Elizabeth Downs

An assessment of population growth drivers in Elizabeth Downs reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of November 2025, the population of Elizabeth Downs is estimated at around 5,368 people. This figure reflects an increase of 208 individuals since the 2021 Census, which recorded a population of 5,160. The change is inferred from AreaSearch's estimation of the resident population at 5,320 following examination of the latest ERP data release by the ABS in June 2024, along with an additional 84 validated new addresses since the Census date. This results in a population density ratio of 1,709 persons per square kilometer, higher than the average seen across national locations assessed by AreaSearch. Overseas migration contributed approximately 55% of overall population gains during recent periods, driving growth primarily.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered or years post-2032, the SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data and released in 2023, with adjustments made using a method of weighted aggregation from LGA to SA2 levels. Looking ahead, demographic trends project an above median population growth for national statistical areas. By 2041, the suburb is expected to expand by 1,088 persons, reflecting a gain of approximately 19.6% over the 17-year period based on aggregated SA2-level projections.

AreaSearch analysis of residential development drivers sees Elizabeth Downs recording a relatively average level of approval activity when compared to local markets analysed countrywide

Elizabeth Downs has seen approximately 39 dwelling approvals annually over the past five financial years, totalling about 199 homes. As of FY26, there have been 21 recorded approvals. The average population increase per dwelling built in the area between FY21 and FY25 was around 0.6 people per year. This suggests that new supply is meeting or exceeding demand, providing ample buyer choice and room for population growth beyond current forecasts.

The average expected construction cost of new dwellings in the area is approximately $269,000, which is below regional norms, indicating more affordable housing options. In FY26, there have been $1.7 million worth of commercial development approvals recorded, reflecting the residential nature of Elizabeth Downs. Compared to Greater Adelaide, Elizabeth Downs has significantly lower building activity, with 58.0% fewer approvals per person. This scarcity of new dwellings typically strengthens demand and prices for existing properties.

The area's new building activity primarily consists of detached dwellings (94.0%) and townhouses or apartments (6.0%), maintaining its suburban identity with a focus on family homes suited to buyers seeking space. This pattern differs from the current housing stock, where 78.0% are detached dwellings at Census, indicating ongoing robust demand for family homes despite increasing density pressures. Elizabeth Downs has around 150 people per dwelling approval, demonstrating characteristics of a low-density area. According to AreaSearch's latest quarterly estimate, the area is projected to gain approximately 1,052 residents by 2041. Current construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

Elizabeth Downs has moderate levels of nearby infrastructure activity, ranking in the 43rdth percentile nationally

Four projects identified by AreaSearch are expected to influence the local area's performance: Playford Health and Wellbeing Precinct, Blakes Crossing Master Planned Community, Craigmore Road Roundabout, and Zaytouna Estate Stage Two.

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Employment drivers in Elizabeth Downs are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Elizabeth Downs has a balanced workforce with both white and blue collar jobs, notably in manufacturing and industrial sectors. Its unemployment rate was 17.4% as of June 2025.

This is higher than Greater Adelaide's rate of 4.0%, indicating room for improvement. Workforce participation in Elizabeth Downs is lower at 45.4% compared to Greater Adelaide's 61.7%. Leading employment industries include health care & social assistance, retail trade, and manufacturing. Notably, administrative & support services have high employment levels at 2.2 times the regional average.

Conversely, education & training has limited presence with only 4.1% of residents employed in this sector compared to the regional average of 9.3%. The area appears to offer limited local employment opportunities as indicated by Census data. Between June 2024 and June 2025, employment levels increased by 2.4%, while labour force grew by 1.4%, leading to a slight decrease in unemployment rate by 0.9 percentage points. In contrast, Greater Adelaide saw employment rise by 2.1% with a marginal increase in unemployment. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Elizabeth Downs' employment mix, local employment is estimated to increase by 5.7% over five years and 12.5% over ten years. However, these estimates are simple extrapolations for illustrative purposes and do not account for localised population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

Elizabeth Downs' median income among taxpayers was $43,672 in financial year 2022. The average income stood at $46,984 during the same period. In comparison, Greater Adelaide's median income was $52,592 and the average income was $64,886. Based on Wage Price Index growth of 12.83% since financial year 2022, current estimates for Elizabeth Downs would be approximately $49,275 (median) and $53,012 (average) as of September 2025. According to the 2021 Census, household, family and personal incomes in Elizabeth Downs all fall between the 2nd and 3rd percentiles nationally. The data shows that 34.4% of locals (1,846 people) have incomes in the $800 - $1,499 category, which differs from the surrounding region where the predominant income category is $1,500 - $2,999 at 31.8%. Housing affordability pressures are severe in Elizabeth Downs, with only 80.8% of income remaining, ranking at the 4th percentile nationally.

