Hendon vs Seaton

Comparing Hendon and Seaton, SA: Seaton has more residents (10,877 vs 1,271); Hendon is more walkable (82 vs 58); and Hendon carries more crime risk (87 vs 77).

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 4 of the 6 things we measure here

  • has more parks and reserves (12 vs 2)
  • has more childcare (3 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • But Hendon has more separate houses rather than flats (80% vs 66%)

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

First-home buyers

Hendon

ahead on the one thing that separates them

  • has cheaper land ($660,000 vs $961,500)

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

Renters

Hendon

ahead on the one thing that separates them

  • has cheaper rent ($285/wk vs $310/wk)

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

Commuting to the city

Hendon

ahead on the one thing that separates them

  • is more walkable (82/100 vs 58/100)

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

Downsizers and retirees

Seaton

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (34% vs 20%)
  • carries lower crime risk (77/100 vs 87/100)
  • But Hendon is more walkable (82/100 vs 58/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Hendon 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.

Hendon 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.

Hendon Seaton
Walkability 82 / 58
Hendon — Walkability: 82/100 Seaton — Walkability: 58/100
Safety 13 / 23
Hendon — Safety: 13/100 Seaton — Safety: 23/100
Low fire risk 100 / 100
Hendon — Low fire risk: 100/100 Seaton — Low fire risk: 100/100
Low flood risk 27 / 21
Hendon — Low flood risk: 27/100 Seaton — Low flood risk: 21/100

Demographics

Seaton has more residents (10,877 vs 1,271).

Hendon Seaton
Population 1,271 10,877
+756% vs other
Population trend (2016 → 2021) +8.4% +4.9%
Median age 40
same for both
Median household income $70,772/yr
+4% vs other
 $67,600/yr
Median weekly rent $285/wk $310/wk
+9% vs other

Age profile

Share of residents in each band, 2021 Census.

Hendon Seaton
0-4 5.0% / 5.6%
Hendon — 0-4: 5.0% Seaton — 0-4: 5.6%
5-14 9.8% / 9.6%
Hendon — 5-14: 9.8% Seaton — 5-14: 9.6%
15-19 5.8% / 4.7%
Hendon — 15-19: 5.8% Seaton — 15-19: 4.7%
20-24 5.9% / 6.0%
Hendon — 20-24: 5.9% Seaton — 20-24: 6.0%
25-34 15.7% / 16.4%
Hendon — 25-34: 15.7% Seaton — 25-34: 16.4%
35-44 12.0% / 12.5%
Hendon — 35-44: 12.0% Seaton — 35-44: 12.5%
45-54 12.6% / 12.3%
Hendon — 45-54: 12.6% Seaton — 45-54: 12.3%
55-64 11.3% / 12.1%
Hendon — 55-64: 11.3% Seaton — 55-64: 12.1%
65-74 8.7% / 9.7%
Hendon — 65-74: 8.7% Seaton — 65-74: 9.7%
75-84 5.9% / 7.1%
Hendon — 75-84: 5.9% Seaton — 75-84: 7.1%
85+ 6.8% / 3.9%
Hendon — 85+: 6.8% Seaton — 85+: 3.9%

Bars are drawn against the largest share shown (16.4%).

Who lives together

Household composition, 2021 Census.

Hendon 44.0% lone person
Hendon — Lone Person: 44.0% Hendon — Couple Families: 35.6% Hendon — One Parent Families: 15.3% Hendon — Group Household: 3.0% Hendon — Other Families: 2.2%
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.

Hendon 33.1% renting
Hendon — Owned Outright: 26.0% Hendon — Mortgage: 40.9% Hendon — Renting: 33.1%
Seaton 37.1% renting
Seaton — Owned Outright: 31.4% Seaton — Mortgage: 31.5% Seaton — Renting: 37.1%
Owned outright Mortgage Renting

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.

Hendon Seaton
India 3.8% / 4.2%
Hendon — India: 3.8% Seaton — India: 4.2%
Italy 2.7% / 5.1%
Hendon — Italy: 2.7% Seaton — Italy: 5.1%
England 3.5% / 2.6%
Hendon — England: 3.5% Seaton — England: 2.6%
Greece 1.5% / 1.3%
Hendon — Greece: 1.5% Seaton — Greece: 1.3%
Philippines 0.9% / 0.8%
Hendon — Philippines: 0.9% Seaton — Philippines: 0.8%

Bars are drawn against the largest share shown (5.1%).

