Angle Vale vs Elizabeth EastTwo Adelaide suburbs compared for a home loan
Angle Vale (SA 5117) is approximately 34 km north of the Adelaide CBD, on the Gawler River between Gawler and Virginia. Elizabeth East (SA 5112) is approximately 25 km north of the Adelaide CBD, east of Main North Road. At the 2021 Census, Angle Vale had 4,051 residents with a median age of 35, and Elizabeth East had 4,607 residents with a median age of 38.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 0% of occupied dwellings in Angle Vale and 0% in Elizabeth East, while 5% of Angle Vale households rented compared with 45% in Elizabeth East. These differences matter for finance, because lenders assess apartments, strata buildings and houses on land differently.
Both suburbs are in the same state, so transfer duty is calculated on the same scale and the difference in upfront cost comes from the purchase price. The panel below applies that scale, and an estimate of lenders mortgage insurance, to the prices you enter.
SA 5117 · Adelaide's northern growth corridor
Angle Vale
Angle Vale is a semi-rural town on the Gawler River being absorbed into Adelaide's growth corridor, with the largest homes and smallest rental pool in the district.
City of Playford. Approximately 34 km north of the Adelaide CBD, on the Gawler River between Gawler and Virginia.
Read the full Angle Vale guideSA 5112 · Adelaide's northern suburbs
Elizabeth East
Elizabeth East is a northern Adelaide suburb of the 1950s satellite city, with a third of homes attached and renting the largest tenure.
City of Playford. Approximately 25 km north of the Adelaide CBD, east of Main North Road.
Read the full Elizabeth East guide
What buying in Angle Vale and Elizabeth East would mean for the loan
The difference between two suburbs is usually a difference in price, and price drives the deposit, the transfer duty, any lenders mortgage insurance and the repayment. Enter the prices you are seeing and the panel works out each of those for Angle Vale and Elizabeth East.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
Enter a price for Angle Vale to see the repayment, transfer duty and upfront cash.
Enter a price for Elizabeth East to see the repayment, transfer duty and upfront cash.
Warning: The interest rate used here is an example only. It is not a comparison rate and is not a rate offered by any lender, and it does not include fees and charges. Different rates, terms, fees or loan amounts will give a different result.
Estimates only. Repayments assume a principal and interest loan at a constant rate, which is an assumption and not a current market rate. Transfer duty is indicative for established homes, first home buyer relief depends on eligibility, and upfront cash includes an allowance of $3,000 for conveyancing and inspections. Lenders mortgage insurance is an estimate and is added to the loan. A lender makes its own assessment.
Angle Vale and Elizabeth East: Census profile compared
Figures are from the 2021 Census, so rents, repayments and incomes have moved since. They are most useful for comparing one suburb with another and with Australia as a whole.
| Measure | Angle Vale | Elizabeth East |
|---|---|---|
| People and households | ||
| Residents | 4,051 | 4,607 |
| Median ageAustralia 38 | 35 | 38 |
| Average household sizeAustralia 2.5 | 3.1 | 2.4 |
| Median household income, weeklyAustralia $1,746 | $2,248 | $904 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $350 | $225 |
| Median mortgage repayment, monthlyAustralia $1,863 | $1,827 | $1,062 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 5% | 45% |
| Owned with a mortgageAustralia 35% | 63% | 32% |
| Owned outrightAustralia 31% | 25% | 20% |
| Types of home | ||
| Separate housesAustralia 72% | 98% | 66% |
| Townhouses, terraces and semi-detachedAustralia 13% | 2% | 34% |
| Flats and apartmentsAustralia 14% | 0% | 0% |
| Homes with two bedrooms or fewer | 7% | 20% |
| Homes with four bedrooms or more | 67% | 10% |
| Dwellings unoccupied on Census night | 4% | 10% |
Source: Australian Bureau of Statistics, 2021 Census (CC BY 4.0). Tenure shares exclude households that did not state their tenure. Dwelling shares are of occupied private dwellings.
Home loan considerations in Angle Vale and Elizabeth East
Lenders treat houses on land, townhouses and apartments differently, and some apply extra conditions to small apartments, high-density buildings or particular postcodes. These are the points each guide raises.
Angle Vale
- Upgraders
- First home buyers
- Allotments above a lender's standard residential land size may attract a lower maximum loan-to-value ratio or rural lifestyle treatment.
- The Gawler River floodplain is mapped, and building insurance in a mapped flood area can differ in price and terms.
- Only 5.0 per cent of households with a stated tenure rented, so the tenant pool is very thin for investors.
- Semi-rural properties raise inspection items such as on-site wastewater, rainwater supply and the approval status of sheds.
- Valuations are less predictable because allotment size, improvements and flood exposure vary widely between properties.
Elizabeth East
- First home buyers
- Investors
- Some lenders apply a lower maximum loan-to-value ratio in suburbs with a high concentration of former public housing.
- Median weekly household income of $904 was around half the national figure, so serviceability usually binds before deposit.
- Zoning in former Housing Trust areas often supports medium-density redevelopment, which affects both value and what can be built.
- Dwellings built before the 1980s may contain asbestos-containing materials, which inspections and some insurers consider.
- Renting is the largest tenure, so many purchases are investment lending, assessed on different terms from owner-occupied loans.
Housing stock in Angle Vale and Elizabeth East compared
Angle Vale
- Large detached houses
- Separate houses numbered 1,250 at the 2021 Census, 98.0 per cent of occupied homes, and no flats were recorded.
- Four and five bedroom homes
- At the 2021 Census, 718 dwellings had four bedrooms and 139 had five or more, so four-bedroom homes alone were the majority.
- Semi-rural allotments
- Older houses on rural and semi-rural land, often with sheds, outbuildings and on-site services.
Elizabeth East
- Semi-detached and maisonette dwellings
- At 580 dwellings, or 33.7 per cent of occupied homes at the 2021 Census, attached housing is far above the national share.
- Detached Housing Trust era houses
- Separate houses numbered 1,131 at the 2021 Census, mostly single-storey homes of the 1950s and 1960s built to standard plans.
- Three-bedroom homes
- The dominant size at 1,166 dwellings counted at the 2021 Census.
Official sale price and rent figures for Angle Vale and Elizabeth East
Only figures published free of charge by a government agency are shown. Where none is published the space is left empty rather than filled with an estimate. Each guide charts the full series.
Angle Vale
No government agency publishes a free median sale price or rent series for Angle Vale, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Elizabeth East
No government agency publishes a free median sale price or rent series for Elizabeth East, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Transport, schools and amenities in Angle Vale and Elizabeth East
Angle Vale
Transport
- Adelaide Metro buses (bus)
- Angle Vale Road (road)
- Heaslip Road (road)
- Curtis Road (road)
Schools and campuses
- Angle Vale Primary School (primary, government)
- Riverbanks College (combined, government)
- Trinity College Gawler River (combined, independent)
Amenities
- Angle Vale township centre
- Gawler River corridor
- Munno Para Shopping City
Elizabeth East
Transport
- Elizabeth Station (train)
- Adelaide Metro buses (bus)
- Main North Road (road)
- Northern Expressway (road)
Amenities
- Elizabeth city centre
- Elizabeth East local shops
School listings show name, level and sector only. Enrolment areas change, so confirm eligibility for a specific address with the school or the South Australia education department.
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Request a free assessment: Angle Vale or Elizabeth East
An accredited mortgage broker can check your borrowing power against prices in Angle Vale and Elizabeth East, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.