Seaford Rise
A median house price of $870,000 in early 2026 sits high for an outer southern Adelaide suburb, and it has climbed 15.6% in a single year from $752,500. That run-up is unusual for an area that scores only decile 4 on IRSAD and decile 4 on IEO, with household income in the 46.7th percentile nationally, slightly below the midpoint. The housing stock is overwhelmingly detached, 94.0% separate houses against just 6.0% apartments, and 48.0% of dwellings carry a mortgage. The median age of 39 runs 1.0 year below national, yet the trajectory is aging, with the senior share up 4.2 points over the decade.
Population
6,105
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,494/wk
DAs (12 months)iDevelopment Applications lodged in the past year
38
Median House
$870K
Median 1Q 2026
The $870,000 median makes Seaford Rise pricier than its decile 4 SEIFA standing would suggest, and the 15.6% jump from $752,500 over 2025 to 2026 has stretched affordability quickly. The stock favours family buyers: 94.0% are separate houses, three-bedroom homes make up 47.4% and four-plus-bedroom homes 40.9%, so smaller dwellings are scarce at 11.7% combined. Despite the price growth, monthly mortgage repayments average $1,517, producing a mortgage-to-income ratio of 23.5%, comfortably below the 30% stress threshold. That gap between a high median and a manageable repayment burden suggests many owners bought earlier and benefited from the recent appreciation rather than entering at the current peak.
For Buyers
The $870,000 median makes Seaford Rise pricier than its decile 4 SEIFA standing would suggest, and the 15.6% jump from $752,500 over 2025 to 2026 has stretched affordability quickly. The stock favours family buyers: 94.0% are separate houses, three-bedroom homes make up 47.4% and four-plus-bedroom homes 40.9%, so smaller dwellings are scarce at 11.7% combined. Despite the price growth, monthly mortgage repayments average $1,517, producing a mortgage-to-income ratio of 23.5%, comfortably below the 30% stress threshold. That gap between a high median and a manageable repayment burden suggests many owners bought earlier and benefited from the recent appreciation rather than entering at the current peak.
For Investors
Renters make up 25.2% of households and weekly rent averages $318, giving landlords a steady but modest tenant base. Against the $870,000 median, that rent implies a gross yield near 1.9%, low even for Adelaide, so the case rests on capital growth rather than income. The vacancy rate of 4.1% is higher than most tight rental markets, which tempers rent escalation, though rent has still grown 20.8% over the period. Demand support is balanced, with net overseas migration of about 80 a year and net internal migration of 79, and development activity is modest at 35 applications in 12 months. With prices up 15.6% in a year and population trending up 1.42% annually, the investment thesis leans on growth momentum more than yield.
Development Activity
Total DAs
182
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+8.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Seaford Rise iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Seaford Rise Primary School
U, R-6 · 369 students
Demographics
The median age of 39 is 1.0 year below the national figure, but the profile is aging: the senior share rose 4.2 points while the working-age share fell 1.7 points over the decade. Overseas-born residents reach 26.2%, which is 4.6 points above national, yet ancestry remains strongly Anglo-Celtic, led by English (3,187), Scottish (632) and Irish (491). University qualifications sit at 19.6%, which is 10.5 points below national, consistent with a workforce weighted toward services and trades rather than knowledge sectors. Average household size is 2.6, just 0.1 above national, and couples with children (2,171) outnumber couples without children (1,193), pointing to a family-oriented resident base.
Age Distribution
Bedrooms
Dwelling Structure
94.0%
Houses
N/A
Townhouse
6.0%
Apartment
Tenure
Tenure tilts toward mortgaged owners: 48.0% carry a mortgage, 26.8% own outright and 25.2% rent. The high mortgage share fits a younger family suburb where buyers are still paying down recent purchases rather than holding debt-free wealth. The stock is 94.0% separate houses and only 6.0% apartments, with three-bedroom dwellings at 47.4% and four-plus-bedroom at 40.9%, so the market is built around detached family homes. The median house price rose from $752,500 to $870,000 across 2025 to 2026, a 15.6% one-year move. Mortgage-to-income at 23.5% and rent-to-income at 21.3% both stay below the 30% stress line, which is notable given the price growth and the 46.7th-percentile household income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$318
HH Size
2.6
Personal Income / wk
$709
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.1%
Unoccupied
97
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.5%
Couples, no children
5,069
Total families
Economy & Employment
The local workforce is concentrated in services: Healthcare leads at 26.3% (474 workers), Education follows at 11.8% (212) and Construction at 11.2% (202), with Retail at 7.8% and Manufacturing at 6.6%. By occupation, Community and Personal Service workers (498) and Professionals (423) are the two largest groups, followed by Clerical and Admin (391), a mix that aligns with the decile 4 IEO score for education and occupation. Unemployment runs at 6.4% and the full-time employment rate is 60.1%, with participation at 59.8%. SEIFA reads decile 4 on IRSAD and IEO but decile 6 on IER for economic resources, a divergence that reflects relatively high home ownership and incomes near the national midpoint despite lower formal education.
