Seaford
Seaford recorded a $150,000 price jump in a single year, rising from $720,000 to $870,000 between 1Q 2025 and 1Q 2026, a 20.8% gain that is unusually steep for a suburb with a household income sitting at only the 27.9th percentile nationally. That tension is the defining feature here. With a median age of 43, three years above the national figure, and 85.3% of dwellings being separate houses, the suburb has the profile of a settled, car-dependent coastal community rather than a growth corridor. Development applications still reached 85 in the past 12 months, signalling ongoing activity despite the established character.
Population
4,493
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,254/wk
DAs (12 months)iDevelopment Applications lodged in the past year
91
Median House
$870K
Median 1Q 2026
The median house price reached $870,000 in 1Q 2026, up from $720,000 just one year earlier, a 20.8% rise that outpaces most SA markets. Monthly mortgage repayments average $1,400, and the mortgage-to-income ratio sits at 25.8%, which is below the 30% stress threshold. Stock is strongly detached, with 85.3% separate houses and only 4.6% apartments, so buyers compete for a homogeneous supply with limited entry-level alternatives. Three-bedroom homes are the dominant dwelling type at 65.4%, followed by four-plus at 21.8%. Outright owners at 33.7% and mortgage holders at 38.0% together dominate, with renters at 28.4%, giving buyers a market where established owner-occupiers set the tone rather than investors.
For Buyers
The median house price reached $870,000 in 1Q 2026, up from $720,000 just one year earlier, a 20.8% rise that outpaces most SA markets. Monthly mortgage repayments average $1,400, and the mortgage-to-income ratio sits at 25.8%, which is below the 30% stress threshold. Stock is strongly detached, with 85.3% separate houses and only 4.6% apartments, so buyers compete for a homogeneous supply with limited entry-level alternatives. Three-bedroom homes are the dominant dwelling type at 65.4%, followed by four-plus at 21.8%. Outright owners at 33.7% and mortgage holders at 38.0% together dominate, with renters at 28.4%, giving buyers a market where established owner-occupiers set the tone rather than investors.
For Investors
Weekly rent of $330 against the $870,000 median implies a gross yield below 2%, low by SA standards. The vacancy rate at 5.6% is elevated and suggests rental demand is not tight, which limits yield upside in the short term. Renters make up 28.4% of households, providing a modest tenant base. Development activity totalled 85 applications over the past 12 months, including subdivision work, indicating some incremental supply. The 20.8% price gain over the year to 1Q 2026 shows the suburb has delivered capital growth, but with household income at the 27.9th percentile nationally, sustained price acceleration depends more on low coastal supply than on income-driven demand.
Development Activity
Total DAs
405
Last 12 Months
91
YoY ChangeiYear-over-year change in DA lodgements
+23.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Seaford iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Moana Primary School
R-6 · 369 students
All Saints Catholic Primary School
R-6 · 536 students
Seaford Secondary College
U, 7-12 · 829 students
Demographics
The median age of 43 is 3.0 years above the national figure, placing Seaford among the older suburban profiles in SA. Overseas-born residents account for 25.3% of the population, 3.7 percentage points above the national rate, with English (2,352), Scottish (470) and Irish (401) the dominant ancestries. German heritage (298 residents) is the strongest non-Anglo-Celtic group. University qualifications reach 19.4%, which is 10.7 percentage points below the national average, consistent with the blue-collar and service-sector occupational mix. Average household size of 2.3 is 0.2 below national. Couples with children (1,214 families) slightly outnumber couples without children (1,077), giving the suburb a family-with-school-age-kids character despite the older median age.
Age Distribution
Bedrooms
Dwelling Structure
85.3%
Houses
10.1%
Townhouse
4.6%
Apartment
Tenure
The price history shows a sharp recovery: $720,000 in 1Q 2025 rising to $870,000 in 1Q 2026, a 20.8% move over one year. Tenure is owner-dominated, with 33.7% owning outright and 38.0% on mortgages, totalling 71.7% owner-occupation, well above the renter share of 28.4%. Separate houses make up 85.3% of stock, far above the state average, with semi-detached at 10.1% and apartments at only 4.6%. Three-bedroom homes dominate at 65.4% and four-plus at 21.8%, reflecting the family-home orientation of the suburb. Rent-to-income at 26.3% and mortgage-to-income at 25.8% are both below the 30% stress threshold, indicating households are managing repayments relative to current incomes.
