.2%
Houses
77.8%
Rental Stress
25.8%
Mortgage Stress
22.7%
Work From Home
4.8%
Dwelling Types
Property Ownership
185 rented from a state or territory housing authority and 19 from a community housing provider, as a share of the 838 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 70.9%
- English Spoken at Home
- 79.8%
- Employment Rate
- 37.7%
- Completed Year 12
- 24.4%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
92 residents (1.8%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 4,801 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
8% of employed residents work in a capital's city centre (127 of 1,513).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 331 people work here; 1,513 employed residents live here.
Mostly a place people commute from: 0.2 jobs per working resident. At least 78% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,101 a year through Playford based on 2024 figures.
How this land is zoned
- Residential 82%
- Parks and recreation 17%
- Zones under 1% 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 — the property page shows the zone for one address.
Building Approvals: Playford
In the year to August 2026, 2,475 new dwellings were approved across Playford. That mix is 2,182 houses and 293 units. Approvals are up 65.0% on the same period a year earlier.
Air Quality
MODERATEPM2.5 averaged 5.5 µg/m³ in 2025 — below Australia's NEPM annual standard (8 µg/m³), slightly above the stricter WHO guideline (5 µg/m³). 1 day exceeded the daily threshold of 25 µg/m³.
PM10 averaged 18.7 µg/m³ · NO₂ averaged 0.31 pphm. Days over the limit in 2025: PM10 5 · NO₂ 0 · ozone 0.
From the Elizabeth monitoring station, 2.9 km away.
Climate & Setting
from Edinburgh RAAF, 6.7 kmDry climate — hot summers, mild winters.
- Elevation
- 76 m
- above sea level, at the suburb centre
- Distance to the ocean
- 15.2 km
- Near high-voltage lines
- 0.5% of addresses
- 12 within 100 m of an overhead line of 110 kV or more
- Annual rainfall
- 404 mm
- 67 rainy days
- Summer max (Jan)
- 30.0°C
- 28 days ≥ 35°C
- Winter min (Jul)
- 6.6°C
- 1 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
5 facilities within 5 km- 2.9 kmPolymer Foam Product ManufacturingTop reported: Total Volatile Organic Compounds · Oxides of Nitrogen · Carbon monoxide
- 3.1 kmPolymer Foam Product ManufacturingTop reported: Toluene-2,4-diisocyanate
- 4.2 kmWaste Treatment and Disposal ServicesTop reported: Oxides of Nitrogen · Carbon monoxide · Total Volatile Organic Compounds
- 4.3 kmOther Electricity GenerationTop reported: Oxides of Nitrogen · Carbon monoxide · Particulate Matter ≤2.5 µm (PM2.5)
- 4.7 kmOther Non-Metallic Mineral Mining and QuarryingTop reported: Particulate Matter ≤10.0 µm (PM10) · Oxides of Nitrogen · Carbon monoxide
EV adoption
In postcode 5113, 34 of 12,630 registered light vehicles are battery-electric on 31 January 2025. A further 1.7% (219 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 2.0%.
Rooftop solar
In postcode 5113, 3,870 rooftop-solar systems totalling 23.6 MW have been installed since 2001, against 7,906 dwellings recorded in the 2021 Census. 199 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$15,000 for new homes.
No purchase-price cap. Stamp duty is fully exempted for eligible first-home buyers as a separate concession.
Mortgage repayments
Conveyance duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueSA
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-26 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Matt Burnell Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Matt Burnell | 65.3% | 34.7% | +2.4 |
| 2022 | Matt Burnell | 62.9% | 37.1% | +1.2 |
| 2019 | Nick Champion | 64.1% | 35.9% | +3.0 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Ella Shaw Australian Labor Party
Next state election: 16 March 2030.
| Year | Winner | Won with |
|---|---|---|
| 2026 | Ella Shaw ALP | 54.5% |
| 2022 | Lee Odenwalder ALP | 70.5% |
Results are per district. Districts were last redrawn in 2024, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Electoral Commission of South Australia.
Looking at a specific address in Elizabeth Downs?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 5,160 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
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Checking the whole city?
Suburbs to avoid in Adelaide There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Adelaide suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
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Common questions about Elizabeth Downs
Is Elizabeth Downs a safe place to live?
Recorded crime in Elizabeth Downs is high (88/100, ranked against other SA suburbs on offences per resident). Offences against shops, venues and visitors are divided by the people who live here, so suburbs with large daytime or visitor populations rank higher than living there may feel.
What natural hazards affect Elizabeth Downs?
Elizabeth Downs has no recorded bushfire history. Flood overlays cover a high share of it (84/100). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Elizabeth Downs a good place to live?
Elizabeth Downs has a SuburbScan Liveability grade of D (16/100), ranked against other SA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Elizabeth Downs?
Elizabeth Downs, SA had a population of 5,160 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Elizabeth Downs, SA?
The postcode for Elizabeth Downs, SA is 5113.
How far is Elizabeth Downs from Adelaide?
Elizabeth Downs is 30 km from Adelaide CBD by road, about 37 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Elizabeth Downs?
At the 2021 ABS Census, median household income in Elizabeth Downs was $50,440 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Elizabeth Downs?
The median advertised rent in Elizabeth Downs is $530 a week for houses (65 listings), from rental listings over the last six months.
What is the median age in Elizabeth Downs?
The median age of residents in Elizabeth Downs was 34 at the 2021 ABS Census.
How are the schools in Elizabeth Downs?
There are 2 schools inside the Elizabeth Downs boundary: 2 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Elizabeth Downs walkable?
Elizabeth Downs scores 46/100 on the SuburbScan Walkability Score, making it car-dependent. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the air quality in Elizabeth Downs?
The nearest government air-quality monitoring station to Elizabeth Downs (Elizabeth) recorded a 2025 annual mean PM2.5 of 5.5 µg/m³ and PM10 of 18.7 µg/m³. That puts Elizabeth Downs below the Australian NEPM annual standard of 8 µg/m³ but above the stricter WHO guideline of 5 µg/m³.
What is the weather like in Elizabeth Downs?
At the nearest Bureau of Meteorology station to Elizabeth Downs, Edinburgh RAAF (6.7 km away), summer days average 30°C, winter nights 6.6°C, 404 mm of rain a year over 67 rainy days, and 28 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Elizabeth Downs?
First-home buyers in SA may be eligible for $15,000 towards new homes. The grant is administered by RevenueSA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Elizabeth Downs belong to?
Elizabeth Downs sits within the Playford local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Elizabeth Downs?
The average residential rates bill through Playford is $2,101 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Elizabeth Downs?
Across Playford, 2,475 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 65.0% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Elizabeth Downs in?
Elizabeth Downs sits within the federal Division of Spence, currently held by Matt Burnell (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2026
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2026
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.