SA5112· Pop. 20,445Salisbury

ELIZABETH VALE

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$680,000

SA Gov · 2026

Rent yield

3.7%

computed from govt data

Annual growth

-0.7%

annualised from govt data

Vacancy rate

1.1%

modelled estimate

AI insights for ELIZABETH VALE

Investment analysis, risks & comparisons

PREMIUM

ELIZABETH VALE shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from SA Gov · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$480/wk

SA Housing Trust · Q1 2026

Demand change

+7.5%

annual shift

Yield × growth index

1.5

combined signal

Net yield (est.)

2.40%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+13.4%

est. compound, long-run avg

10-yr growth (CAGR)

+11.0%

est. compound, long-run avg

Rental demand

64 / 100

Strong demand

Supply pipeline

Est.

3.7%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

2020

$245k

2021

$363k

2022

$424k

2023

$498k

2024

$640k

2025

$685k

2026

$680k

Source: SA Gov · 2026 · all sources

Market overview

ELIZABETH VALE is a metropolitan SA suburb with moderate capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro SA suburb with strong infrastructure and transport
Rental yield 3.7% with stable tenant demand
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$992/wk

$84k taxable p.a.

Renters

43.0%

53.1% owner-occupier

Median age

37.0 yrs

Unemployment

2.1%

Population growth

+2.7% p.a.

Investor-owned

6.0%

of all dwellings (ATO)

Houses

57%

36% apartments

Degree qualified

26.4%

bachelor's or higher (ABS)

Work from home

19.0%

of employed residents (ABS Census)

Median lot size

490 m²

Standard block

Household size

2.2 persons

avg per dwelling (ABS Census)

Short-term rental

4.3%

Some Airbnb activity

Market activity

Distance to CBD

23.3 km

Outer suburbs

Days on market

24 days

Fast-moving market

Auction clearance

67.5%

Strong demand

Walkability

65 / 100

Very walkable

Coastal proximity

30.7 km

Inland

NBN technology

FTTP

Fastest — full fibre to premises

Population density

1,169/km²

Suburban

Schools in postcode 5112

🏫5 Primary🎓2 Secondary📚3 Combined⭐2 Special

ACARA 2025

🏫Primary (5)

St Mary Magdalene's School

Catholic · Yrs R-6

ICSEA 958

Elizabeth Grove Primary School

Government · Yrs R-6

ICSEA 902

Elizabeth Vale Primary School

Government · Yrs U, R-6

ICSEA 889

Elizabeth East Primary School

Government · Yrs U, R-6

ICSEA 875

Elizabeth South Primary School

Government · Yrs U, R-6

ICSEA 860

🎓Secondary (2)

Northern Adelaide Senior College

Government · Yrs U, 11-12

ICSEA 978

Playford International College

Government · Yrs U, 7-12

ICSEA 881

📚Combined (3)

Pinnacle College

Independent · Yrs R-12

ICSEA 1049

Playford College

Independent · Yrs R-12

ICSEA 940

Kaurna Plains School

Government · Yrs U, R-12

ICSEA 699

⭐Special (2)

Indie School Elizabeth

Independent · Yrs 9-12

ICSEA 946

Edmund Rice Flexi School

Catholic · Yrs 7-12

ICSEA 908

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

High crime

0/ 100

3.0 offences / 100 persons

Source: SA Police · 2024-25

School quality

Below average

907ICSEA · national avg 1000

12 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

50/ 100

🚆 2 train🚌 26 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in ELIZABETH VALE

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