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 per ABS population updates and AreaSearch validations, the population of Elizabeth Downs was estimated at 5,557 as of May 2026. This figure reflects a growth of 397 people since the 2021 Census, which recorded a population of 5,160. The increase is inferred from AreaSearch's estimate of 5,503 residents following examination of ABS' latest ERP data release in June 2025 and an additional 86 validated new addresses since the Census date. This results in a population density ratio of 1,769 persons per square kilometer, higher than the average seen across national locations assessed by AreaSearch. Elizabeth Downs' growth rate of 7.7% since the 2021 census exceeded the state's average of 7.5%. Overseas migration contributed approximately 55% of overall population gains during recent periods in the suburb.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, SA State Government's Regional/LGA projections are adopted with adjustments made using weighted aggregation methods. Future population trends forecast a significant increase in the top quartile of national statistical areas, with Elizabeth Downs expected to expand by 1,123 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 19.2% over the 16-year period.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Elizabeth Downs has averaged around 41 new dwelling approvals per year. Over the past 5 financial years, between FY-21 and FY-25, an estimated 205 homes were approved, with a further 44 approved so far in FY-26. On average, 0.6 new residents arrive per new home over these years.

This indicates that new construction is matching or outpacing demand, offering buyers more options and enabling population growth. The average construction value of new properties is $269,000. In FY-26, $553,000 in commercial approvals have been registered, demonstrating the area's residential nature. Compared to Greater Adelaide, Elizabeth Downs has significantly less development activity, 56.0% below the regional average per person.

This scarcity typically strengthens demand and prices for existing properties. New building activity shows 94.0% detached dwellings and 6.0% attached dwellings, sustaining the area's suburban identity with a concentration of family homes suited to buyers seeking space. The proportion of detached housing in new construction (94.0%) is higher than current patterns suggest (78.0% at Census), indicating robust demand for family homes despite increasing density pressures. With around 165 people per dwelling approval, Elizabeth Downs shows characteristics of a growth area. Population forecasts indicate that Elizabeth Downs will gain 1,069 residents through to 2041, according to the latest AreaSearch quarterly estimate. Present construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

Elizabeth Downs has emerging levels of nearby infrastructure activity, ranking in the 35thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified four projects that may impact this region. Key projects are the Playford Health and Wellbeing Precinct, Playford Alive, Blakes Crossing Master Planned Community, and Craigmore Road Roundabout. The following details those likely to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

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Employment conditions in Elizabeth Downs face significant challenges, ranking among the bottom 10% of areas assessed nationally

Elizabeth Downs has a balanced workforce spanning white and blue collar employment, with manufacturing and industrial sectors strongly represented. The unemployment rate was 18.3% in the past year, with an estimated employment growth of 2.7%. As of December 2025, 1,760 residents are employed while the unemployment rate is 14.4% above Greater Adelaide's rate of 3.8%, indicating room for improvement.

Workforce participation lags significantly at 49.9% compared to Greater Adelaide's 66.0%. Only 4.7% of residents work from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in health care & social assistance, retail trade, and manufacturing, with a particular specialization in administrative & support services at 2.2 times the regional level. Education & training has limited presence with 4.1% employment compared to 9.3% regionally.

Over the 12 months to December 2025, employment increased by 2.7% while labour force increased by 1.9%, causing the unemployment rate to fall by 0.6 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, with local employment projected to increase by 5.7% over five years and 12.5% over ten years based on a simple weighting extrapolation.

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

AreaSearch's latest postcode level ATO data for financial year 2023 shows Elizabeth Downs' median income among taxpayers is $43,672. The average income in the suburb is $46,984. Both figures are lower than national averages. Greater Adelaide has a median income of $54,808 and an average of $66,852. Based on Wage Price Index growth of 10.17% since financial year 2023, estimated incomes for March 2026 would be approximately $48,113 (median) and $51,762 (average). Census data indicates household, family, and personal incomes in Elizabeth Downs fall between the 2nd and 3rd percentiles nationally. The earnings profile shows that 34.4% of residents (1,911 people) earn between $800 - 1,499. This differs from regional levels where the $1,500 - 2,999 category is predominant at 31.8%. Housing affordability pressures are severe in Elizabeth Downs, with only 80.8% of income remaining after housing costs, ranking at the 4th percentile nationally.

