Seaview Downs
Seaview Downs recorded a median house price of $1,148,000 in Q1 2026, up 23.4% from $930,000 just a year earlier, placing it among the stronger-performing coastal segments of metropolitan Adelaide. The suburb scores decile 8 on IRSD, indicating low disadvantage compared to the national distribution, and 96.9% of dwellings are separate houses, a proportion far above the national average. With a population of 2,718 across just 2.28 square kilometres and a median age of 42 (two years above the national figure), Seaview Downs carries the profile of an established, settled owner-occupier suburb where 41.4% of residents own their home outright and turnover runs at only 13.8% annually.
Population
2,718
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,741/wk
DAs (12 months)iDevelopment Applications lodged in the past year
46
Median House
$1.1M
Median 1Q 2026
The current median house price sits at $1,148,000 based on Q1 2026 data, a 23.4% jump from $930,000 in Q1 2025. At those prices, monthly mortgage repayments average $1,742, producing a mortgage-to-income ratio of 23.1%, below the 30% stress threshold, which explains why 46.8% of residents carry a mortgage without apparent financial strain. The stock is almost exclusively detached houses at 96.9%, with three-bedroom homes the most common at 55.6% and four-plus bedroom homes accounting for 37.8%. For buyers seeking space, this suburb consistently delivers larger floorplates than inner-city or apartment-heavy alternatives. Outright ownership at 41.4% signals a mature, stable holding community rather than a high-churn market.
For Buyers
The current median house price sits at $1,148,000 based on Q1 2026 data, a 23.4% jump from $930,000 in Q1 2025. At those prices, monthly mortgage repayments average $1,742, producing a mortgage-to-income ratio of 23.1%, below the 30% stress threshold, which explains why 46.8% of residents carry a mortgage without apparent financial strain. The stock is almost exclusively detached houses at 96.9%, with three-bedroom homes the most common at 55.6% and four-plus bedroom homes accounting for 37.8%. For buyers seeking space, this suburb consistently delivers larger floorplates than inner-city or apartment-heavy alternatives. Outright ownership at 41.4% signals a mature, stable holding community rather than a high-churn market.
For Investors
Seaview Downs presents a low-rental profile, with only 11.8% of dwellings rented and weekly rent at $385, which yields roughly 1.7% gross against the $1,148,000 median, below typical investor benchmarks. The vacancy rate of 5.2% is elevated compared to the broader Adelaide market and reflects limited rental demand in a suburb dominated by owner-occupiers. Migration dynamics show overseas arrivals of 101 per year driving population growth, while net internal migration is negative at minus 44, suggesting the suburb attracts new Australians rather than interstate movers. Development activity stands at 41 applications in the past 12 months, including land division and alterations, indicating incremental intensification rather than greenfield supply. Rent grew 25.0% over the measured period, outpacing income growth of 8.1%, which supports gradual rent escalation over time.
Development Activity
Total DAs
187
Last 12 Months
46
YoY ChangeiYear-over-year change in DA lodgements
+27.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Seaview Downs iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Seaview Downs Primary School
R-6 · 324 students
Demographics
The median age of 42 sits two years above the national figure, and the demographic trajectory points older, with the senior share up 3.0 points and working-age share down 3.8 points over the decade. University qualifications reach 35.6%, which is 5.5 percentage points above the national average, consistent with the professional and managerial occupations that dominate the local workforce. Overseas-born residents account for 22.3%, close to the national rate, and ancestry is predominantly English (1,225 residents), followed by Irish (291) and Scottish (258). Volunteering runs at 17.7% of residents, above typical suburban rates, and only 4.4% of the population requires daily assistance. Average household size of 2.6 matches the national norm closely, and 26.7% of families are couples without children, reflecting the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
96.9%
Houses
3.1%
Townhouse
N/A
Apartment
Tenure
Tenure is split between outright owners at 41.4%, mortgage holders at 46.8% and renters at 11.8%, meaning nearly nine in ten residents have ownership stakes and the renter market is thin by national standards. The stock is 96.9% separate houses with just 3.1% semi-detached and negligible apartments, so buyers face a single dominant dwelling type. Three-bedroom homes represent 55.6% of dwellings and four-plus bedroom homes 37.8%, skewing larger than most metropolitan areas. The median rose from $930,000 in Q1 2025 to $1,148,000 in Q1 2026, a 23.4% one-year gain, reaching its peak at the latest data point. Household weekly income at $1,741 places the suburb in the 61.1st income percentile nationally, a solidly above-average position that underpins the ownership culture without pushing into luxury territory.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,742
Rent / wk
$385
HH Size
2.6
Personal Income / wk
$796
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
56
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.7%
Couples, no children
2,292
Total families
Economy & Employment
Healthcare is the dominant industry employing 20.9% of local workers (200 residents), followed by Construction at 12.2% (117) and Education at 11.9% (114). These three sectors alone account for nearly half the employed population, reflecting a pattern more typical of community-service workers than a pure professional enclave. By occupation, Professionals lead at 323 workers, followed by Clerical and Admin (187) and Managers (183). The unemployment rate of 6.0% sits above what the SEIFA scores might suggest, partly because participation at 60.6% is moderate and 738 residents are not in the labour force, consistent with the older median age. The suburb scores decile 7 on IRSAD and decile 8 on IRSD, placing it above average nationally on both advantage and low-disadvantage measures, and real household incomes grew 8.1% over the decade.
