Noarlunga Downs vs Seaford Meadows

Seaford Meadows is the younger of the two, with a median age of 31 against 39 in Noarlunga Downs. In both, most households own their home and the large majority of homes are detached houses. In Seaford Meadows, about half of households are couple families. On these figures, Noarlunga Downs tends to suit people living alone, while Seaford Meadows suits families with children and couples.

Seaford Meadows has a notably higher median household income at $86,476 compared to Noarlunga Downs' $61,828, and it scores better on liveability (28 versus 20) and walkability (57 versus 48). Noarlunga Downs offers lower median house prices at $770,000 and cheaper weekly rent at $250, though units are pricier there. Both suburbs face similar flood risk, but Noarlunga Downs has slightly lower bushfire risk. Seaford Meadows suits buyers prioritising walkability and household income levels, while Noarlunga Downs may appeal to those seeking lower entry costs for houses.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

  • Noarlunga Downs has more schools inside the suburb (3 vs 0)
  • Seaford Meadows is already more of a family suburb (69% vs 52%)

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

First-home buyers

Seaford Meadows

ahead on the one thing that separates them

  • has cheaper units ($530,500 vs $590,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Noarlunga Downs

ahead on the one thing that separates them

  • has cheaper rent ($250/wk vs $360/wk)

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

Commuting to the city

Noarlunga Downs

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (33 min vs 38 min)
  • sits closer to the CBD (33.3 km vs 35.6 km)
  • But Seaford Meadows is more walkable (57/100 vs 48/100)

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

Downsizers and retirees

Seaford Meadows

ahead on 2 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (57/100 vs 48/100)
  • But Noarlunga Downs has more residents already 65 and over (18% vs 8%)

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

Investors

Seaford Meadows

ahead on the one thing that separates them

  • is growing faster (32.5% vs 4.8%)

Weighs house yield and population growth.

Where they sit

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

Noarlunga Downs Seaford Meadows
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.

Noarlunga Downs Seaford Meadows
Walkability 48 / 57
Noarlunga Downs — Walkability: 48/100 Seaford Meadows — Walkability: 57/100
Safety 35 / 30
Noarlunga Downs — Safety: 35/100 Seaford Meadows — Safety: 30/100
Low fire risk 62 / 67
Noarlunga Downs — Low fire risk: 62/100 Seaford Meadows — Low fire risk: 67/100
Low flood risk 18 / 16
Noarlunga Downs — Low flood risk: 18/100 Seaford Meadows — Low flood risk: 16/100

Demographics

Seaford Meadows rents higher ($360/wk vs $250/wk); Seaford Meadows has higher household incomes ($86,476 vs $61,828).

Noarlunga Downs Seaford Meadows
Population 4,031 5,102
+27% vs other
Population trend (2016 → 2021) +4.8% +32.5%
Median age 39 31
Median household income $61,828/yr $86,476/yr
+40% vs other
Median weekly rent $250/wk $360/wk
+44% vs other

Age profile

Share of residents in each band, 2021 Census.

Noarlunga Downs Seaford Meadows
0-4 5.4% / 8.8%
Noarlunga Downs — 0-4: 5.4% Seaford Meadows — 0-4: 8.8%
5-14 13.0% / 15.7%
Noarlunga Downs — 5-14: 13.0% Seaford Meadows — 5-14: 15.7%
15-19 5.5% / 6.1%
Noarlunga Downs — 15-19: 5.5% Seaford Meadows — 15-19: 6.1%
20-24 6.5% / 6.5%
Noarlunga Downs — 20-24: 6.5% Seaford Meadows — 20-24: 6.5%
25-34 12.9% / 19.7%
Noarlunga Downs — 25-34: 12.9% Seaford Meadows — 25-34: 19.7%
35-44 12.4% / 16.7%
Noarlunga Downs — 35-44: 12.4% Seaford Meadows — 35-44: 16.7%
45-54 12.7% / 11.0%
Noarlunga Downs — 45-54: 12.7% Seaford Meadows — 45-54: 11.0%
55-64 13.2% / 6.9%
Noarlunga Downs — 55-64: 13.2% Seaford Meadows — 55-64: 6.9%
65-74 11.0% / 5.6%
Noarlunga Downs — 65-74: 11.0% Seaford Meadows — 65-74: 5.6%
75-84 6.1% / 2.2%
Noarlunga Downs — 75-84: 6.1% Seaford Meadows — 75-84: 2.2%
85+ 1.4% / 0.6%
Noarlunga Downs — 85+: 1.4% Seaford Meadows — 85+: 0.6%

Bars are drawn against the largest share shown (19.7%).

