Elizabeth South vs Hillbank.
Comparing two suburbs with median house prices of $680,000 and $815,000. Elizabeth South edges out on more headline metrics in this comparison.
Elizabeth South (median $680,000) is roughly 17% cheaper to buy into than Hillbank ($815,000). Over the past year, Elizabeth South (+25.1%) ran 10.6 percentage points ahead of Hillbank (+14.5%) on house-price growth.
On school quality, the average ICSEA across schools serving Hillbank (921) sits above Elizabeth South (920). Hillbank skews owner-occupied (86%), Elizabeth South runs more rental-dense (33% owner).
For buyers
Elizabeth South is the lower entry point at $680,000 median, 17% 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: Hillbank delivers the better gross yield (3.70% 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
Hillbank edges out on average school ICSEA (921 vs 920). Hillbank also has a higher family-household share (80% vs 56%), so the catchment community skews family-heavy.
Common questions
Is Elizabeth South or Hillbank cheaper to buy in?
Elizabeth South has the lower median house price at $680,000, roughly 17% below Hillbank ($815,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Elizabeth South or Hillbank?
Over the past 12 months, Elizabeth South grew +25.1% vs +14.5% in Hillbank, a gap of 10.6 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 South or Hillbank have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hillbank scores 921 vs 920 in Elizabeth South. 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 South or Hillbank?
Gross rental yield on houses is 3.70% in Hillbank 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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