Seaford Heights
With a median age of 29, Seaford Heights runs 11 years below the national figure, making it one of southern Adelaide's youngest suburbs by resident profile. Household incomes sit at the 82.7th percentile nationally, yet a $660,000 median house price represents a 21.6% fall from $842,000 in early 2025, opening a rare window where affordability and established infrastructure coincide. Almost 95% of dwellings are separate houses, 67.1% carry a mortgage, and 26 development applications were lodged in the past year, all pointing to an active, growing community rather than a mature settled one.
Population
1,079
Median Age
29.0
Household IncomeiMedian weekly household income (ABS Census)
$2,170/wk
DAs (12 months)iDevelopment Applications lodged in the past year
34
Median House
$660K
Median 1Q 2026
The $660,000 median house price for 1Q 2026 is 21.6% below the $842,000 recorded in 1Q 2025, a correction that improves entry affordability substantially compared to recent peaks. Mortgage repayments average $1,733 per month, and with household income at the 82.7th percentile nationally, the mortgage-to-income ratio is 18.4%, well below the 30% stress threshold. Separate houses account for 94.9% of the stock, with 62% having three bedrooms and 36.7% having four or more, which suits families. The high 44.5% turnover rate signals that many buyers are still setting down roots rather than holding long-term, so competition at open homes can be active.
For Buyers
The $660,000 median house price for 1Q 2026 is 21.6% below the $842,000 recorded in 1Q 2025, a correction that improves entry affordability substantially compared to recent peaks. Mortgage repayments average $1,733 per month, and with household income at the 82.7th percentile nationally, the mortgage-to-income ratio is 18.4%, well below the 30% stress threshold. Separate houses account for 94.9% of the stock, with 62% having three bedrooms and 36.7% having four or more, which suits families. The high 44.5% turnover rate signals that many buyers are still setting down roots rather than holding long-term, so competition at open homes can be active.
For Investors
Renters make up 22.9% of households and weekly rent averages $380, giving an indicative gross yield near 3.0% against the $660,000 median, a modest return that is below the average for metropolitan Adelaide. The vacancy rate is a tight 1.5%, which means rental properties do not sit empty long, a positive signal for landlords. Development activity ran at 26 applications over 12 months, indicating that the suburb is still absorbing new dwelling completions. The rent-to-income ratio for current tenants is 17.5%, well below stress levels, suggesting the tenant pool is stable and low default risk.
Development Activity
Total DAs
452
Last 12 Months
34
YoY ChangeiYear-over-year change in DA lodgements
-12.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 29 sits 11 years below the national figure, the clearest signal that Seaford Heights is drawing younger household formations rather than retirees. Overseas-born residents account for 26.6% of the population, 5 percentage points above the national share, with English, Scottish and Irish ancestries dominant alongside a smaller German component. University-qualified residents reach 31.7%, 1.6 percentage points above the national average, while the full-time employment rate of 68.1% reflects a workforce-age population. Couples with children make up 51.5% of all families, compared to 28.7% for couples without children, confirming a family-formation profile rather than an empty-nester one.
