Hillbank vs Elizabeth Vale.
Comparing two suburbs with median house prices of $815,000 and $698,000. Elizabeth Vale edges out on more headline metrics in this comparison.
Elizabeth Vale (median $698,000) is roughly 17% cheaper to buy into than Hillbank ($815,000). Over the past year, Hillbank (+14.5%) ran 8.7 percentage points ahead of Elizabeth Vale (+5.8%) on house-price growth.
On school quality, the average ICSEA across schools serving Elizabeth Vale (923) sits above Hillbank (921). Hillbank skews owner-occupied (86%), Elizabeth Vale runs more rental-dense (44% owner).
For buyers
Elizabeth Vale is the lower entry point at $698,000 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: Elizabeth Vale delivers the better gross yield (3.72% vs 3.70%), but Hillbank 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 Vale edges out on average school ICSEA (923 vs 921). Hillbank also has a higher family-household share (80% vs 57%), so the catchment community skews family-heavy.
Common questions
Is Hillbank or Elizabeth Vale cheaper to buy in?
Elizabeth Vale has the lower median house price at $698,000, 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, Hillbank or Elizabeth Vale?
Over the past 12 months, Hillbank grew +14.5% vs +5.8% in Elizabeth Vale, a gap of 8.7 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 Vale have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Elizabeth Vale scores 923 vs 921 in Hillbank. 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 Vale?
Gross rental yield on houses is 3.72% in Elizabeth Vale vs 3.70% in Hillbank. 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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