Kemps Creek vs Elizabeth Hills.
Comparing two suburbs with median house prices of $4,500,000 and $1,330,000.
Elizabeth Hills (median $1,330,000) is roughly 238% cheaper to buy into than Kemps Creek ($4,500,000). Over the past year, Elizabeth Hills (+1.5%) ran 1.5 percentage points ahead of Kemps Creek (0%) on house-price growth.
Kemps Creek scores higher on walkability (2/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Kemps Creek (1020) sits above Elizabeth Hills (986). Elizabeth Hills skews owner-occupied (82%), Kemps Creek runs more rental-dense (63% owner).
For buyers
Elizabeth Hills is the lower entry point at $1,330,000 median, 238% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Elizabeth Hills carries both higher gross yield (3.19% vs 0.78%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Kemps Creek edges out on average school ICSEA (1020 vs 986). Elizabeth Hills also has a higher family-household share (93% vs 80%), so the catchment community skews family-heavy.
Common questions
Is Kemps Creek or Elizabeth Hills cheaper to buy in?
Elizabeth Hills has the lower median house price at $1,330,000, roughly 238% below Kemps Creek ($4,500,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Kemps Creek or Elizabeth Hills?
Over the past 12 months, Elizabeth Hills grew +1.5% vs 0% in Kemps Creek, a gap of 1.5 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 Kemps Creek or Elizabeth Hills have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Kemps Creek scores 1020 vs 986 in Elizabeth Hills. 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, Kemps Creek or Elizabeth Hills?
Kemps Creek scores 2/100 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, Kemps Creek or Elizabeth Hills?
Gross rental yield on houses is 3.19% in Elizabeth Hills vs 0.78% in Kemps Creek. 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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