Patterson Lakes vs Seaford

Seaford is the younger of the two, with a median age of 40 against 46 in Patterson Lakes. In both, most households own their home and most homes are detached houses. In Patterson Lakes, about half of households are couple families. Houses cost more in Patterson Lakes: a median of $1.34 million, against $870,000 in Seaford, and rent is higher there too. Patterson Lakes is closer to the city centre: 46.7 km, against 51.9 km. On these figures, Patterson Lakes tends to suit couples, while Seaford suits buyers on a tighter budget.

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

Seaford

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (9 vs 1)
  • has more childcare (17 vs 3)
  • has more parks and reserves (18 vs 8)
  • But Patterson Lakes carries lower crime risk (60/100 vs 83/100)

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

First-home buyers

Seaford

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($870,000 vs $1,338,000)
  • has cheaper units ($610,000 vs $675,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Seaford

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (34% vs 16%)
  • has cheaper rent ($351/wk vs $430/wk)

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

Commuting to the city

Patterson Lakes

ahead on 3 of the 4 things we measure here

  • is more walkable (74/100 vs 62/100)
  • has a shorter drive in (42 min vs 47 min)
  • sits closer to the CBD (46.7 km vs 51.9 km)

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

Downsizers and retirees

Patterson Lakes

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (40% vs 26%)
  • carries lower crime risk (60/100 vs 83/100)
  • is more walkable (74/100 vs 62/100)
  • But Seaford has more GPs (5 vs 2)

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

Investors

Too close to call

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

Weighs house yield, unit yield, and population growth.

Where they sit

Patterson Lakes 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.

Patterson Lakes 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.

Patterson Lakes Seaford
Walkability 74 / 62
Patterson Lakes — Walkability: 74/100 Seaford — Walkability: 62/100
Safety 40 / 17
Patterson Lakes — Safety: 40/100 Seaford — Safety: 17/100
Low fire risk 100 / 100
Patterson Lakes — Low fire risk: 100/100 Seaford — Low fire risk: 100/100
Low flood risk 14 / 27
Patterson Lakes — Low flood risk: 14/100 Seaford — Low flood risk: 27/100

Demographics

Seaford has more residents (17,215 vs 7,793); Patterson Lakes has higher household incomes ($100,464 vs $78,000).

Patterson Lakes Seaford
Population 7,793 17,215
+121% vs other
Population trend (2016 → 2021) +3.0% +4.6%
Median age 46 40
Median household income $100,464/yr
+22% vs other
 $78,000/yr
Median weekly rent $430/wk
+18% vs other
 $351/wk

Age profile

Share of residents in each band, 2021 Census.

Patterson Lakes Seaford
0-4 4.9% / 6.8%
Patterson Lakes — 0-4: 4.9% Seaford — 0-4: 6.8%
5-14 11.0% / 10.8%
Patterson Lakes — 5-14: 11.0% Seaford — 5-14: 10.8%
15-19 5.8% / 4.5%
Patterson Lakes — 15-19: 5.8% Seaford — 15-19: 4.5%
20-24 4.9% / 4.7%
Patterson Lakes — 20-24: 4.9% Seaford — 20-24: 4.7%
25-34 9.0% / 13.7%
Patterson Lakes — 25-34: 9.0% Seaford — 25-34: 13.7%
35-44 11.7% / 15.6%
Patterson Lakes — 35-44: 11.7% Seaford — 35-44: 15.6%
45-54 16.1% / 14.2%
Patterson Lakes — 45-54: 16.1% Seaford — 45-54: 14.2%
55-64 15.1% / 11.8%
Patterson Lakes — 55-64: 15.1% Seaford — 55-64: 11.8%
65-74 12.7% / 9.8%
Patterson Lakes — 65-74: 12.7% Seaford — 65-74: 9.8%
75-84 6.4% / 5.9%
Patterson Lakes — 75-84: 6.4% Seaford — 75-84: 5.9%
85+ 2.4% / 2.2%
Patterson Lakes — 85+: 2.4% Seaford — 85+: 2.2%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Patterson Lakes 36.2% lone person
Patterson Lakes — Lone Person: 36.2% Patterson Lakes — Couple Families: 45.4% Patterson Lakes — One Parent Families: 15.8% Patterson Lakes — Group Household: 2.1% Patterson Lakes — Other Families: 0.5%
Seaford 43.3% lone person
Seaford — Lone Person: 43.3% Seaford — Couple Families: 32.6% Seaford — One Parent Families: 17.9% Seaford — Group Household: 4.4% Seaford — Other Families: 1.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Patterson Lakes 16.0% renting
Patterson Lakes — Owned Outright: 40.8% Patterson Lakes — Mortgage: 43.3% Patterson Lakes — Renting: 16.0%
Seaford 34.4% renting
Seaford — Owned Outright: 28.7% Seaford — Mortgage: 36.9% Seaford — Renting: 34.4%
Owned outright Mortgage Renting