Median House Price Trend
Source: State Valuer-General (Median 1Q 2026)
Mortgage / mo
$1,400
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$330
Census 2021
HH Size
2.3
Personal Income / wk
$656
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.6%
Unoccupied
109
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.5%
Couples, no children
3,418
Total families
Economy & Employment
Healthcare is the largest employer at 21.1% (251 workers), followed by Construction at 13.6% (162) and Education at 13.0% (154). Public Administration employs 9.1% and Retail 6.8%, creating a public and community services mix rather than a private-sector knowledge economy. Professionals are the top occupational group (303 workers), but Community and Personal Service (273) and Clerical and Admin (242) are close behind, reflecting the healthcare and education base. The unemployment rate is 7.2%, which is above the national average, and the participation rate of 50.5% is low, partly explained by the older median age of 43 with 1,512 residents not in the labour force. SEIFA IRSD and IRSAD are both decile 4, placing Seaford in the below-average advantage tier nationally.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.6%
Part-time
33.2%
Participation
50.5%
Employed
1,747
Occupations
Top Industries
University
19.4%
Postgraduate
3.5%
Born Overseas
25.3%
Dwellings
1,825
Transport to Work
Car dependency is high: 86.1% of workers drive to work, with only 5.4% using public transport and 2.2% walking or cycling. This is typical of coastal suburban SA locations where rail and bus frequency is limited. The crime rate of 114 incidents per 1,000 residents is elevated and sits above the SA average for comparable suburban areas, which is a material consideration for households assessing liveability. No schools are recorded within the suburb boundary in this dataset, so families draw on services in neighbouring suburbs. The IRSAD decile of 4 indicates below-average socioeconomic advantage nationally. The volunteering rate is 14.2% and 8.3% of residents (353 people) require some form of daily assistance, consistent with the older population profile.
Drive
86.1%
Public Transport
5.4%
Walk / Cycle
2.2%
Work from Home
N/A
Safety & Crime
Total Offences
512
Year ending June 2024
Rate per 1,000 People
114.0
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Seaford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Seaford a good suburb to live in?
Seaford suits established owner-occupiers comfortable with car-dependent living. The mortgage-to-income ratio is 25.8%, below the 30% stress threshold, and 71.7% of residents own their homes. The crime rate of 114 per 1,000 residents is elevated, and SEIFA IRSAD at decile 4 places the suburb in the below-average advantage tier nationally.
What is the median house price in Seaford?
The median house price is $870,000 as of 1Q 2026, up from $720,000 in 1Q 2025, a 20.8% gain in one year. Weekly rent averages $330 and monthly mortgage repayments average $1,400, giving a mortgage-to-income ratio of 25.8%.
What schools are in Seaford?
No schools are recorded within the Seaford suburb boundary in this dataset. Families typically access schools in neighbouring suburbs. University qualifications among residents reach 19.4%, which is 10.7 percentage points below the national average, reflecting the suburb's blue-collar and services workforce profile.
Is Seaford safe?
The crime rate in Seaford is 114 incidents per 1,000 residents across 512 recorded incidents. This is above the typical SA suburban benchmark and should be considered when assessing day-to-day safety. SEIFA IRSD sits at decile 4, indicating below-average advantage nationally, which correlates with higher crime rates in comparable areas.
Is Seaford good for property investment?
The 20.8% price gain from $720,000 to $870,000 in a single year is a strong capital growth signal, but the gross yield is below 2% at $330 per week rent against the current median. The 5.6% vacancy rate is elevated compared to tighter SA markets. Investors relying on yield rather than capital growth face headwinds in the current rental supply environment.
How is Seaford's population changing?
Seaford has a population of 4,493 with a residential stability rate of 84.7%, meaning most residents stayed in place. The suburb spans 2.97 sq km at a density of 1,512 per sq km, limiting large-scale new supply. Recent development includes a 1-into-5 allotment subdivision, indicating incremental infill growth rather than major expansion.
How much development is happening in Seaford?
There were 85 development applications lodged in the past 12 months in Seaford. Recent submissions include a 1-into-5 allotment community division and single-storey detached dwellings, pointing to infill activity. At 2.97 sq km with 1,512 residents per sq km, the suburb is already moderately dense for an SA coastal location.
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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