Elizabeth vs Elizabeth North.
Comparing two suburbs with median house prices of $817,500 and $667,500.
Elizabeth North (median $667,500) is roughly 22% cheaper to buy into than Elizabeth ($817,500). Over the past year, Elizabeth (+24.8%) ran 2.3 percentage points ahead of Elizabeth North (+22.5%) on house-price growth.
Elizabeth scores higher on walkability (42/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Elizabeth North (934) sits above Elizabeth (912).
For buyers
Elizabeth North is the lower entry point at $667,500 median, 22% 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 North delivers the better gross yield (3.51% 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 North edges out on average school ICSEA (934 vs 912).
Common questions
Is Elizabeth or Elizabeth North cheaper to buy in?
Elizabeth North has the lower median house price at $667,500, roughly 22% 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 or Elizabeth North?
Over the past 12 months, Elizabeth grew +24.8% vs +22.5% in Elizabeth North, a gap of 2.3 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 North have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth North scores 934 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 North?
Elizabeth scores 42/100 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 or Elizabeth North?
Gross rental yield on houses is 3.51% in Elizabeth North 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).
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