Elizabeth Downs is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Elizabeth Downs' dwelling structure, as per the latest Census, consisted of 77.9% houses and 22.2% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Adelaide metro had 75.2% houses and 24.9% other dwellings. Home ownership in Elizabeth Downs was at 21.5%, with the remaining dwellings either mortgaged (33.7%) or rented (44.8%). The median monthly mortgage repayment was $953, below Adelaide metro's average of $1,562. The median weekly rent figure was recorded at $250, compared to Adelaide metro's $320. Nationally, Elizabeth Downs' mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Elizabeth Downs features high concentrations of lone person households and group households, with a fairly typical median household size

Family households constitute 64.1% of all households, including 21.3% couples with children, 17.7% couples without children, and 22.9% single parent families. Non-family households comprise the remaining 35.9%, with lone person households at 31.5% and group households making up 4.4%. The median household size is 2.5 people, which matches the Greater Adelaide average.

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%. Bachelor degrees are the most prevalent 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, including advanced diplomas (6.5%) and certificates (31.8%). Educational participation is high, with 32.7% currently enrolled in formal education, including 14.7% in primary, 8.6% in secondary, and 2.9% in tertiary education.

Educational participation is notably high, with 32.7% of residents currently enrolled in formal education. This includes 14.7% in primary education, 8.6% in secondary education, and 2.9% pursuing tertiary education.

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

Elizabeth Downs has 42 operational public transport stops, all of which are bus stops. These stops are served by 12 different routes that collectively facilitate 755 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically residing 193 meters from the nearest stop. The majority of residents commute outward daily. In this primarily residential area, car remains the dominant mode of transportation at 90%, while bus accounts for 7%. On average, there is one vehicle per dwelling, which is below the regional average.

According to the 2021 Census, only 4.7% of residents work from home, a figure that may reflect COVID-19 conditions. The service frequency averages 107 trips per day across all routes, equating 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, as indicated by AreaSearch's assessment. Mortality rates and chronic condition prevalence are high across various health conditions that affect both younger and older age groups. Private health cover is extremely low, with approximately 46% of the total population (~2535 people) having it, compared to 52.7% in Greater Adelaide and a national average of 55.7%.

The most prevalent medical conditions are mental health issues (12.7%) and asthma (10.5%), while 58.1% of residents report no medical ailments, compared to 67.9% in Greater Adelaide. Working-age individuals face notable health challenges due to elevated chronic condition rates. The area has 14.9% of residents aged 65 and over (827 people), lower than the 19.2% in Greater Adelaide. Health outcomes among seniors present some challenges, with national rankings generally aligning with those of the general population.

In terms of cultural diversity, Elizabeth Downs records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Elizabeth Downs had a cultural diversity index above average, with 21.9% of its population born overseas and 12.9% speaking a language other than English at home. Christianity was the dominant religion in Elizabeth Downs as of 2016, comprising 33.7% of people. Islam's representation stood at 3.9%, higher than Greater Adelaide's average of 3.0%.

In terms of ancestry, English (33.1%) and Australian (28.2%) were the most represented groups in Elizabeth Downs as of 2016 census data, both substantially higher than regional averages of 27.8% and 22.8%, respectively. Other groups had notable differences: Australian Aboriginal was overrepresented at 4.5% compared to 1.2% regionally, German was slightly lower at 4.4% versus 5.1%, and Russian remained the same at 0.3%.

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

Elizabeth Downs has a median age of 34 years, 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 years (15.2%) but fewer residents aged 75-84 years (4.7%). Between the 2021 Census and now, the population aged 15-24 years has increased from 13.4% to 15.0%, while the population aged 45-54 years has decreased from 11.4% to 10.3%. By 2041, demographic modeling suggests significant changes in Elizabeth Downs' age profile. The 45-54 cohort is projected to grow by 33%, adding 186 residents and reaching a total of 759. Meanwhile, the 0-4 cohort is expected to grow by 10%, with an increase of 37 people.