Elizabeth East vs Elizabeth Grove.
Comparing two suburbs with median house prices of $682,500 and $700,000.
Elizabeth East (median $682,500) is roughly 3% cheaper to buy into than Elizabeth Grove ($700,000). Over the past year, Elizabeth Grove (+15.2%) ran 6.4 percentage points ahead of Elizabeth East (+8.8%) on house-price growth.
Elizabeth East scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Elizabeth Grove (917) sits above Elizabeth East (915). Elizabeth East skews owner-occupied (51%), Elizabeth Grove runs more rental-dense (38% owner).
For buyers
Elizabeth East is the lower entry point at $682,500 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Elizabeth East delivers the better gross yield (3.96% vs 3.71%), but Elizabeth Grove has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Elizabeth Grove edges out on average school ICSEA (917 vs 915).
Common questions
Is Elizabeth East or Elizabeth Grove cheaper to buy in?
Elizabeth East has the lower median house price at $682,500, roughly 3% below Elizabeth Grove ($700,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Elizabeth East or Elizabeth Grove?
Over the past 12 months, Elizabeth Grove grew +15.2% vs +8.8% in Elizabeth East, a gap of 6.4 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Elizabeth East or Elizabeth Grove have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth Grove scores 917 vs 915 in Elizabeth East. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Elizabeth East or Elizabeth Grove?
Elizabeth East scores 2/100 on walkability vs 0/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Elizabeth East or Elizabeth Grove?
Gross rental yield on houses is 3.96% in Elizabeth East vs 3.71% in Elizabeth Grove. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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