Elizabeth vs Elizabeth East.
Comparing two suburbs with median house prices of $697,500 and $682,500.
Elizabeth East (median $682,500) is roughly 2% cheaper to buy into than Elizabeth ($697,500). Over the past year, Elizabeth (+15.3%) ran 6.5 percentage points ahead of Elizabeth East (+8.8%) on house-price growth.
Elizabeth scores higher on walkability (42/100 vs 2/100 ), 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 $682,500 median, 2% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Elizabeth carries both higher gross yield (4.32% vs 3.96%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Elizabeth East edges out on average school ICSEA (915 vs 912).
Common questions
Is Elizabeth or Elizabeth East cheaper to buy in?
Elizabeth East has the lower median house price at $682,500, roughly 2% below Elizabeth ($697,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Elizabeth or Elizabeth East?
Over the past 12 months, Elizabeth grew +15.3% vs +8.8% in Elizabeth East, a gap of 6.5 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 or Elizabeth East 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 or Elizabeth East?
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 or Elizabeth East?
Gross rental yield on houses is 4.32% in Elizabeth vs 3.96% in Elizabeth East. 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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