Moana vs Seaford

Moana is the younger of the two, with a median age of 40 against 43 in Seaford. In both, most households own their home and the large majority of homes are detached houses. In Moana, about half of households are couple families. Houses cost more in Moana: a median of $1.02 million, against $880,000 in Seaford. On these figures, Moana tends to suit couples, while Seaford suits people living alone and older residents.

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

They split

one each way, out of the 6 things we measure here

  • Moana carries lower crime risk (51/100 vs 86/100)
  • Seaford has more childcare (8 vs 0)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Moana has cheaper land ($787,500 vs $1,357,970)
  • Seaford has cheaper houses ($880,000 vs $1,023,500)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Moana leaves renters under less rental stress (20% vs 26%)
  • Seaford has a bigger rental market to choose from (28% vs 18%)

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

Commuting to the city

Seaford

ahead on the one thing that separates them

  • is more walkable (79/100 vs 37/100)

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

Downsizers and retirees

Seaford

ahead on 2 of the 5 things we measure here

  • is more walkable (79/100 vs 37/100)
  • has more residents already 65 and over (26% vs 17%)
  • But Moana carries lower crime risk (51/100 vs 86/100)

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

Investors

Moana

ahead on the one thing that separates them

  • is growing faster (25.7% vs 1.1%)

Weighs house yield and population growth.

Where they sit

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

Moana Seaford
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.

Moana Seaford
Walkability 37 / 79
Moana — Walkability: 37/100 Seaford — Walkability: 79/100
Safety 49 / 14
Moana — Safety: 49/100 Seaford — Safety: 14/100
Low fire risk 100 / 100
Moana — Low fire risk: 100/100 Seaford — Low fire risk: 100/100

Demographics

Seaford has more residents (4,493 vs 3,316); Moana has higher household incomes ($84,812 vs $65,208).

Moana Seaford
Population 3,316 4,493
+35% vs other
Population trend (2016 → 2021) +25.7% +1.1%
Median age 40 43
Median household income $84,812/yr
+23% vs other
 $65,208/yr
Median weekly rent $330/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Moana Seaford
0-4 5.9% / 4.8%
Moana — 0-4: 5.9% Seaford — 0-4: 4.8%
5-14 12.8% / 12.2%
Moana — 5-14: 12.8% Seaford — 5-14: 12.2%
15-19 5.6% / 5.2%
Moana — 15-19: 5.6% Seaford — 15-19: 5.2%
20-24 5.6% / 5.2%
Moana — 20-24: 5.6% Seaford — 20-24: 5.2%
25-34 12.0% / 11.1%
Moana — 25-34: 12.0% Seaford — 25-34: 11.1%
35-44 12.7% / 12.6%
Moana — 35-44: 12.7% Seaford — 35-44: 12.6%
45-54 13.6% / 11.5%
Moana — 45-54: 13.6% Seaford — 45-54: 11.5%
55-64 15.3% / 11.6%
Moana — 55-64: 15.3% Seaford — 55-64: 11.6%
65-74 11.5% / 12.2%
Moana — 65-74: 11.5% Seaford — 65-74: 12.2%
75-84 4.1% / 8.9%
Moana — 75-84: 4.1% Seaford — 75-84: 8.9%
85+ 1.1% / 4.8%
Moana — 85+: 1.1% Seaford — 85+: 4.8%

Bars are drawn against the largest share shown (15.3%).

Who lives together

Household composition, 2021 Census.

Moana 45.6% couple families
Moana — Couple Families: 45.6% Moana — Lone Person: 32.8% Moana — One Parent Families: 17.9% Moana — Group Household: 2.7% Moana — Other Families: 0.9%
Seaford 34.7% couple families
Seaford — Couple Families: 34.7% Seaford — Lone Person: 41.8% Seaford — One Parent Families: 18.6% Seaford — Group Household: 3.7% Seaford — Other Families: 1.2%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Moana 18.2% renting
Moana — Owned Outright: 32.0% Moana — Mortgage: 49.8% Moana — Renting: 18.2%
Seaford 28.4% renting
Seaford — Owned Outright: 33.7% Seaford — Mortgage: 38.0% Seaford — Renting: 28.4%
Owned outright Mortgage Renting

Qualifications

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

Moana Seaford
Certificate III & IV 20.3% / 19.1%
Moana — Certificate III & IV: 20.3% Seaford — Certificate III & IV: 19.1%
Bachelor Degree 10.5% / 7.6%
Moana — Bachelor Degree: 10.5% Seaford — Bachelor Degree: 7.6%
Advanced Diploma / Diploma 8.4% / 7.4%
Moana — Advanced Diploma / Diploma: 8.4% Seaford — Advanced Diploma / Diploma: 7.4%
Postgraduate Degree 2.5% / 1.7%
Moana — Postgraduate Degree: 2.5% Seaford — Postgraduate Degree: 1.7%
Graduate Diploma / Certificate 1.8% / 1.5%
Moana — Graduate Diploma / Certificate: 1.8% Seaford — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (20.3%).

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.