Elizabeth Downs is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Elizabeth Downs' dwelling structures, as per the latest Census, comprised 77.9% houses and 22.2% other dwellings. In comparison, Adelaide metro had 83.7% houses and 16.2% other dwellings. Home ownership in Elizabeth Downs was 21.5%, similar to Adelaide metro's level. Mortgaged dwellings were at 33.7% and rented ones at 44.8%. The median monthly mortgage repayment was $953, below the Adelaide metro average of $1,300. The median weekly rent in Elizabeth Downs was $250, compared to Adelaide metro's $265. Nationally, Elizabeth Downs' mortgage repayments were significantly lower than the Australian average of $1,863 and rents substantially below the national figure of $375.

Elizabeth Downs features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households make up 64.1% of all households, consisting of 21.3% couples with children, 17.7% couples without children, and 22.9% single parent families. Non-family households account for the remaining 35.9%, with lone person households at 31.5% and group households comprising 4.4% of the total. The median household size is 2.5 people, which is smaller than the Greater Adelaide average of 2.6.

Elizabeth Downs faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 6.3%, significantly lower than the Australian average of 30.4%. This presents both challenges and opportunities for targeted educational initiatives. Bachelor degrees are most common at 4.7%, followed by postgraduate qualifications (0.8%) and graduate diplomas (0.8%). Vocational credentials are prominent, with 38.3% of residents aged 15+ holding them - advanced diplomas (6.5%) and certificates (31.8%).

Educational participation is high at 32.7%, including primary education (14.7%), secondary education (8.6%), and tertiary education (2.9%). Elizabeth Downs Primary School and Taparra Primary School serve 476 students collectively, with varied educational conditions (ICSEA: 916). Both schools focus on primary education, with secondary options available nearby. The area has fewer school places per 100 residents (8.9) compared to the regional average (17.0), indicating some students may attend schools in adjacent areas.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Elizabeth Downs has 42 active public transport stops, all of which are bus stops. These stops are served by 12 different routes that together facilitate 755 weekly passenger trips. The average distance from a resident's location to the nearest transport stop is 193 meters, indicating excellent accessibility.

On average, there are 107 trips per day across all routes, which translates to approximately 17 weekly trips per individual stop.

Health performance in Elizabeth Downs is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Elizabeth Downs faces significant health challenges, with various conditions affecting both younger and older age groups. Approximately 46% (~2,449 people) have private health cover, compared to the national average of 55.3%.

Mental health issues and asthma are the most prevalent conditions, impacting 12.7% and 10.5% of residents respectively. Conversely, 58.1% report no medical ailments, compared to 63.4% in Greater Adelaide. The area has a higher proportion of seniors aged 65 and over at 14.7% (789 people), compared to 13.3% in Greater Adelaide. Health outcomes among seniors generally align with the broader population's health profile.

The level of cultural diversity witnessed in Elizabeth Downs was found to be above average when compared nationally for a number of language and cultural background related metrics

Elizabeth Downs has a cultural diversity index above the average, with 21.9% of its population born overseas and 12.9% speaking a language other than English at home. Christianity is the predominant religion in Elizabeth Downs, accounting for 33.7% of the population. Islam, however, is slightly overrepresented compared to Greater Adelaide, comprising 3.9% versus 4.0%.

The top three ancestry groups are English (33.1%), Australian (28.2%), and Other (9.8%). Notably, Australian Aboriginal representation is higher in Elizabeth Downs at 4.5%, compared to the regional average of 3.0%. German ancestry also matches the regional level at 4.4%, while Russian ancestry remains low at 0.3% across both areas.

Elizabeth Downs hosts a young demographic, positioning it in the bottom quartile nationwide

Elizabeth Downs has a median age of 34, which is lower than Greater Adelaide's average of 39 and Australia's median of 38. Compared to Greater Adelaide, Elizabeth Downs has a higher proportion of residents aged 5-14 (15.6%) but fewer residents aged 75-84 (4.4%). Between the 2021 Census and now, the proportion of residents aged 15-24 has increased from 13.4% to 14.8%, while the proportion of those aged 45-54 has decreased from 11.4% to 10.3%. By 2041, demographic modeling suggests Elizabeth Downs' age profile will change significantly. The 45-54 cohort is projected to grow by 34%, adding 190 residents to reach a total of 743 in this age group.