Elizabeth Grove vs Elizabeth South.
Comparing two suburbs with median house prices of $690,000 and $680,000. Elizabeth South edges out on more headline metrics in this comparison.
Elizabeth South (median $680,000) is roughly 1% cheaper to buy into than Elizabeth Grove ($690,000). Over the past year, Elizabeth South (+25.1%) ran 16.8 percentage points ahead of Elizabeth Grove (+8.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Elizabeth South (920) sits above Elizabeth Grove (917).
For buyers
Elizabeth South is the lower entry point at $680,000 median, 1% 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 Grove delivers the better gross yield (3.69% vs 3.59%), but Elizabeth South 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 South edges out on average school ICSEA (920 vs 917).
Common questions
Is Elizabeth Grove or Elizabeth South cheaper to buy in?
Elizabeth South has the lower median house price at $680,000, roughly 1% below Elizabeth Grove ($690,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Elizabeth Grove or Elizabeth South?
Over the past 12 months, Elizabeth South grew +25.1% vs +8.3% in Elizabeth Grove, a gap of 16.8 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 Grove or Elizabeth South have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth South scores 920 vs 917 in Elizabeth Grove. 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 suburb has higher rental yield, Elizabeth Grove or Elizabeth South?
Gross rental yield on houses is 3.69% in Elizabeth Grove vs 3.59% in Elizabeth South. 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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