Unemployment
2.2%
Labour Force
5,847
Unemployed
128
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.9%
Part-time
34.1%
Participation
60.6%
Employed
1,258
Occupations
Top Industries
University
35.6%
Postgraduate
7.1%
Born Overseas
22.3%
Dwellings
1,025
Transport to Work
Seaview Downs is strongly car-dependent, with 89.9% of residents driving to work and only 3.7% using public transport, lower than state and national averages. Walking and cycling account for just 1.9% of commute modes, which reflects the suburb's layout and distance from Adelaide's heavy rail network. The crime rate of 26.9 incidents per 1,000 residents (73 total incidents) is low for metropolitan Adelaide, consistent with the identity signal of low-crime-rate and the decile 8 IRSD score indicating minimal disadvantage. No schools are recorded inside the suburb boundary in available data, so families rely on schools in adjacent suburbs. Housing stress is minimal, with rent-to-income at 22.1% and mortgage-to-income at 23.1%, both below the 30% stress threshold, which contributes to the suburb's settled residential character.
Drive
89.9%
Public Transport
3.7%
Walk / Cycle
1.9%
Work from Home
N/A
Population Forecast
+0.57%/yr
(+58 people/yr)
EstablishedPopulation in Seaview Downs sits at 2,718, with a modelled SA2-level trend of approximately 0.57% annual growth adding around 58 persons per year. Over the past decade, population rose 7.2%, a moderate but consistent pace that classifies the suburb as established rather than high-growth. Overseas migration is the primary driver at 101 net arrivals per year, while net internal migration runs negative at minus 44, a common pattern for established coastal suburbs where prices have risen sharply. Medium forecasts for the broader SA2 project steady incremental gains through 2031. The gentrification score reads not gentrifying at the suburb level, which makes sense given the already-elevated pricing, but early-signs signals appeared at the SA2 scale with a score of 25, suggesting underlying pressure. Affordability improved from 47.2% of income in 2011 to 44.4% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+101
Net Internal / yr
-44
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
73
Year ending June 2024
Rate per 1,000 People
26.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Seaview Downs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Seaview Downs a good suburb to live in?
Seaview Downs scores decile 8 on IRSD, placing it in the top 20% nationally for low disadvantage. Housing stress is well managed, with mortgage-to-income at 23.1% and rent-to-income at 22.1%, both below the 30% stress threshold. The crime rate of 26.9 per 1,000 residents is low, and 41.4% of residents own their homes outright, reflecting a stable and settled community.
What is the median house price in Seaview Downs?
The median house price is $1,148,000 as of Q1 2026, up 23.4% from $930,000 in Q1 2025. Monthly mortgage repayments average $1,742. Weekly rent is $385, giving a gross rental yield of roughly 1.7% against the current median.
What schools are in Seaview Downs?
No schools are recorded inside the Seaview Downs boundary in available data, so families typically access schools in neighbouring suburbs such as Hallett Cove and Marion. Despite the lack of local schools, 35.6% of residents hold university qualifications, which is 5.5 percentage points above the national average.
Is Seaview Downs safe?
The suburb recorded 73 total incidents in the most recent period, a crime rate of 26.9 per 1,000 residents, which is low for metropolitan Adelaide. Combined with a SEIFA IRSD decile of 8 (low disadvantage, top 20% nationally) and only 4.4% of residents needing daily assistance, the suburb presents well on safety-related indicators.
Is Seaview Downs good for property investment?
Prices rose 23.4% in a single year to $1,148,000, which is strong capital growth. However, only 11.8% of dwellings are rented and the vacancy rate is 5.2%, meaning the rental market is thin. Gross yield of roughly 1.7% is below typical investor targets. Overseas migration of 101 per year provides modest demand support, and rent grew 25.0% over the measured period.
How is Seaview Downs's population changing?
Population was 2,718 at the last Census, growing 7.2% over the prior decade at roughly 0.57% per year. Overseas migration is the primary driver at 101 net arrivals annually, while net internal migration is minus 44. Medium forecasts project steady but modest growth through 2031, consistent with an established suburb rather than a high-growth fringe area.
How much development is happening in Seaview Downs?
There were 41 development applications lodged in the past 12 months. Recent examples include internal building alterations, a new deck and plunge pool, and a 1-into-2 lot Torrens Title land division. The mix points to incremental upgrade activity and gradual densification rather than large-scale new supply, in line with the suburb's established character.
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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