Who lives together

Household composition, 2021 Census.

Noarlunga Downs 31.5% couple families
Noarlunga Downs — Couple Families: 31.5% Noarlunga Downs — Lone Person: 42.0% Noarlunga Downs — One Parent Families: 20.9% Noarlunga Downs — Group Household: 4.0% Noarlunga Downs — Other Families: 1.6%
Seaford Meadows 45.4% couple families
Seaford Meadows — Couple Families: 45.4% Seaford Meadows — Lone Person: 25.7% Seaford Meadows — One Parent Families: 23.8% Seaford Meadows — Group Household: 3.9% Seaford Meadows — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Noarlunga Downs 34.7% renting
Noarlunga Downs — Owned Outright: 21.8% Noarlunga Downs — Mortgage: 43.6% Noarlunga Downs — Renting: 34.7%
Seaford Meadows 38.0% renting
Seaford Meadows — Owned Outright: 13.1% Seaford Meadows — Mortgage: 49.0% Seaford Meadows — Renting: 38.0%
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.

Noarlunga Downs Seaford Meadows
England 9.4% / 8.9%
Noarlunga Downs — England: 9.4% Seaford Meadows — England: 8.9%
Scotland 1.1% / 1.3%
Noarlunga Downs — Scotland: 1.1% Seaford Meadows — Scotland: 1.3%
New Zealand 1.1% / 1.0%
Noarlunga Downs — New Zealand: 1.1% Seaford Meadows — New Zealand: 1.0%
Philippines 0.8% / 1.3%
Noarlunga Downs — Philippines: 0.8% Seaford Meadows — Philippines: 1.3%
India 0.9% / 1.0%
Noarlunga Downs — India: 0.9% Seaford Meadows — India: 1.0%

Bars are drawn against the largest share shown (9.4%).

Qualifications

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

Noarlunga Downs Seaford Meadows
Certificate III & IV 19.7% / 20.8%
Noarlunga Downs — Certificate III & IV: 19.7% Seaford Meadows — Certificate III & IV: 20.8%
Bachelor Degree 7.8% / 9.4%
Noarlunga Downs — Bachelor Degree: 7.8% Seaford Meadows — Bachelor Degree: 9.4%
Advanced Diploma / Diploma 6.7% / 7.5%
Noarlunga Downs — Advanced Diploma / Diploma: 6.7% Seaford Meadows — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 2.0% / 2.1%
Noarlunga Downs — Postgraduate Degree: 2.0% Seaford Meadows — Postgraduate Degree: 2.1%
Graduate Diploma / Certificate 1.1% / 1.7%
Noarlunga Downs — Graduate Diploma / Certificate: 1.1% Seaford Meadows — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (20.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Noarlunga Downs 88.5% houses
Noarlunga Downs — Houses: 88.5% Noarlunga Downs — Flats / Apartments: 4.1% Noarlunga Downs — Townhouses: 7.4%
Seaford Meadows 88.4% houses
Seaford Meadows — Houses: 88.4% Seaford Meadows — Flats / Apartments: 7.4% Seaford Meadows — Townhouses: 4.1%
Houses Flats / Apartments Townhouses

Property market

Noarlunga Downs Seaford Meadows
Median house price $780,000 $840,000
Median unit price $590,000 $530,500
Median land price —
same for both
Typical days to sell (houses) 24 days
from 25 sales
 15 days
from 60 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.

Noarlunga Downs Seaford Meadows
3 bed $740K / $787K
Noarlunga Downs — 3 bed: $740K (43 sales) Seaford Meadows — 3 bed: $787K (57 sales)

43 vs 57 sales

4 bed $875K / $900K
Noarlunga Downs — 4 bed: $875K (25 sales) Seaford Meadows — 4 bed: $900K (48 sales)

25 vs 48 sales

5 bed $1.07M / $980K
Noarlunga Downs — 5 bed: $1.07M (7 sales) Seaford Meadows — 5 bed: $980K (6 sales)

7 vs 6 sales

Zoning mix

Seaford Meadows has more industrially zoned land (10% vs 0%).

Noarlunga Downs Seaford Meadows
Residential 66% 51%
Environmental 33% 37%
Industrial 0% 10%
Commercial 0% 2%
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

Noarlunga Downs Seaford Meadows
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.

