Elizabeth vs Elizabeth South.
Comparing two suburbs with median house prices of $697,500 and $650,000.
Elizabeth South (median $650,000) is roughly 7% cheaper to buy into than Elizabeth ($697,500). Over the past year, Elizabeth (+15.3%) ran 10.0 percentage points ahead of Elizabeth South (+5.3%) 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 South (920) sits above Elizabeth (912). Elizabeth skews owner-occupied (43%), Elizabeth South runs more rental-dense (33% owner).
For buyers
Elizabeth South is the lower entry point at $650,000 median, 7% 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 3.84%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Elizabeth South edges out on average school ICSEA (920 vs 912).
Common questions
Is Elizabeth or Elizabeth South cheaper to buy in?
Elizabeth South has the lower median house price at $650,000, roughly 7% 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 South?
Over the past 12 months, Elizabeth grew +15.3% vs +5.3% in Elizabeth South, a gap of 10.0 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 South have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth South scores 920 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 South?
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 South?
Gross rental yield on houses is 4.32% in Elizabeth vs 3.84% 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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