Moana Seaford
England 13.8% / 13.8%
Moana — England: 13.8% Seaford — England: 13.8%
Scotland 1.6% / 1.1%
Moana — Scotland: 1.6% Seaford — Scotland: 1.1%
New Zealand 0.9% / 1.6%
Moana — New Zealand: 0.9% Seaford — New Zealand: 1.6%
Germany 0.7% / 0.7%
Moana — Germany: 0.7% Seaford — Germany: 0.7%
South Africa 0.6% / 0.8%
Moana — South Africa: 0.6% Seaford — South Africa: 0.8%
Philippines 0.6% / 0.6%
Moana — Philippines: 0.6% Seaford — Philippines: 0.6%

Bars are drawn against the largest share shown (13.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Moana 88.6% houses
Moana — Houses: 88.6% Moana — Flats / Apartments: 11.4% Moana — Townhouses: 0.0%
Seaford 85.3% houses
Seaford — Houses: 85.3% Seaford — Flats / Apartments: 4.7% Seaford — Townhouses: 10.1%
Houses Flats / Apartments Townhouses

Property market

Moana Seaford
Median house price $1,023,500 $880,000
Median unit price $916,000 —
Median land price $787,500 $1,357,970
Typical days to sell (houses) 18 days
from 24 sales
 21 days
from 41 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.

Moana Seaford
3 bed $955K / $843K
Moana — 3 bed: $955K (26 sales) Seaford — 3 bed: $843K (67 sales)

26 vs 67 sales

4 bed $1.17M / $951K
Moana — 4 bed: $1.17M (25 sales) Seaford — 4 bed: $951K (17 sales)

25 vs 17 sales

Zoning mix

Moana has more land zoned for conservation (27% vs 6%); Seaford has more industrially zoned land (13% vs 0%).

Moana Seaford
Residential 60% 65%
Environmental 27% 6%
Commercial 5% 17%
Industrial 0% 13%
Other and special use 8% 0%
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

Moana Seaford
New dwellings approved 1,367
across Onkaparinga
same for both
Approvals change year on year +58%
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.

Moana Seaford
Houses 3.9%
$700/wk on $930K
 4.2%
$682/wk on $844K
Units —
same for both

Ranking within SA

Moana Seaford
House price Higher than 52% of SA Higher than 25% of SA
Income Higher than 63% of SA Higher than 33% of SA
Schools — Higher than 8% of SA
Walkability Higher than 77% of SA Higher than 91% of SA
Affordability Higher than 52% of SA Higher than 51% of SA
EV adoption Higher than 74% of SA
same for both
NBN connectivity Higher than 99% of SA Higher than 98% of SA
Rental yield (houses) Higher than 50% of SA Higher than 72% of SA

Liveability

Seaford is more walkable (79 vs 37); Moana scores higher overall (50 vs 39).

Moana Seaford
Grade B C
Score 50/100 39/100
Socio-economic band mid-range socio-economic
decile 6/10
 below-average income
decile 3/10

Risk profile

Seaford carries more crime risk (86 vs 51).

Moana Seaford
Bushfire None
0/100
same for both
Crime Moderate
51/100
 High
86/100
Flood Moderate
59/100
 —
Coastal erosion Moderate
42/100
 Low
31/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 6
within 5 km

Schools

Moana Seaford
Inside the suburb 0 3
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0 1

Schools in Moana

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

Schools in Seaford

  • Moana Primary School Government · Primary at peers
  • Seaford Secondary College Government · Secondary at peers
  • All Saints Catholic Primary School Catholic · Primary below peers

Amenities in the suburb

Moana Seaford
Supermarkets 0 3
Cafes & restaurants 1 6
Parks & reserves 3 1
Childcare 0 8
GPs 1
same for both
Pharmacies 1 2
Banks & Bank@Post 0 3
Fuel stations 0 3

Mobility

Moana Seaford
Walkability score 37/100 79/100
Distance to Adelaide 37.5 km
+3% vs other
 36.2 km
Drive time (normal traffic) 40 min 37 min
Public transport score 79/100
Bus
 91/100
Rail · Bus
Peak arrivals per hour 43.5
7-9am + 5-7pm
 119.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 5169
same for both
Rooftop solar per 100 dwellings 73
postcode 5169
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.

Moana Seaford
Car (driver) 80.2% / 76.9%
Moana — Car (driver): 80.2% Seaford — Car (driver): 76.9%
Worked from Home 10.8% / 9.3%
Moana — Worked from Home: 10.8% Seaford — Worked from Home: 9.3%
Car (passenger) 4.5% / 5.6%
Moana — Car (passenger): 4.5% Seaford — Car (passenger): 5.6%
Train 2.6% / 5.2%
Moana — Train: 2.6% Seaford — Train: 5.2%
Walked Only 0.7% / 1.4%
Moana — Walked Only: 0.7% Seaford — Walked Only: 1.4%
Bus 0.7% / 0.9%
Moana — Bus: 0.7% Seaford — Bus: 0.9%

Bars are drawn against the largest share shown (80.2%).

Setting

Moana Seaford
Elevation 18 m
above sea level, at the suburb centre
 26 m
above sea level, at the suburb centre
Distance to the ocean 311 m
807 m to a named beach
 885 m
3.3 km to a named beach

NBN connectivity

Moana Seaford
Connectivity score 100/100 97/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
1,731 premises
 92%
2,374 premises

Climate

Moana Seaford
Annual rainfall 786 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Moana Seaford
PM2.5 —
same for both
PM10 19.5 µg/m³
same for both
NO₂ 0.34 pphm
same for both

Council rates

Moana Seaford
Average residential rate $2,008/yr
same for both
Council Onkaparinga
same for both

Federal electorate

Moana Seaford
Division Kingston
same for both
Member Amanda Rishworth
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Moana Seaford
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Moana

Beach Coastal Large Blocks Outer

Seaford

Coastal Easy Commute Large Blocks Outer Retirees Transport Hub

More comparisons

Other comparisons with Moana

Moana vs Seaford Rise Moana vs Maslin Beach

Other comparisons with Seaford

Seaford vs Seaford Rise Seaford vs Seaford Meadows Seaford vs Port Noarlunga South Seaford vs Old Noarlunga Seaford vs Seaford Heights
Full data on Moana Full data on Seaford
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or