Qualifications

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

Patterson Lakes Seaford
Certificate III & IV 15.7% / 16.3%
Patterson Lakes — Certificate III & IV: 15.7% Seaford — Certificate III & IV: 16.3%
Bachelor Degree 13.2% / 11.5%
Patterson Lakes — Bachelor Degree: 13.2% Seaford — Bachelor Degree: 11.5%
Advanced Diploma / Diploma 9.3% / 9.3%
Patterson Lakes — Advanced Diploma / Diploma: 9.3% Seaford — Advanced Diploma / Diploma: 9.3%
Postgraduate Degree 3.9% / 3.1%
Patterson Lakes — Postgraduate Degree: 3.9% Seaford — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 2.2% / 2.2%
Patterson Lakes — Graduate Diploma / Certificate: 2.2% Seaford — Graduate Diploma / Certificate: 2.2%

Bars are drawn against the largest share shown (16.3%).

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.

Patterson Lakes Seaford
England 4.9% / 5.0%
Patterson Lakes — England: 4.9% Seaford — England: 5.0%
New Zealand 1.7% / 2.3%
Patterson Lakes — New Zealand: 1.7% Seaford — New Zealand: 2.3%
China 2.5% / 0.7%
Patterson Lakes — China: 2.5% Seaford — China: 0.7%
India 1.3% / 0.6%
Patterson Lakes — India: 1.3% Seaford — India: 0.6%
Scotland 0.8% / 0.8%
Patterson Lakes — Scotland: 0.8% Seaford — Scotland: 0.8%
South Africa 0.9% / —
Patterson Lakes — South Africa: 0.9% Seaford — South Africa: not among its largest
Germany — / 0.8%
Patterson Lakes — Germany: not among its largest Seaford — Germany: 0.8%

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Patterson Lakes 59.9% houses
Patterson Lakes — Houses: 59.9% Patterson Lakes — Townhouses: 24.7% Patterson Lakes — Flats / Apartments: 15.4%
Seaford 73.6% houses
Seaford — Houses: 73.6% Seaford — Townhouses: 23.2% Seaford — Flats / Apartments: 3.2%
Houses Townhouses Flats / Apartments

Property market

Patterson Lakes Seaford
Median house price $1,338,000 $870,000
Median unit price $675,000 $610,000
Median land price — $850,000
Typical days to sell (houses) 24 days
from 65 sales
 24 days
from 188 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.

Patterson Lakes Seaford
2 bed $635K / $540K
Patterson Lakes — 2 bed: $635K (25 sales) Seaford — 2 bed: $540K (91 sales)

25 vs 91 sales

3 bed $734K / $720K
Patterson Lakes — 3 bed: $734K (13 sales) Seaford — 3 bed: $720K (55 sales)

13 vs 55 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.

Patterson Lakes Seaford
3 bed $1.09M / $850K
Patterson Lakes — 3 bed: $1.09M (53 sales) Seaford — 3 bed: $850K (262 sales)

53 vs 262 sales

4 bed $1.45M / $1M
Patterson Lakes — 4 bed: $1.45M (51 sales) Seaford — 4 bed: $1M (65 sales)

51 vs 65 sales

5 bed $1.5M / $1.06M
Patterson Lakes — 5 bed: $1.5M (21 sales) Seaford — 5 bed: $1.06M (18 sales)

21 vs 18 sales

Zoning mix

Seaford has more industrially zoned land (13% vs 0%).

Patterson Lakes Seaford
Residential 61% 45%
Infrastructure and transport 24%
same for both
Parks and recreation 9% 17%
Industrial 0% 13%
Other and special use 5% 0%
Rural and farming 0% 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

Patterson Lakes Seaford
New dwellings approved 465
across Kingston (Vic.)
 725
across Frankston
Approvals change year on year -36% -47%

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.

Patterson Lakes Seaford
Houses 3.9%
$1,200/wk on $1.6M
 4.0%
$680/wk on $890K
Units 4.7%
$620/wk on $679K
 4.7%
$550/wk on $605K

Ranking within VIC

Patterson Lakes Seaford
House price Higher than 75% of VIC Higher than 65% of VIC
Income Higher than 73% of VIC Higher than 45% of VIC
Schools — Higher than 36% of VIC
Walkability Higher than 91% of VIC Higher than 88% of VIC
Affordability Higher than 29% of VIC Higher than 25% of VIC
EV adoption Higher than 80% of VIC Higher than 66% of VIC
NBN connectivity Higher than 94% of VIC Higher than 95% of VIC
Rental yield (houses) Higher than 61% of VIC Higher than 67% of VIC
Rental yield (units) Higher than 48% of VIC Higher than 46% of VIC

Liveability

Patterson Lakes scores higher overall (58 vs 41); Patterson Lakes is more walkable (74 vs 62).

