Seacombe Gardens vs Seaview Downs

Seacombe Gardens is the younger of the two, with a median age of 35 against 42 in Seaview Downs. In both, most households own their home and most homes are detached houses. In Seaview Downs, about half of households are couple families. Houses cost more in Seaview Downs: a median of $1 million, against $901,000 in Seacombe Gardens. On these figures, Seacombe Gardens tends to suit young adults and people living alone, while Seaview Downs 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

Seaview Downs

ahead on 3 of the 6 things we measure here

  • carries lower crime risk (23/100 vs 65/100)
  • has more separate houses rather than flats (97% 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 $1,000,000)

Weighs house prices and mortgage stress.

Renters

Seacombe Gardens

ahead on the one thing that separates them

  • has a bigger rental market to choose from (44% vs 12%)

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 52/100)

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 3%)
  • is more walkable (88/100 vs 52/100)
  • But Seaview Downs carries lower crime risk (23/100 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 1.7%)

Weighs population growth.

Where they sit

Seacombe Gardens and Seaview Downs 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 Seaview Downs
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 Seaview Downs
Walkability 88 / 52
Seacombe Gardens — Walkability: 88/100 Seaview Downs — Walkability: 52/100
Safety 35 / 77
Seacombe Gardens — Safety: 35/100 Seaview Downs — Safety: 77/100
Low fire risk 100 / 52
Seacombe Gardens — Low fire risk: 100/100 Seaview Downs — Low fire risk: 52/100
Low flood risk 12 / 46
Seacombe Gardens — Low flood risk: 12/100 Seaview Downs — Low flood risk: 46/100

Demographics

Seaview Downs has higher household incomes ($90,532 vs $73,840); Seaview Downs skews older (42 vs 35).

Seacombe Gardens Seaview Downs
Population 3,373
+19% vs other
 2,718
Population trend (2016 → 2021) +12.2% +1.7%
Median age 35 42
Median household income $73,840/yr $90,532/yr
+23% vs other
Median weekly rent $370/wk $385/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Seacombe Gardens Seaview Downs
0-4 5.6% / 5.5%
Seacombe Gardens — 0-4: 5.6% Seaview Downs — 0-4: 5.5%
5-14 9.9% / 13.2%
Seacombe Gardens — 5-14: 9.9% Seaview Downs — 5-14: 13.2%
15-19 4.5% / 6.2%
Seacombe Gardens — 15-19: 4.5% Seaview Downs — 15-19: 6.2%
20-24 9.0% / 5.1%
Seacombe Gardens — 20-24: 9.0% Seaview Downs — 20-24: 5.1%
25-34 19.2% / 9.7%
Seacombe Gardens — 25-34: 19.2% Seaview Downs — 25-34: 9.7%
35-44 14.1% / 12.9%
Seacombe Gardens — 35-44: 14.1% Seaview Downs — 35-44: 12.9%
45-54 9.9% / 14.2%
Seacombe Gardens — 45-54: 9.9% Seaview Downs — 45-54: 14.2%
55-64 10.1% / 11.7%
Seacombe Gardens — 55-64: 10.1% Seaview Downs — 55-64: 11.7%
65-74 10.0% / 11.1%
Seacombe Gardens — 65-74: 10.0% Seaview Downs — 65-74: 11.1%
75-84 5.0% / 8.3%
Seacombe Gardens — 75-84: 5.0% Seaview Downs — 75-84: 8.3%
85+ 2.2% / 2.5%
Seacombe Gardens — 85+: 2.2% Seaview Downs — 85+: 2.5%

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%
Seaview Downs 49.7% couple families
Seaview Downs — Couple Families: 49.7% Seaview Downs — Lone Person: 29.0% Seaview Downs — One Parent Families: 16.0% Seaview Downs — Group Household: 4.3% Seaview Downs — Other Families: 0.9%
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%
Seaview Downs 11.8% renting
Seaview Downs — Owned Outright: 41.4% Seaview Downs — Mortgage: 46.8% Seaview Downs — Renting: 11.8%
Owned outright Mortgage Renting

Qualifications

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

Seacombe Gardens Seaview Downs
Bachelor Degree 15.6% / 14.6%
Seacombe Gardens — Bachelor Degree: 15.6% Seaview Downs — Bachelor Degree: 14.6%
Certificate III & IV 12.7% / 16.3%
Seacombe Gardens — Certificate III & IV: 12.7% Seaview Downs — Certificate III & IV: 16.3%
Advanced Diploma / Diploma 7.7% / 8.8%
Seacombe Gardens — Advanced Diploma / Diploma: 7.7% Seaview Downs — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 6.4% / 3.6%
Seacombe Gardens — Postgraduate Degree: 6.4% Seaview Downs — Postgraduate Degree: 3.6%
Graduate Diploma / Certificate 2.0% / 2.0%
Seacombe Gardens — Graduate Diploma / Certificate: 2.0% Seaview Downs — Graduate Diploma / Certificate: 2.0%

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.

