Findon vs Seaton

Findon is the younger of the two, with a median age of 37 against 40 in Seaton. In both, most households own their home and most homes are detached houses. Findon is closer to the city centre: 8.9 km, against 10.9 km.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Seaton

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (12 vs 9)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Findon

ahead on 2 of the 4 things we measure here

  • is more walkable (87/100 vs 58/100)
  • sits closer to the CBD (8.9 km vs 10.9 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Findon

ahead on the one thing that separates them

  • is more walkable (87/100 vs 58/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Findon

ahead on the one thing that separates them

  • is growing faster (12.8% vs 4.9%)

Weighs house yield and population growth.

Where they sit

Findon and Seaton drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Findon Seaton
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Findon Seaton
Walkability 87 / 58
Findon — Walkability: 87/100 Seaton — Walkability: 58/100
Safety 19 / 23
Findon — Safety: 19/100 Seaton — Safety: 23/100
Low fire risk 100 / 100
Findon — Low fire risk: 100/100 Seaton — Low fire risk: 100/100
Low flood risk 22 / 21
Findon — Low flood risk: 22/100 Seaton — Low flood risk: 21/100

Demographics

Seaton has more residents (10,877 vs 6,997); Seaton skews older (40 vs 37).

Findon Seaton
Population 6,997 10,877
+55% vs other
Population trend (2016 → 2021) +12.8% +4.9%
Median age 37 40
Median household income $74,048/yr
+9% vs other
 $67,600/yr
Median weekly rent $310/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Findon Seaton
0-4 6.2% / 5.6%
Findon — 0-4: 6.2% Seaton — 0-4: 5.6%
5-14 9.1% / 9.6%
Findon — 5-14: 9.1% Seaton — 5-14: 9.6%
15-19 4.8% / 4.7%
Findon — 15-19: 4.8% Seaton — 15-19: 4.7%
20-24 7.1% / 6.0%
Findon — 20-24: 7.1% Seaton — 20-24: 6.0%
25-34 18.3% / 16.4%
Findon — 25-34: 18.3% Seaton — 25-34: 16.4%
35-44 13.6% / 12.5%
Findon — 35-44: 13.6% Seaton — 35-44: 12.5%
45-54 12.1% / 12.3%
Findon — 45-54: 12.1% Seaton — 45-54: 12.3%
55-64 11.0% / 12.1%
Findon — 55-64: 11.0% Seaton — 55-64: 12.1%
65-74 8.0% / 9.7%
Findon — 65-74: 8.0% Seaton — 65-74: 9.7%
75-84 6.2% / 7.1%
Findon — 75-84: 6.2% Seaton — 75-84: 7.1%
85+ 3.4% / 3.9%
Findon — 85+: 3.4% Seaton — 85+: 3.9%

Bars are drawn against the largest share shown (18.3%).

Who lives together

Household composition, 2021 Census.

Findon 41.2% lone person
Findon — Lone Person: 41.2% Findon — Couple Families: 34.4% Findon — One Parent Families: 16.1% Findon — Group Household: 6.3% Findon — Other Families: 2.1%
Seaton 43.1% lone person
Seaton — Lone Person: 43.1% Seaton — Couple Families: 32.1% Seaton — One Parent Families: 18.3% Seaton — Group Household: 4.5% Seaton — Other Families: 2.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Findon 37.4% renting
Findon — Owned Outright: 28.1% Findon — Mortgage: 34.5% Findon — Renting: 37.4%
Seaton 37.1% renting
Seaton — Owned Outright: 31.4% Seaton — Mortgage: 31.5% Seaton — Renting: 37.1%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Findon Seaton
Certificate III & IV 13.3% / 15.2%
Findon — Certificate III & IV: 13.3% Seaton — Certificate III & IV: 15.2%
Bachelor Degree 14.5% / 11.7%
Findon — Bachelor Degree: 14.5% Seaton — Bachelor Degree: 11.7%
Advanced Diploma / Diploma 7.4% / 7.0%
Findon — Advanced Diploma / Diploma: 7.4% Seaton — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 4.6% / 3.1%
Findon — Postgraduate Degree: 4.6% Seaton — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 1.2% / 1.2%
Findon — Graduate Diploma / Certificate: 1.2% Seaton — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (15.2%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Findon Seaton
India 7.9% / 4.2%
Findon — India: 7.9% Seaton — India: 4.2%
Italy 4.7% / 5.1%
Findon — Italy: 4.7% Seaton — Italy: 5.1%
England 2.0% / 2.6%
Findon — England: 2.0% Seaton — England: 2.6%
Greece 1.4% / 1.3%
Findon — Greece: 1.4% Seaton — Greece: 1.3%
Vietnam 1.2% / 0.8%
Findon — Vietnam: 1.2% Seaton — Vietnam: 0.8%
Philippines 1.0% / 0.8%
Findon — Philippines: 1.0% Seaton — Philippines: 0.8%

Bars are drawn against the largest share shown (7.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Findon 65.5% houses
Findon — Houses: 65.5% Findon — Townhouses: 21.3% Findon — Flats / Apartments: 13.2%
Seaton 66.4% houses
Seaton — Houses: 66.4% Seaton — Townhouses: 24.6% Seaton — Flats / Apartments: 9.0%
Houses Townhouses Flats / Apartments

Property market

Findon Seaton
Median house price $980,000 $987,000
Median unit price $586,000 $618,000
Median land price $882,500 $961,500
Typical days to sell (houses) 18 days
from 106 sales
 17 days
from 138 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Findon Seaton
2 bed $569K / $580K
Findon — 2 bed: $569K (35 sales) Seaton — 2 bed: $580K (25 sales)