Unemployment
3.4%
Labour Force
6,515
Unemployed
220
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.1%
Part-time
33.5%
Participation
59.8%
Employed
2,695
Occupations
Top Industries
University
19.6%
Postgraduate
3.1%
Born Overseas
26.2%
Dwellings
2,244
Transport to Work
The area leans heavily on cars: 88.4% drive to work while only 4.4% use public transport and 1.8% walk or cycle, well above the national reliance on private vehicles. That pattern reflects an outer location where rail and bus coverage is thinner than inner suburbs. The crime rate is 31.1 incidents per 1,000 residents from 190 total, moderate for an outer growth area. SEIFA places the suburb at decile 5 on IRSD for relative disadvantage and decile 4 on IRSAD, so it sits below the national midpoint on advantage but not in the most disadvantaged tier. No schools are recorded inside the 3.15 km2 boundary, so families rely on institutions in neighbouring Seaford and Moana, a common trade-off in newer coastal estates.
Drive
88.4%
Public Transport
4.4%
Walk / Cycle
1.8%
Work from Home
N/A
Population Forecast
+1.42%/yr
(+165 people/yr)
EstablishedPopulation is expanding at 1.42% a year, about 165 persons annually, and the 10-year change reaches 16.3%, classifying the area as an established but still-growing market. The medium forecast lifts the SA2 catchment from 11,600 in 2025 toward 12,515 by 2031, a steady continuation rather than a boom. Migration is balanced, with net overseas inflow near 80 a year and net internal migration of 79, so growth draws on both sources rather than one driver. The gentrification stage reads early signs, scoring 33, supported by a 24% population rise since 2011 and accelerating internal migration. Affordability improved from 47.0% in 2011 to 43.4% in 2021, though the recent 15.6% price jump may reverse that trend.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+80
Net Internal / yr
+79
Gentrification Signal
Early signs
Population +24% since 2011, Net internal migration +79/yr, Accelerating: 7% → 15%
Safety & Crime
Total Offences
190
Year ending June 2024
Rate per 1,000 People
31.1
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Seaford Rise compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Seaford Rise a good suburb to live in?
Seaford Rise scores decile 4 on IRSAD and decile 5 on IRSD, sitting below the national midpoint on advantage, with household income in the 46.7th percentile. It suits families, with 94.0% separate houses and an aging-but-young median age of 39, 1.0 year below national. The main trade-offs are car dependence at 88.4% and no schools inside the boundary.
What is the median house price in Seaford Rise?
The median house price is $870,000 as of early 2026, up 15.6% from $752,500 a year earlier. Weekly rent averages $318 and monthly mortgage repayments run about $1,517, giving a mortgage-to-income ratio of 23.5%, below the 30% stress threshold.
What schools are in Seaford Rise?
No schools are recorded inside the 3.15 km2 Seaford Rise boundary in this dataset, so families rely on schools in neighbouring suburbs such as Seaford and Moana. University qualifications among residents sit at 19.6%, which is 10.5 points below the national figure.
Is Seaford Rise safe?
The crime rate is 31.1 incidents per 1,000 residents, from 190 recorded incidents, moderate for an outer growth area. The suburb scores decile 5 on the IRSD index of relative disadvantage, placing it around the middle nationally rather than in a high-disadvantage tier.
Is Seaford Rise good for property investment?
Rent of $318 a week against an $870,000 median gives a gross yield near 1.9%, low even for Adelaide, and the vacancy rate is 4.1%. Prices rose 15.6% in a year and population is growing 1.42% annually, so returns lean on capital growth rather than rental yield.
How is Seaford Rise's population changing?
Population is growing about 1.42% a year, near 165 persons, with a 16.3% rise over 10 years. The profile is aging, with the senior share up 4.2 points and the working-age share down 1.7 points over the decade, though the median age of 39 stays 1.0 year below national.
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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