Qualifications

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

Hendon Seaton
Certificate III & IV 14.8% / 15.2%
Hendon — Certificate III & IV: 14.8% Seaton — Certificate III & IV: 15.2%
Bachelor Degree 10.7% / 11.7%
Hendon — Bachelor Degree: 10.7% Seaton — Bachelor Degree: 11.7%
Advanced Diploma / Diploma 7.3% / 7.0%
Hendon — Advanced Diploma / Diploma: 7.3% Seaton — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 3.1% / 3.1%
Hendon — Postgraduate Degree: 3.1% Seaton — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 1.4% / 1.2%
Hendon — Graduate Diploma / Certificate: 1.4% Seaton — Graduate Diploma / Certificate: 1.2%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Hendon 80.4% houses
Hendon — Houses: 80.4% Hendon — Townhouses: 15.5% Hendon — Flats / Apartments: 4.2%
Seaton 66.4% houses
Seaton — Houses: 66.4% Seaton — Townhouses: 24.6% Seaton — Flats / Apartments: 9.0%
Houses Townhouses Flats / Apartments

Property market

Hendon Seaton
Median house price $930,000 $987,000
Median unit price $675,000 $618,000
Median land price $660,000 $961,500
Typical days to sell (houses) 17 days
from 11 sales
 17 days
from 138 sales

Zoning mix

Hendon has more industrially zoned land (41% vs 0%).

Hendon Seaton
Residential 52% 84%
Industrial 41% 0%
Parks and recreation 2% 15%
Commercial 5% 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

Hendon 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.

Hendon Seaton
Houses 3.9%
$630/wk on $835K
 3.9%
$750/wk on $997K
Units — 4.4%
$530/wk on $625K

Ranking within SA

Hendon Seaton
House price Higher than 36% of SA Higher than 47% of SA
Income Higher than 40% of SA Higher than 36% of SA
Schools —
same for both
Walkability Higher than 93% of SA Higher than 83% of SA
Affordability Higher than 51% of SA Higher than 29% of SA
EV adoption Higher than 76% of SA Higher than 59% of SA
NBN connectivity Higher than 79% of SA Higher than 82% of SA
Rental yield (houses) Higher than 51% of SA Higher than 49% of SA
Rental yield (units) — Higher than 38% of SA

Liveability

Hendon is more walkable (82 vs 58).

Hendon Seaton
Grade C
same for both
Score 40/100 36/100
Socio-economic band below-average income
decile 3/10
same for both

Risk profile

Hendon carries more crime risk (87 vs 77).

Hendon Seaton
Bushfire None
0/100
same for both
Crime High
87/100
 High
77/100
Flood High
73/100
 High
79/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 13
within 5 km
 6
within 5 km

Schools

Hendon Seaton
Inside the suburb 0 2
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 9.9 km
 3
Adelaide University, Adelaide City Campus, 8.9 km
Full-time students aged 15–24 1.7%
same for both

Schools in Hendon

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Seaton

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

Amenities in the suburb

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

Mobility

Hendon Seaton
Walkability score 82/100 58/100
Distance to Adelaide 11.6 km
+6% vs other
 10.9 km
Drive time (normal traffic) 20 min 19 min
Public transport score 58/100
Bus
 87/100
Rail · Bus
Peak arrivals per hour 15.2
7-9am + 5-7pm
 179.2
7-9am + 5-7pm
Median peak wait 2 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 5014
 0.6%
postcode 5023
Rooftop solar per 100 dwellings 48
postcode 5014
 44
postcode 5023

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.

Hendon Seaton
Car (driver) 80.3% / 78.3%
Hendon — Car (driver): 80.3% Seaton — Car (driver): 78.3%
Worked from Home 6.9% / 8.5%
Hendon — Worked from Home: 6.9% Seaton — Worked from Home: 8.5%
Car (passenger) 4.1% / 5.3%
Hendon — Car (passenger): 4.1% Seaton — Car (passenger): 5.3%
Bus 5.0% / 4.0%
Hendon — Bus: 5.0% Seaton — Bus: 4.0%
Train 1.0% / 1.8%
Hendon — Train: 1.0% Seaton — Train: 1.8%
Walked Only 1.5% / 1.0%
Hendon — Walked Only: 1.5% Seaton — Walked Only: 1.0%

Bars are drawn against the largest share shown (80.3%).

Setting

Hendon Seaton
Elevation 8 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 3.1 km
3.2 km to a named beach
 2.4 km
2.5 km to a named beach

NBN connectivity

Hendon Seaton
Connectivity score 65/100 70/100
Most common technology Fibre to the node Hybrid fibre-coaxial
Full-fibre (FTTP) share 37%
754 premises
 23%
5,473 premises

Climate

Hendon 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)

Hendon Seaton
PM2.5 4.5 µg/m³
same for both
PM10 20.3 µg/m³
same for both
NO₂ —
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Hendon

Middle-Ring

Seaton

Coastal Middle-Ring Parks Townhouses Transport Hub

More comparisons

Other comparisons with Hendon

Hendon vs Royal Park Hendon vs Queenstown Hendon vs Albert Park

Other comparisons with Seaton

Seaton vs Findon Seaton vs West Lakes Seaton vs Fulham Gardens Seaton vs Grange Seaton vs Kidman Park Seaton vs Woodville West
Full data on Hendon 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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