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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, Elizabeth Downs' population is estimated at around 5,421 as of Nov 2025. This reflects an increase of 261 people (5.1%) since the 2021 Census, which reported a population of 5,160 people. The change is inferred from the resident population of 5,312 estimated by AreaSearch following examination of the latest ERP data release by the ABS on June 2024 and an additional 84 validated new addresses since the Census date. This level of population equates to a density ratio of 1,726 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Population growth for the area was primarily driven by overseas migration that contributed approximately 55% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with a base year of 2022. For any SA2 areas not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. As we examine future population trends, an above median population growth is projected for the Elizabeth Downs statistical area (Lv2), with the area expected to expand by 1,089 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 18.4% 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

Elizabeth Downs has had approximately 41 dwelling approvals annually over the past five financial years from FY2021 to FY2025. This totals an estimated 208 homes. So far in FY26, 32 approvals have been recorded. The average population increase per year for each dwelling built during this period was 0.6 people.

New dwellings are being developed at an average cost of $269,000. In FY26, there have been $553,000 in commercial approvals. Compared to Greater Adelaide, Elizabeth Downs has significantly lower building activity, which is about 56% below the regional average per person. The area's new construction consists predominantly of detached dwellings (95%), with townhouses or apartments making up the remaining 5%.

This maintains Elizabeth Downs' suburban identity and caters to buyers seeking space. With around 159 people per dwelling approval, it is considered a low-density area. By 2041, AreaSearch estimates that Elizabeth Downs will grow by approximately 1,000 residents. Given current development patterns, new housing supply should meet demand effectively, providing good conditions for buyers and potentially facilitating population growth beyond current projections.

Elizabeth Downs has emerging levels of nearby infrastructure activity, ranking in the 37thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified four projects expected to impact this region: Playford Health and Wellbeing Precinct, Playford Alive, Blakes Crossing Master Planned Community, and Craigmore Road Roundabout. The following details projects deemed most relevant.

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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 diverse workforce with both white and blue collar jobs, with manufacturing and industrial sectors prominent. The unemployment rate was 18.0% in the past year, showing an estimated employment growth of 2.9%.

As of September 2025, 14.1% more residents are unemployed compared to Greater Adelaide's rate of 3.9%, indicating room for improvement. Workforce participation is lower at 45.4% compared to Greater Adelaide's 61.7%. Major employment industries include health care & social assistance, retail trade, and manufacturing. Administrative & support services have a notable concentration with levels at 2.2 times the regional average.

Education & training has limited presence at 4.1%, compared to 9.3% regionally. The area offers limited local employment opportunities as shown by Census data. Between September 2024 and September 2025, employment levels increased by 2.9% while labour force grew by 1.5%, resulting in a 1.1 percentage point decrease in unemployment. In contrast, Greater Adelaide saw employment rise by 3.0%, labour force grow by 2.9%, and unemployment fall by 0.1 percentage points. State-level data from 25-Nov-25 shows SA employment grew by 1.19% year-on-year, with an unemployment rate of 4.0%. Nationally, the unemployment rate is 4.3% with SA's employment growth outpacing the national average of 0.14%. Jobs and Skills Australia forecasts national employment to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Elizabeth Downs' employment mix suggests local employment should increase by 5.7% over five years and 12.5% over ten years, based on simple weighting extrapolation for illustrative purposes.

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

Elizabeth Downs' suburb income level is below national average per latest ATO data aggregated by AreaSearch for financial year ended June 2023. Median income among taxpayers was $43,672, average stood at $46,984 compared to Greater Adelaide's $54,808 and $66,852 respectively. Based on Wage Price Index growth of 8.8% since financial year ended June 2023, current estimates would be approximately $47,515 (median) and $51,119 (average) as of September 2025. According to 2021 Census figures, household, family and personal incomes in Elizabeth Downs all fall between 2nd and 3rd percentiles nationally. Predominant income cohort spans 34.4% of locals (1,864 people) in $800 - $1,499 category, diverging from surrounding region where $1,500 - $2,999 category predominates at 31.8%. Housing affordability pressures are severe with only 80.8% of income remaining, ranking at 4th percentile nationally.

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

Elizabeth Downs' dwelling structure, as per the latest Census data, consisted of 77.9% houses and 22.2% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Adelaide metro had 83.7% houses and 16.2% other dwellings. Home ownership in Elizabeth Downs stood at 21.5%, similar to Adelaide metro's level. The remaining dwellings were either mortgaged (33.7%) or rented (44.8%). The median monthly mortgage repayment in the area was $953, lower than the Adelaide metro average of $1,300 and significantly below the national average of $1,863. The median weekly rent figure in Elizabeth Downs was recorded at $250, compared to Adelaide metro's $265 and 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 account for 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% 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 Australia's average of 30.4%. This 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%). Vocational credentials are prominent, with 38.3% of residents aged 15+ holding them - advanced diplomas at 6.5% and certificates at 31.8%.

Educational participation is 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 operating within its boundaries. These stops serve a mix of bus routes, with a total of 12 individual routes providing service to the area. Collectively, these routes facilitate 755 weekly passenger trips.

Transport accessibility is rated as excellent, with residents typically located approximately 193 meters from their nearest transport stop. Service frequency averages around 107 trips per day across all routes, equating to roughly 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. The area has an extremely low rate of private health cover at approximately 46%, compared to the national average of 55.7%.

Mental health issues and asthma are the most common medical conditions, impacting 12.7% and 10.5% of residents respectively. However, 58.1% of residents report being completely clear of medical ailments, which is lower than the 63.4% reported across Greater Adelaide. The area has a higher proportion of seniors aged 65 and over at 14.7%, compared to 13.3% in Greater Adelaide. Health outcomes among seniors present challenges broadly similar to those experienced by 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, surveyed in June 2016, had a higher than average cultural diversity with 21.9% of its population born overseas and 12.9% speaking a language other than English at home. Christianity was the predominant religion, comprising 33.7% of people in Elizabeth Downs. Notably, Islam was overrepresented at 3.9%, compared to Greater Adelaide's 4.0%.

For ancestry, the top groups were English (33.1%), Australian (28.2%), and Other (9.8%). There were significant differences in representation for certain ethnicities: Australian Aboriginal was overrepresented at 4.5% versus 3.0%, German remained steady at 4.4%, and Russian also stayed 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 significantly under Australia's median of 38. Compared to Greater Adelaide, Elizabeth Downs has a higher proportion of residents aged 5-14 at 15.5%, but fewer residents aged 75-84 at 4.4%. Between the 2021 Census and the present, the population aged 15-24 has increased from 13.4% to 14.8%, while the 45-54 age group has decreased from 11.4% to 10.3%. By 2041, demographic modeling projects significant changes in Elizabeth Downs' age profile. The 45-54 cohort is projected to grow by 33%, adding 182 residents to reach 741. Meanwhile, the 0-4 cohort is expected to grow by a modest 9%, an increase of 33 people.