Elizabeth East vs Elizabeth.
Comparing two suburbs with median house prices of $700,000 and $817,500.
Elizabeth East (median $700,000) is roughly 14% cheaper to buy into than Elizabeth ($817,500). Over the past year, Elizabeth (+24.8%) ran 12.1 percentage points ahead of Elizabeth East (+12.7%) on house-price growth.
Elizabeth scores higher on walkability (2/100 vs 42/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Elizabeth East (915) sits above Elizabeth (912).
For buyers
Elizabeth East is the lower entry point at $700,000 median, 14% 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 (3.71% vs 3.50%), but Elizabeth 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 East edges out on average school ICSEA (915 vs 912).
Common questions
Is Elizabeth East or Elizabeth cheaper to buy in?
Elizabeth East has the lower median house price at $700,000, roughly 14% below Elizabeth ($817,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Elizabeth East or Elizabeth?
Over the past 12 months, Elizabeth grew +24.8% vs +12.7% in Elizabeth East, a gap of 12.1 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 have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth East scores 915 vs 912 in Elizabeth. 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?
Elizabeth scores 42/100 on walkability vs 2/100. 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?
Gross rental yield on houses is 3.71% in Elizabeth East vs 3.50% in Elizabeth. 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).
Compare Elizabeth East against another suburb