Patterson Lakes Seaford
Grade B C
Score 58/100 41/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 5/10

Risk profile

Seaford carries more crime risk (83 vs 60); Patterson Lakes carries more flood risk (86 vs 73).

Patterson Lakes Seaford
Bushfire None
0/100
same for both
Crime Moderate
60/100
 High
83/100
Flood High
86/100
 High
73/100
Coastal erosion None
0/100
 Moderate
50/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Patterson Lakes Seaford
Inside the suburb 1 9
Rated above peers 0 1
Rated at peers 1 4
Rated below peers 0 2

Schools in Patterson Lakes

  • Patterson Lakes Primary School Government · Primary at peers

Schools in Seaford

  • Kananook Primary School Government · Primary above peers
  • Belvedere Park Primary School Government · Primary at peers
  • Patterson River Secondary College Government · Secondary at peers
  • Seaford North Primary School Government · Primary at peers
  • Seaford Park Primary School Government · Primary at peers
  • Seaford Primary School Government · Primary below peers

Amenities in the suburb

Patterson Lakes Seaford
Supermarkets 2 4
Cafes & restaurants 2 18
Parks & reserves 8 18
Childcare 3 17
GPs 2 5
Pharmacies 1 2
Banks & Bank@Post 1 3
Fuel stations 2 7
Waterways 4 1

Mobility

Seaford sits further from the CBD (51.9 km vs 46.7 km).

Patterson Lakes Seaford
Walkability score 74/100 62/100
Distance to Melbourne 46.7 km 51.9 km
+11% vs other
Drive time (normal traffic) 42 min 47 min
Public transport score 77/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 43.8
7-9am + 5-7pm
 206.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.1%
postcode 3197
 0.7%
postcode 3198
Rooftop solar per 100 dwellings 29
postcode 3197
 29
postcode 3198

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.

Patterson Lakes Seaford
Car (driver) 64.0% / 64.8%
Patterson Lakes — Car (driver): 64.0% Seaford — Car (driver): 64.8%
Worked from Home 28.7% / 26.9%
Patterson Lakes — Worked from Home: 28.7% Seaford — Worked from Home: 26.9%
Car (passenger) 3.5% / 3.3%
Patterson Lakes — Car (passenger): 3.5% Seaford — Car (passenger): 3.3%
Train 1.7% / 2.6%
Patterson Lakes — Train: 1.7% Seaford — Train: 2.6%
Walked Only 1.0% / 1.1%
Patterson Lakes — Walked Only: 1.0% Seaford — Walked Only: 1.1%

Bars are drawn against the largest share shown (64.8%).

Setting

Patterson Lakes Seaford
Elevation 6 m
above sea level, at the suburb centre
 4 m
above sea level, at the suburb centre
Distance to the ocean 2.0 km
2.2 km to a named beach
 1.2 km
1.3 km to a named beach

NBN connectivity

Patterson Lakes Seaford
Connectivity score 87/100 89/100
Most common technology Fibre to the curb
same for both
Full-fibre (FTTP) share 39%
3,612 premises
 46%
9,914 premises

Climate

Patterson Lakes Seaford
Annual rainfall —
same for both
Summer max (Jan) 24.5°C
same for both
Winter min (Jul) 8.3°C
same for both

Air quality (annual mean)

Patterson Lakes Seaford
PM2.5 6.3 µg/m³
same for both
PM10 20.8 µg/m³
same for both
NO₂ 0.98 pphm
same for both

Council rates

Patterson Lakes Seaford
Average residential rate $1,940/yr $1,795/yr
Council Kingston (Vic.) Frankston

Federal electorate

Patterson Lakes Seaford
Division Dunkley
same for both
Member Jodie Belyea
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Patterson Lakes Seaford
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Patterson Lakes

Coastal Outer Parks Premium River Townhouses

Seaford

Beach Coastal Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Patterson Lakes

Patterson Lakes vs Carrum Downs Patterson Lakes vs Bonbeach Patterson Lakes vs Chelsea Heights Patterson Lakes vs Carrum Patterson Lakes vs Bangholme

Other comparisons with Seaford

Seaford vs Frankston Seaford vs Carrum Downs Seaford vs Frankston North Seaford vs Carrum
Full data on Patterson Lakes Full data on Seaford
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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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