Age Distribution
Bedrooms
Dwelling Structure
94.9%
Houses
5.1%
Townhouse
N/A
Apartment
Tenure
Seaford Heights is an overwhelmingly owner-occupier and mortgage suburb: 67.1% carry a mortgage, 10.0% own outright, and only 22.9% rent, compared to higher renter shares in more established inner suburbs. The stock is 94.9% separate houses, with just 5.1% semi-detached and no apartments recorded. Three-bedroom homes lead at 62% of dwellings, followed by four-or-more bedroom homes at 36.7%, catering clearly to family buyers. The median house price fell from $842,000 in 1Q 2025 to $660,000 in 1Q 2026, a 21.6% decline over one year. That correction brings the mortgage-to-income ratio to 18.4%, below the stress threshold, making ownership more accessible than at the peak.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$380
HH Size
2.6
Personal Income / wk
$1,081
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
1.5%
Unoccupied
6
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.4%
Community Profile
Ancestry
Household Composition
28.7%
Couples, no children
936
Total families
Economy & Employment
Healthcare leads local employment at 21.7% of workers, followed by Construction at 14.0% and Education at 9.8%, a mix that reflects both the suburb's young family profile and its proximity to Onkaparinga's service centres. By occupation, Professionals are the largest group at 135 workers, with Community and Personal service workers second at 87, and Clerical and Admin at 85. The unemployment rate is low at 2.5%, and the participation rate is 78.7%, both higher than would be expected from a population this young, suggesting the workforce is engaged rather than in education or caring roles. Household income at the 82.7th percentile nationally is strong relative to the 1,079-person suburb size.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.1%
Part-time
29.4%
Participation
78.7%
Employed
636
Occupations
Top Industries
University
31.7%
Postgraduate
6.7%
Born Overseas
26.6%
Dwellings
394
Transport to Work
Transport in Seaford Heights is car-dominated: 92.1% of workers drive, and only 4.4% use public transport, lower than the average for metropolitan Adelaide and reflecting the suburb's outer-fringe position. Crime totalled 46 incidents recorded over the reference period, giving a rate of 42.6 per 1,000 residents. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in neighbouring Seaford and Morphett Vale. The rent-to-income ratio of 17.5% keeps housing costs manageable for the 22.9% of households who rent, and the volunteering rate of 9.2% reflects some community participation. Average household size of 2.6 is 0.1 above the national figure, consistent with the family-age profile.
Drive
92.1%
Public Transport
4.4%
Walk / Cycle
N/A
Work from Home
N/A
Safety & Crime
Total Offences
46
Year ending June 2024
Rate per 1,000 People
42.6
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Seaford Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Seaford Heights a good suburb to live in?
Seaford Heights suits families and younger buyers. Household income sits at the 82.7th percentile nationally, the mortgage-to-income ratio is a manageable 18.4%, and 94.9% of dwellings are separate houses with three or four bedrooms. The main trade-offs are strong car dependency at 92.1% and no schools recorded within the suburb boundary.
What is the median house price in Seaford Heights?
The median house price is $660,000 as of 1Q 2026, down 21.6% from $842,000 in 1Q 2025. Monthly mortgage repayments average $1,733 and weekly rent averages $380. The mortgage-to-income ratio of 18.4% is well below the 30% stress threshold.
What schools are in Seaford Heights?
No schools are recorded within the Seaford Heights suburb boundary in this dataset. Families rely on schools in adjacent suburbs such as Seaford and Morphett Vale. The suburb has a university qualification rate of 31.7%, which is 1.6 percentage points above the national average.
Is Seaford Heights safe?
Recorded crime totalled 46 incidents over the reference period, giving a rate of 42.6 per 1,000 residents. Only 2.3% of residents (24 people) require daily assistance, and the unemployment rate is low at 2.5%, both indicators associated with lower-disadvantage, stable communities.
Is Seaford Heights good for property investment?
The vacancy rate is tight at 1.5% and renters make up 22.9% of households, with weekly rent at $380. Against the $660,000 median, this implies a gross yield near 3.0%. Development activity is active at 26 applications in 12 months, and the 21.6% price correction from the 2025 peak may create re-entry opportunities, though the short price history limits trend confidence.
How is Seaford Heights's population changing?
Seaford Heights has a population of 1,079 and a high turnover rate of 44.5%, meaning nearly half of residents moved within the past five years. The suburb is still receiving new dwellings via staged development such as Vista Stage 4. The young median age of 29 is 11 years below the national figure, pointing to ongoing family-formation rather than population ageing.
How much development is happening in Seaford Heights?
26 development applications were lodged in the past 12 months, including new single-storey detached dwellings and retaining wall works for the Vista staged subdivision. This level of activity is notable for a suburb of only 1.73 square kilometres and 1,079 residents, confirming that land release and construction are still ongoing.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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