Seacombe Gardens vs Seacombe Heights

Seacombe Gardens is the younger of the two, with a median age of 35 against 40 in Seacombe Heights. In both, most households own their home and most homes are detached houses. In Seacombe Heights, about half of households are couple families. Houses cost more in Seacombe Heights: a median of $1.08 million, against $901,000 in Seacombe Gardens. On these figures, Seacombe Gardens tends to suit young adults, people living alone, and buyers on a tighter budget, while Seacombe Heights suits couples.

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

Seacombe Heights

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (26/100 vs 65/100)
  • has more separate houses rather than flats (99% vs 57%)
  • is already more of a family suburb (66% vs 50%)

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

First-home buyers

Seacombe Gardens

ahead on the one thing that separates them

  • has cheaper houses ($901,250 vs $1,076,000)

Weighs house prices and mortgage stress.

Renters

They split

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

  • Seacombe Gardens has a bigger rental market to choose from (44% vs 13%)
  • Seacombe Heights leaves renters under less rental stress (20% vs 26%)

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

Commuting to the city

Seacombe Gardens

ahead on the one thing that separates them

  • is more walkable (88/100 vs 70/100)

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

Downsizers and retirees

Seacombe Gardens

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (43% vs 2%)
  • is more walkable (88/100 vs 70/100)
  • But Seacombe Heights carries lower crime risk (26/100 vs 65/100)

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

Investors

Seacombe Gardens

ahead on the one thing that separates them

  • is growing faster (12.2% vs 4.2%)

Weighs population growth.

Where they sit

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

Seacombe Gardens Seacombe Heights
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.

Seacombe Gardens Seacombe Heights
Walkability 88 / 70
Seacombe Gardens — Walkability: 88/100 Seacombe Heights — Walkability: 70/100
Safety 35 / 74
Seacombe Gardens — Safety: 35/100 Seacombe Heights — Safety: 74/100
Low fire risk 100 / 100
Seacombe Gardens — Low fire risk: 100/100 Seacombe Heights — Low fire risk: 100/100
Low flood risk 12 / 39
Seacombe Gardens — Low flood risk: 12/100 Seacombe Heights — Low flood risk: 39/100

Demographics

Seacombe Gardens has more residents (3,373 vs 1,549); Seacombe Heights has higher household incomes ($99,684 vs $73,840).

Seacombe Gardens Seacombe Heights
Population 3,373
+54% vs other
 1,549
Population trend (2016 → 2021) +12.2% +4.2%
Median age 35 40
Median household income $73,840/yr $99,684/yr
+35% vs other
Median weekly rent $370/wk $380/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Seacombe Gardens Seacombe Heights
0-4 5.6% / 6.2%
Seacombe Gardens — 0-4: 5.6% Seacombe Heights — 0-4: 6.2%
5-14 9.9% / 12.7%
Seacombe Gardens — 5-14: 9.9% Seacombe Heights — 5-14: 12.7%
15-19 4.5% / 6.2%
Seacombe Gardens — 15-19: 4.5% Seacombe Heights — 15-19: 6.2%
20-24 9.0% / 4.5%
Seacombe Gardens — 20-24: 9.0% Seacombe Heights — 20-24: 4.5%
25-34 19.2% / 12.4%
Seacombe Gardens — 25-34: 19.2% Seacombe Heights — 25-34: 12.4%
35-44 14.1% / 14.0%
Seacombe Gardens — 35-44: 14.1% Seacombe Heights — 35-44: 14.0%
45-54 9.9% / 14.4%
Seacombe Gardens — 45-54: 9.9% Seacombe Heights — 45-54: 14.4%
55-64 10.1% / 10.8%
Seacombe Gardens — 55-64: 10.1% Seacombe Heights — 55-64: 10.8%
65-74 10.0% / 9.7%
Seacombe Gardens — 65-74: 10.0% Seacombe Heights — 65-74: 9.7%
75-84 5.0% / 7.6%
Seacombe Gardens — 75-84: 5.0% Seacombe Heights — 75-84: 7.6%
85+ 2.2% / 1.9%
Seacombe Gardens — 85+: 2.2% Seacombe Heights — 85+: 1.9%

Bars are drawn against the largest share shown (19.2%).

Who lives together

Household composition, 2021 Census.

