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 for the broader area and new addresses validated by AreaSearch, the estimated population of Elizabeth Downs as of February 2026 is approximately 5,424. This figure represents an increase of 264 people (5.1%) since the 2021 Census, which recorded a population of 5,160. The change is inferred from AreaSearch's estimation of the resident population at 5,312 following examination of the latest ERP data release by the ABS in June 2024 and an additional 84 validated new addresses since the Census date. This results in a population density ratio of 1,727 persons per square kilometer, which is higher than the average seen across national locations assessed by AreaSearch. Overseas migration contributed approximately 55% of overall population gains during recent periods, primarily driving growth 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, the SA State Government's Regional/LGA projections by age category are adopted, released in 2023 and based on 2021 data, with adjustments made using a method of weighted aggregation of population growth from LGA to SA2 levels. Future population trends project an above median growth for national statistical areas. By 2041, the suburb is expected to expand by 1,086 persons, reflecting an increase of 18.6% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Elizabeth Downs had approximately 41 dwelling approvals annually over the past five financial years. This totals an estimated 208 homes from FY-21 to FY-25. As of FY-26, there have been 32 recorded approvals. The average population increase per dwelling built in the area is around 0.6 people annually between FY-21 and FY-25.

This suggests new supply is meeting or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average expected construction cost value of new dwellings is $269,000. In FY-26, there have been $553,000 in commercial approvals, indicating minimal commercial development activity compared to previous years. Compared to Greater Adelaide, Elizabeth Downs has 56.0% lower building activity per person.

This constrained new construction typically reinforces demand and pricing for existing homes. The majority of new building activity consists of detached dwellings (95.0%), with townhouses or apartments making up the remaining 5.0%. This sustains the area's suburban identity, dominated by family homes suited to buyers seeking space. The concentration of detached housing is higher than current patterns suggest (78.0% at Census), indicating ongoing robust demand for family homes despite increasing density pressures. Elizabeth Downs has around 159 people per dwelling approval, demonstrating characteristics of a low-density area. According to the latest AreaSearch quarterly estimate, the area is expected to grow by approximately 1,011 residents through to 2041. Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Elizabeth Downs has emerging levels of nearby infrastructure activity, ranking in the 31stth percentile nationally

Changes to local infrastructure significantly affect an area's performance. AreaSearch has identified four projects likely to impact this region: Playford Health and Wellbeing Precinct, Playford Alive, Blakes Crossing Master Planned Community, and Craigmore Road Roundabout. The following details the most relevant 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 with both white and blue collar jobs, prominent manufacturing and industrial sectors, an unemployment rate of 18.0% as of September 2025, and estimated employment growth of 2.8% over the past year. Its unemployment rate is 14.1% higher than Greater Adelaide's rate of 3.9%, indicating room for improvement. Workforce participation in Elizabeth Downs lags behind Greater Adelaide at 50.1% compared to 66.4%.

Only 4.7% of residents work from home, though Covid-19 lockdown impacts should be considered. Leading employment industries are health care & social assistance, retail trade, and manufacturing. The area has a notable concentration in administrative & support services with employment levels at 2.2 times the regional average. However, education & training has limited presence at 4.1% compared to the regional average of 9.3%.

Employment opportunities locally may be limited as indicated by the count of Census working population versus resident population. Between September 2024 and September 2025, employment levels increased by 2.8%, labour force grew by 1.4%, and unemployment fell by 1.1 percentage points in Elizabeth Downs. In contrast, Greater Adelaide saw employment rise by 3.0%, labour force grow by 2.9%, and unemployment fall by 0.1 percentage points during the same period. National employment forecasts from Jobs and Skills Australia for May-25 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Elizabeth Downs's employment mix suggests local employment should increase by 5.7% over five years and 12.5% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

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

The income level in Elizabeth Downs is below the national average according to ATO data aggregated by AreaSearch for financial year 2023. The median income among taxpayers in Elizabeth Downs is $43,672 and the average income stands at $46,984. In comparison, Greater Adelaide's median income is $54,808 and average income is $66,852. Based on Wage Price Index growth of 8.8% since financial year 2023, estimated incomes as of September 2025 would be approximately $47,515 (median) and $51,119 (average). According to the 2021 Census, household, family, and personal incomes in Elizabeth Downs fall between the 2nd and 3rd percentiles nationally. The predominant income cohort spans 34.4% of locals (1,865 people) in the $800 - $1,499 category, differing from the surrounding region where the $1,500 - $2,999 category predominates at 31.8%. Housing affordability pressures are severe, with only 80.8% of income remaining, ranking at the 4th percentile.

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 in the area was $953, lower than 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 compose 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 constitute the remaining 35.9%, with lone person households at 31.5% and group households comprising 4.4%. The median household size is 2.5 people, which aligns with the Greater Adelaide average.

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

The area has university qualification rates of 6.3%, significantly lower than the Australian average of 30.4%. This discrepancy presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 4.7%, followed by postgraduate qualifications (0.8%) and graduate diplomas (0.8%). Trade and technical skills are prominent, with 38.3% of residents aged 15+ holding vocational credentials – advanced diplomas (6.5%) and certificates (31.8%).

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 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 accessibility of these transport services is rated as excellent, with residents typically located just 193 meters from the nearest stop. In this predominantly residential area, most commuters travel outward. Cars remain the primary mode of transportation for 90% of residents, while only 7% use buses. On average, there is one vehicle per dwelling, which is below the regional average.

According to the 2021 Census, a relatively low 4.7% of residents work from home, potentially due to COVID-19 conditions. The service frequency averages 107 trips per day across all routes, resulting in approximately 17 weekly trips per 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, at approximately 46% of the total population (~2,474 people), compared to 52.7% in Greater Adelaide and the 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 being completely clear of medical ailments, lower than the 67.9% in Greater Adelaide. Working-age residents face notable health challenges due to elevated chronic condition rates. The area has 15.2% of residents aged 65 and over (824 people), lower than Greater Adelaide's 19.3%. Health outcomes among seniors present some challenges, with national rankings broadly in line with 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 level above average, with 21.9% of its population born overseas and 12.9% speaking a language other than English at home. Christianity was the predominant religion in Elizabeth Downs, comprising 33.7% of people. However, Islam showed an overrepresentation compared to Greater Adelaide, making up 3.9% of Elizabeth Downs' population versus the regional average of 3.0%.

The top three ancestry groups were English (33.1%, substantially higher than the regional average of 27.8%), Australian (28.2%, also significantly higher than the regional average of 22.8%), and Other (9.8%). Notably, Australian Aboriginal people were overrepresented at 4.5% compared to the regional average of 1.2%. Similarly, German ancestry was overrepresented at 4.4% versus the regional average of 5.1%, while Russian ancestry remained 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 significantly under Australia's median of 38. Compared to Greater Adelaide, Elizabeth Downs has a higher proportion of residents aged 5-14 (15.3%) but fewer residents aged 75-84 (4.5%). Between the 2021 Census and now, the population aged 15-24 has grown from 13.4% to 15.0%, while the 45-54 age group has declined from 11.4% to 10.3%. By 2041, demographic modeling suggests Elizabeth Downs' age profile will change significantly. The 45-54 age cohort is projected to grow by 34%, adding 189 residents to reach a total of 748.