35 vs 25 sales

3 bed $748K / $780K
Findon — 3 bed: $748K (8 sales) Seaton — 3 bed: $780K (8 sales)

8 vs 8 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Findon Seaton
2 bed $715K / $725K
Findon — 2 bed: $715K (20 sales) Seaton — 2 bed: $725K (7 sales)

20 vs 7 sales

3 bed $966K / $969K
Findon — 3 bed: $966K (88 sales) Seaton — 3 bed: $969K (127 sales)

88 vs 127 sales

4 bed $1.15M / $1.18M
Findon — 4 bed: $1.15M (37 sales) Seaton — 4 bed: $1.18M (43 sales)

37 vs 43 sales

Zoning mix

Findon Seaton
Residential 89% 84%
Parks and recreation 0% 15%
Commercial 10% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Findon Seaton
New dwellings approved 1,636
across Charles Sturt
same for both
Approvals change year on year +109%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Findon Seaton
Houses 3.9%
$700/wk on $935K
 3.9%
$750/wk on $997K
Units — 4.4%
$530/wk on $625K

Ranking within SA

Findon Seaton
House price Higher than 41% of SA Higher than 47% of SA
Income Higher than 48% of SA Higher than 36% of SA
Schools Higher than 29% of SA —
Walkability Higher than 97% of SA Higher than 83% of SA
Affordability Higher than 48% of SA Higher than 29% of SA
EV adoption Higher than 59% of SA
same for both
NBN connectivity Higher than 91% of SA Higher than 82% of SA
Rental yield (houses) Higher than 48% of SA Higher than 49% of SA
Rental yield (units) — Higher than 38% of SA

Liveability

Findon is more walkable (87 vs 58); Findon scores higher overall (41 vs 36).

Findon Seaton
Grade C
same for both
Score 41/100 36/100
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 3/10

Risk profile

Findon Seaton
Bushfire None
0/100
same for both
Crime High
81/100
 High
77/100
Flood High
78/100
 High
79/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
 6
within 5 km

Schools

Findon Seaton
Inside the suburb 3 2
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 1
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 7.1 km
 3
Adelaide University, Adelaide City Campus, 8.9 km
Full-time students aged 15–24 2.8% 1.7%

Schools in Findon

  • Findon High School Government · Secondary below peers
  • Findon High School - Findon Technical College Government · Secondary
  • Nazareth Catholic College - Findon Campus Catholic · Primary

Schools in Seaton

  • Seaton High School Government · Secondary above peers
  • Seaton Park Primary School Government · Primary below peers

Amenities in the suburb

Findon Seaton
Supermarkets 4 0
Cafes & restaurants 3 5
Parks & reserves 9 12
Childcare 3
same for both
GPs 0 1
Pharmacies 3 2
Banks & Bank@Post 2 1
Fuel stations 1 2

Mobility

Seaton sits further from the CBD (10.9 km vs 8.9 km).

Findon Seaton
Walkability score 87/100 58/100
Distance to Adelaide 8.9 km 10.9 km
+22% vs other
Drive time (normal traffic) 16 min 19 min
Public transport score 78/100
Bus
 87/100
Rail · Bus
Peak arrivals per hour 139.0
7-9am + 5-7pm
 179.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.6%
postcode 5023
same for both
Rooftop solar per 100 dwellings 44
postcode 5023
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Findon Seaton
Car (driver) 75.6% / 78.3%
Findon — Car (driver): 75.6% Seaton — Car (driver): 78.3%
Worked from Home 10.3% / 8.5%
Findon — Worked from Home: 10.3% Seaton — Worked from Home: 8.5%
Car (passenger) 5.5% / 5.3%
Findon — Car (passenger): 5.5% Seaton — Car (passenger): 5.3%
Bus 5.0% / 4.0%
Findon — Bus: 5.0% Seaton — Bus: 4.0%
Walked Only 1.7% / 1.0%
Findon — Walked Only: 1.7% Seaton — Walked Only: 1.0%
Train 0.4% / 1.8%
Findon — Train: 0.4% Seaton — Train: 1.8%

Bars are drawn against the largest share shown (78.3%).

Setting

Findon Seaton
Elevation 13 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 4.0 km
4.0 km to a named beach
 2.4 km
2.5 km to a named beach

NBN connectivity

Findon Seaton
Connectivity score 77/100 70/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 47%
3,976 premises
 23%
5,473 premises

Climate

Findon Seaton
Annual rainfall 457 mm 394 mm
Summer max (Jan) 29.1°C 28.1°C
Winter min (Jul) 8.5°C 7.8°C

Air quality (annual mean)

Findon Seaton
PM2.5 6.0 µg/m³ 4.5 µg/m³
PM10 17.8 µg/m³ 20.3 µg/m³
NO₂ 1.12 pphm —

Council rates

Findon Seaton
Average residential rate $1,726/yr
same for both
Council Charles Sturt
same for both

Federal electorate

Findon Seaton
Division Hindmarsh
same for both
Member Mark Butler
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Findon Seaton
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Findon

Inner Multicultural Parks Townhouses

Seaton

Coastal Middle-Ring Parks Townhouses Transport Hub

More comparisons

Other comparisons with Findon

Findon vs Flinders Park Findon vs Kidman Park Findon vs Woodville West Findon vs Woodville South Findon vs Beverley

Other comparisons with Seaton

Seaton vs West Lakes Seaton vs Fulham Gardens Seaton vs Grange Seaton vs Kidman Park Seaton vs Woodville West Seaton vs Royal Park
Full data on Findon Full data on Seaton
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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