Elizabeth Grove vs Elizabeth Vale.
Comparing two suburbs with median house prices of $690,000 and $698,000. Elizabeth Grove edges out on more headline metrics in this comparison.
Elizabeth Grove (median $690,000) is roughly 1% cheaper to buy into than Elizabeth Vale ($698,000). Over the past year, Elizabeth Grove (+8.3%) ran 2.5 percentage points ahead of Elizabeth Vale (+5.8%) on house-price growth.
On school quality, the average ICSEA across schools serving Elizabeth Vale (923) sits above Elizabeth Grove (917).
For buyers
Elizabeth Grove is the lower entry point at $690,000 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 Vale delivers the better gross yield (3.72% vs 3.69%), 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 Vale edges out on average school ICSEA (923 vs 917).
Common questions
Is Elizabeth Grove or Elizabeth Vale cheaper to buy in?
Elizabeth Grove has the lower median house price at $690,000, roughly 1% below Elizabeth Vale ($698,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Elizabeth Grove or Elizabeth Vale?
Over the past 12 months, Elizabeth Grove grew +8.3% vs +5.8% in Elizabeth Vale, a gap of 2.5 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 Vale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth Vale scores 923 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 Vale?
Gross rental yield on houses is 3.72% in Elizabeth Vale vs 3.69% 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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