Elizabeth Grove (SA 5112) in Focus 2026: Is It a Good Investment? R-Score 99/100, 4.7% Yield & Best Streets

Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 99/100 (National Rank #240 of 15,286) · Street Average: 0/100 across 34 streets.

On the surface, Elizabeth Grove attracts heavy buyer attention because of its $550,000 entry point and modern housing stock. However, council-wide building approvals in Playford are running at 5.9% of existing stock. In high-supply corridors like this, buying a generic new-build on the fringe exposes you to years of competing stage releases. The only way to outperform the Elizabeth Grove median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.

“I would treat the 29 street scores as more useful than the suburb’s R-Score here. Every assessed street was below 50, so I’d compare the exact pocket, ownership mix and resale evidence carefully, particularly when the median property already carries a negative $145 weekly cashflow at 80% LVR.”

Looking for the live, monthly-updated numbers? The Elizabeth Grove (SA) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Elizabeth Grove street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full October 2026 quantitative and street-level breakdown for Elizabeth Grove (SA 5112), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Playford (SA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 1,383 residential addresses.

1. Elizabeth Grove (SA) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)

Over the past 12 months, Elizabeth Grove’s median house price moved -12% (from $625,000 to $550,000), bringing its 3-year cumulative price movement to +35.5% (from $406,000 three years ago). On the rental side, median weekly asking rents moved +3.1% over the past year to $500/wk (+42.9% over 36 months), equating to a 4.7% gross rental yield. Compared with 12 months ago—when Elizabeth Grove carried an R-Score of 47/100—its current composite R-Score of 99/100 represents a +52-point shift in underlying market pressure.

Indicator / R-Score Pillar	Elizabeth Grove (SA) Current	12-Month / 36-Month Context
Composite Suburb R-Score	99 / 100	Ranked #240 of 15,286 suburbs (was 47/100 12m ago)
Median House Price	$550,000	12m change: -12% · 36m change: +35.5%
Median Weekly Rent & Gross Yield	$500/wk (4.7%)	12m rent change: +3.1% · 36m rent change: +42.9%
Rental Vacancy & Days on Market	2.2% vacancy	Median selling time: 133 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	38 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	29 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	43 / 100	Measures short/medium-term price velocity vs Playford & SA
Pillar 4: Yield Pressure	65 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Elizabeth Grove (SA)

Why do two 4-bedroom houses in Elizabeth Grove achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 1,383 addresses across 34 streets in Elizabeth Grove through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 0 streets (0% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Elizabeth Grove rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 0 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 29 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Elizabeth Grove (SA)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 34 streets in Elizabeth Grove):

Top Street in Elizabeth Grove	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Deptford Street	0/100	63	53%	12.4%	$500/wk (4.8%)
#2 Argent Street	0/100	36	53%	12.4%	$500/wk (4.8%)
#3 Nitschke Street	0/100	34	53%	12.4%	$500/wk (4.8%)
#4 Frith Street	0/100	24	53%	12.4%	$500/wk (4.8%)
#5 Allington Street	0/100	22	53%	12.4%	$500/wk (4.8%)

Streets Where Block-Level Tenure Trails the Elizabeth Grove Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Elizabeth Grove:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Burdett Street	0/100	44	39%	33.2%	$470/wk
Gunther Street	0/100	40	39%	33.2%	$470/wk
Haynes Street	0/100	34	39%	33.2%	$470/wk

3. Economic & Supply Drivers in Playford Council (South Australia)

Elizabeth Grove sits within the Playford Local Government Area, which has a residential population of approximately 115,790 (+11.8% population movement over the past 3 years) and 36,308 total dwellings. Three council-level fundamentals shape Elizabeth Grove’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Playford are Health Care and Social Assistance (22%), Retail Trade (14%), Education and Training (11%), Manufacturing (11%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Playford approved 5.9% new dwelling stock (~2,227.03 dwellings). Because new approvals exceed 1.8% of stock, investors in Elizabeth Grove must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• State Comparison: Compare Elizabeth Grove against the Top 25 Highest R-Score Suburbs in SA.

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Elizabeth Grove (October 2026)

What does it actually cost to acquire and hold a typical house in Elizabeth Grove at today’s median price of $550,000 and median rent of $500/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Elizabeth Grove Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$550,000	Settled house median as of October 2026
20% Deposit + Est. Stamp Duty & Costs	$136,400	$110,000 deposit (80% LVR) + ~$26,400 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$440,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$26,000/yr ($500/wk)	4.7% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$33,550/yr	Assumes 6.25% interest-only ($27,500/yr) + ~1.1% for council rates, insurance & property management ($6,050/yr)
Pre-Tax Weekly Cashflow Position	-$145/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Elizabeth Grove—And 3 Rules Before You Make an Offer

Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our October 2026 data, Elizabeth Grove is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($550,000) and 4.7% rental yield in SA.

1. Never Buy Blind on the Suburb Median: In Elizabeth Grove, 29 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Elizabeth Grove Street Score Hub and target the 0 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Deptford Street, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.