Hillbank vs Elizabeth Grove.
Comparing two suburbs with median house prices of $815,000 and $690,000. Hillbank edges out on more headline metrics in this comparison.
Elizabeth Grove (median $690,000) is roughly 18% cheaper to buy into than Hillbank ($815,000). Over the past year, Hillbank (+14.5%) ran 6.2 percentage points ahead of Elizabeth Grove (+8.3%) on house-price growth.
On school quality, the average ICSEA across schools serving Hillbank (921) sits above Elizabeth Grove (917). Hillbank skews owner-occupied (86%), Elizabeth Grove runs more rental-dense (38% owner).
For buyers
Elizabeth Grove is the lower entry point at $690,000 median, 18% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Hillbank carries both higher gross yield (3.70% vs 3.69%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Hillbank edges out on average school ICSEA (921 vs 917). Hillbank also has a higher family-household share (80% vs 57%), so the catchment community skews family-heavy.
Common questions
Is Hillbank or Elizabeth Grove cheaper to buy in?
Elizabeth Grove has the lower median house price at $690,000, roughly 18% below Hillbank ($815,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Hillbank or Elizabeth Grove?
Over the past 12 months, Hillbank grew +14.5% vs +8.3% in Elizabeth Grove, a gap of 6.2 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 Hillbank or Elizabeth Grove have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Hillbank scores 921 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, Hillbank or Elizabeth Grove?
Gross rental yield on houses is 3.70% in Hillbank 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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