Seacombe Gardens 30.4% couple families
Seacombe Gardens — Couple Families: 30.4% Seacombe Gardens — Lone Person: 38.5% Seacombe Gardens — One Parent Families: 19.3% Seacombe Gardens — Group Household: 8.9% Seacombe Gardens — Other Families: 2.8%
Seacombe Heights 54.5% couple families
Seacombe Heights — Couple Families: 54.5% Seacombe Heights — Lone Person: 26.5% Seacombe Heights — One Parent Families: 11.8% Seacombe Heights — Group Household: 4.6% Seacombe Heights — Other Families: 2.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Seacombe Gardens 43.7% renting
Seacombe Gardens — Owned Outright: 23.4% Seacombe Gardens — Mortgage: 32.9% Seacombe Gardens — Renting: 43.7%
Seacombe Heights 13.4% renting
Seacombe Heights — Owned Outright: 37.4% Seacombe Heights — Mortgage: 49.2% Seacombe Heights — Renting: 13.4%
Owned outright Mortgage Renting

Qualifications

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

Seacombe Gardens Seacombe Heights
Bachelor Degree 15.6% / 16.1%
Seacombe Gardens — Bachelor Degree: 15.6% Seacombe Heights — Bachelor Degree: 16.1%
Certificate III & IV 12.7% / 15.4%
Seacombe Gardens — Certificate III & IV: 12.7% Seacombe Heights — Certificate III & IV: 15.4%
Advanced Diploma / Diploma 7.7% / 7.8%
Seacombe Gardens — Advanced Diploma / Diploma: 7.7% Seacombe Heights — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 6.4% / 5.3%
Seacombe Gardens — Postgraduate Degree: 6.4% Seacombe Heights — Postgraduate Degree: 5.3%
Graduate Diploma / Certificate 2.0% / 1.7%
Seacombe Gardens — Graduate Diploma / Certificate: 2.0% Seacombe Heights — Graduate Diploma / Certificate: 1.7%

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

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.

Seacombe Gardens Seacombe Heights
England 4.6% / 7.1%
Seacombe Gardens — England: 4.6% Seacombe Heights — England: 7.1%
India 4.0% / 3.2%
Seacombe Gardens — India: 4.0% Seacombe Heights — India: 3.2%
China 4.7% / 1.9%
Seacombe Gardens — China: 4.7% Seacombe Heights — China: 1.9%
Nepal 1.4% / 0.9%
Seacombe Gardens — Nepal: 1.4% Seacombe Heights — Nepal: 0.9%
Philippines 2.2% / —
Seacombe Gardens — Philippines: 2.2% Seacombe Heights — Philippines: not among its largest
Greece — / 1.2%
Seacombe Gardens — Greece: not among its largest Seacombe Heights — Greece: 1.2%
South Africa — / 1.0%
Seacombe Gardens — South Africa: not among its largest Seacombe Heights — South Africa: 1.0%

Bars are drawn against the largest share shown (7.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Seacombe Gardens 57.1% houses
Seacombe Gardens — Houses: 57.1% Seacombe Gardens — Townhouses: 42.2% Seacombe Gardens — Flats / Apartments: 0.6%
Seacombe Heights 98.6% houses
Seacombe Heights — Houses: 98.6% Seacombe Heights — Townhouses: 2.3% Seacombe Heights — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Seacombe Gardens Seacombe Heights
Median house price $901,250 $1,076,000
Median unit price —
same for both
Median land price $563,950 —
Typical days to sell (houses) 18 days
from 33 sales
 24 days
from 14 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.

Seacombe Gardens Seacombe Heights
3 bed $901K / $990K
Seacombe Gardens — 3 bed: $901K (82 sales) Seacombe Heights — 3 bed: $990K (18 sales)

82 vs 18 sales

4 bed $1.01M / $1.25M
Seacombe Gardens — 4 bed: $1.01M (9 sales) Seacombe Heights — 4 bed: $1.25M (14 sales)

9 vs 14 sales

Zoning mix

Seacombe Gardens Seacombe Heights
Residential 100% 96%
Environmental 0% 4%
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

Seacombe Gardens Seacombe Heights
New dwellings approved 809
across Marion
same for both
Approvals change year on year -31%
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.