Noarlunga Downs Seaford Meadows
Houses 4.0%
$600/wk on $786K
 4.3%
$655/wk on $799K
Units —
same for both

Ranking within SA

Noarlunga Downs Seaford Meadows
House price Higher than 12% of SA Higher than 21% of SA
Income Higher than 30% of SA Higher than 64% of SA
Schools Higher than 19% of SA —
Walkability Higher than 80% of SA Higher than 83% of SA
Affordability Higher than 62% of SA Higher than 86% of SA
EV adoption Higher than 78% of SA Higher than 74% of SA
NBN connectivity Higher than 84% of SA Higher than 100% of SA
Rental yield (houses) Higher than 54% of SA Higher than 77% of SA

Liveability

Seaford Meadows scores higher overall (28 vs 20); Seaford Meadows is more walkable (57 vs 48).

Noarlunga Downs Seaford Meadows
Grade D
same for both
Score 20/100 28/100
Socio-economic band below-average income
decile 2/10
 mid-range socio-economic
decile 4/10

Risk profile

Noarlunga Downs Seaford Meadows
Bushfire Low
38/100
 Low
33/100
Crime Moderate
65/100
 High
70/100
Flood High
82/100
 High
84/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 4
within 5 km

Schools

Noarlunga Downs Seaford Meadows
Inside the suburb 3 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 2 0

Schools in Noarlunga Downs

  • Cardijn College - Marian Campus Catholic · Secondary below peers
  • Noarlunga Downs Primary School Government · Primary below peers
  • Sports College South Australia - South Adelaide Football Club Campus Independent · Secondary

Schools in Seaford Meadows

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

Amenities in the suburb

Noarlunga Downs Seaford Meadows
Supermarkets 0 1
Cafes & restaurants 0 2
Parks & reserves 1
same for both
Childcare 2 3
GPs 0 2
Pharmacies 0 1
Fuel stations 2
same for both
Waterways 1 0

Mobility

Seaford Meadows sits further from the CBD (35.6 km vs 33.3 km).

Noarlunga Downs Seaford Meadows
Walkability score 48/100 57/100
Distance to Adelaide 33.3 km 35.6 km
+7% vs other
Drive time (normal traffic) 33 min 38 min
Public transport score 78/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 79.5
7-9am + 5-7pm
 35.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 5168
 0.9%
postcode 5169
Rooftop solar per 100 dwellings 69
postcode 5168
 73
postcode 5169

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.

Noarlunga Downs Seaford Meadows
Car (driver) 81.2% / 76.6%
Noarlunga Downs — Car (driver): 81.2% Seaford Meadows — Car (driver): 76.6%
Worked from Home 7.0% / 11.0%
Noarlunga Downs — Worked from Home: 7.0% Seaford Meadows — Worked from Home: 11.0%
Train 4.1% / 6.2%
Noarlunga Downs — Train: 4.1% Seaford Meadows — Train: 6.2%
Car (passenger) 5.3% / 4.0%
Noarlunga Downs — Car (passenger): 5.3% Seaford Meadows — Car (passenger): 4.0%
Bus 1.4% / 0.7%
Noarlunga Downs — Bus: 1.4% Seaford Meadows — Bus: 0.7%
Walked Only 0.7% / 1.1%
Noarlunga Downs — Walked Only: 0.7% Seaford Meadows — Walked Only: 1.1%

Bars are drawn against the largest share shown (81.2%).

Setting

Noarlunga Downs Seaford Meadows
Elevation 11 m
above sea level, at the suburb centre
 34 m
above sea level, at the suburb centre
Distance to the ocean 2.4 km 1.6 km

NBN connectivity

Noarlunga Downs Seaford Meadows
Connectivity score 73/100 100/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 50%
1,843 premises
 99%
2,262 premises

Climate

Noarlunga Downs Seaford Meadows
Annual rainfall 394 mm
same for both
Summer max (Jan) 28.1°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

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

Council rates

Noarlunga Downs Seaford Meadows
Average residential rate $2,008/yr
same for both
Council Onkaparinga
same for both

Federal electorate

Noarlunga Downs Seaford Meadows
Division Kingston
same for both
Member Amanda Rishworth
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Noarlunga Downs

Coastal Large Blocks Outer

Seaford Meadows

Coastal Easy Commute Family Large Blocks Outer Quiet Trains Transport Hub Young Families

More comparisons

Other comparisons with Noarlunga Downs

Noarlunga Downs vs Huntfield Heights Noarlunga Downs vs Hackham West Noarlunga Downs vs Port Noarlunga Noarlunga Downs vs Port Noarlunga South Noarlunga Downs vs Old Noarlunga Noarlunga Downs vs Noarlunga Centre

Other comparisons with Seaford Meadows

Seaford Meadows vs Seaford Seaford Meadows vs Port Noarlunga South Seaford Meadows vs Old Noarlunga
Full data on Noarlunga Downs Full data on Seaford Meadows
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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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