Seacombe Gardens Seacombe Heights
Houses 3.7%
$650/wk on $917K
 —
Units —
same for both

Ranking within SA

Seacombe Gardens Seacombe Heights
House price Higher than 38% of SA Higher than 60% of SA
Income Higher than 48% of SA Higher than 79% of SA
Schools —
same for both
Walkability Higher than 97% of SA Higher than 88% of SA
Affordability Higher than 53% of SA Higher than 62% of SA
EV adoption Higher than 81% of SA
same for both
NBN connectivity Higher than 90% of SA Higher than 85% of SA
Rental yield (houses) Higher than 37% of SA —

Liveability

Seacombe Heights scores higher overall (71 vs 48); Seacombe Gardens is more walkable (88 vs 70).

Seacombe Gardens Seacombe Heights
Grade C A
Score 48/100 71/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Seacombe Gardens carries more crime risk (65 vs 26); Seacombe Gardens carries more flood risk (88 vs 61).

Seacombe Gardens Seacombe Heights
Bushfire None
0/100
same for both
Crime Moderate
65/100
 Low
26/100
Flood High
88/100
 Moderate
61/100
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

Seacombe Gardens Seacombe Heights
Inside the suburb 2 1
Rated above peers 0
same for both
Rated at peers 1
same for both
Rated below peers 1 0
Universities within 10 km 2
Bedford Park, 2.2 km
 2
Bedford Park, 2.4 km
Full-time students aged 15–24 3.5% 2.5%

Schools in Seacombe Gardens

  • Stella Maris Parish School Catholic · Primary at peers
  • Darlington Primary School Government · Primary below peers

Schools in Seacombe Heights

  • Seaview High School Government · Secondary at peers

Amenities in the suburb

Seacombe Gardens Seacombe Heights
Cafes & restaurants 2 0
Parks & reserves 2 1
Childcare 3 1
GPs 1 0
Pharmacies 2 0
Banks & Bank@Post 1 0

Mobility

Seacombe Gardens Seacombe Heights
Walkability score 88/100 70/100
Distance to Adelaide 15.1 km 15 km
Drive time (normal traffic) 23 min 22 min
Public transport score 79/100
Bus
 50/100
Bus
Peak arrivals per hour 58.2
7-9am + 5-7pm
 11.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 5047
same for both
Rooftop solar per 100 dwellings 54
postcode 5047
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.

Seacombe Gardens Seacombe Heights
Car (driver) 74.4% / 76.9%
Seacombe Gardens — Car (driver): 74.4% Seacombe Heights — Car (driver): 76.9%
Worked from Home 8.9% / 12.2%
Seacombe Gardens — Worked from Home: 8.9% Seacombe Heights — Worked from Home: 12.2%
Car (passenger) 4.0% / 4.2%
Seacombe Gardens — Car (passenger): 4.0% Seacombe Heights — Car (passenger): 4.2%
Bus 6.2% / 1.5%
Seacombe Gardens — Bus: 6.2% Seacombe Heights — Bus: 1.5%
Train 3.1% / 4.2%
Seacombe Gardens — Train: 3.1% Seacombe Heights — Train: 4.2%

Bars are drawn against the largest share shown (76.9%).

Setting

Seacombe Gardens Seacombe Heights
Elevation 39 m
above sea level, at the suburb centre
 92 m
above sea level, at the suburb centre
Distance to the ocean 2.7 km
same for both

NBN connectivity

Seacombe Gardens Seacombe Heights
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
1,668 premises
 0%
625 premises

Climate

Seacombe Gardens Seacombe Heights
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)

Seacombe Gardens Seacombe Heights
PM2.5 6.0 µg/m³ —
PM10 17.8 µg/m³ 19.5 µg/m³
NO₂ 1.12 pphm 0.34 pphm

Council rates

Seacombe Gardens Seacombe Heights
Average residential rate $1,782/yr
same for both
Council Marion
same for both

Federal electorate

Seacombe Gardens Seacombe Heights
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Seacombe Gardens Seacombe Heights
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Seacombe Gardens

Coastal Middle-Ring Parks Townhouses Urban

Seacombe Heights

Coastal Middle-Ring Parks Quiet

More comparisons

Other comparisons with Seacombe Gardens

Seacombe Gardens vs Warradale Seacombe Gardens vs Marion Seacombe Gardens vs Oaklands Park Seacombe Gardens vs Dover Gardens Seacombe Gardens vs Sturt Seacombe Gardens vs Seaview Downs

Other comparisons with Seacombe Heights

Seacombe Heights vs Dover Gardens Seacombe Heights vs Sturt Seacombe Heights vs O'Halloran Hill Seacombe Heights vs Seaview Downs Seacombe Heights vs Darlington
Full data on Seacombe Gardens Full data on Seacombe Heights
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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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