Seacombe Gardens Seaview Downs
England 4.6% / 6.8%
Seacombe Gardens — England: 4.6% Seaview Downs — England: 6.8%
China 4.7% / 0.8%
Seacombe Gardens — China: 4.7% Seaview Downs — China: 0.8%
India 4.0% / 0.8%
Seacombe Gardens — India: 4.0% Seaview Downs — India: 0.8%
Philippines 2.2% / 0.8%
Seacombe Gardens — Philippines: 2.2% Seaview Downs — Philippines: 0.8%
Nepal 1.4% / —
Seacombe Gardens — Nepal: 1.4% Seaview Downs — Nepal: not among its largest
Germany — / 1.0%
Seacombe Gardens — Germany: not among its largest Seaview Downs — Germany: 1.0%
New Zealand — / 0.9%
Seacombe Gardens — New Zealand: not among its largest Seaview Downs — New Zealand: 0.9%
Malaysia — / 0.9%
Seacombe Gardens — Malaysia: not among its largest Seaview Downs — Malaysia: 0.9%

Bars are drawn against the largest share shown (6.8%).

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%
Seaview Downs 97.2% houses
Seaview Downs — Houses: 97.2% Seaview Downs — Townhouses: 3.1% Seaview Downs — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Seacombe Gardens Seaview Downs
Median house price $901,250 $1,000,000
Median unit price —
same for both
Median land price $563,950 —
Typical days to sell (houses) 18 days
from 33 sales
 21 days
from 31 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 Seaview Downs
3 bed $901K / $942K
Seacombe Gardens — 3 bed: $901K (82 sales) Seaview Downs — 3 bed: $942K (31 sales)

82 vs 31 sales

4 bed $1.01M / $1.13M
Seacombe Gardens — 4 bed: $1.01M (9 sales) Seaview Downs — 4 bed: $1.13M (27 sales)

9 vs 27 sales

Zoning mix

Seaview Downs has more land zoned for conservation (45% vs 0%).

Seacombe Gardens Seaview Downs
Residential 100% 54%
Environmental 0% 45%
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 Seaview Downs
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 Seaview Downs
Houses 3.7%
$650/wk on $917K
 —
Units —
same for both

Ranking within SA

Seacombe Gardens Seaview Downs
House price Higher than 38% of SA Higher than 54% of SA
Income Higher than 48% of SA Higher than 69% of SA
Schools —
same for both
Walkability Higher than 97% of SA Higher than 81% of SA
Affordability Higher than 53% of SA Higher than 59% of SA
EV adoption Higher than 81% of SA Higher than 84% of SA
NBN connectivity Higher than 90% of SA Higher than 85% of SA
Rental yield (houses) Higher than 37% of SA —

Liveability

Seacombe Gardens is more walkable (88 vs 52); Seaview Downs scores higher overall (57 vs 48).

Seacombe Gardens Seaview Downs
Grade C B
Score 48/100 57/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Seaview Downs carries more bushfire risk (48 vs 0); Seacombe Gardens carries more crime risk (65 vs 23).

Seacombe Gardens Seaview Downs
Bushfire None
0/100
 Moderate
48/100
Crime Moderate
65/100
 Low
23/100
Flood High
88/100
 Moderate
54/100
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 Seaview Downs
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, 3.5 km
Full-time students aged 15–24 3.5% 2.2%

Schools in Seacombe Gardens

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

Schools in Seaview Downs

  • Seaview Downs Primary School Government · Primary at peers

Amenities in the suburb

Seacombe Gardens Seaview Downs
Cafes & restaurants 2 0
Parks & reserves 2 4
Childcare 3
same for both
GPs 1 0
Pharmacies 2 0
Banks & Bank@Post 1 0
Fuel stations 0 1

Mobility

Seacombe Gardens Seaview Downs
Walkability score 88/100 52/100
Distance to Adelaide 15.1 km 16.6 km
+10% vs other
Drive time (normal traffic) 23 min 25 min
Public transport score 79/100
Bus
 62/100
Bus
Peak arrivals per hour 58.2
7-9am + 5-7pm
 16.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 5047
 1.4%
postcode 5049
Rooftop solar per 100 dwellings 54
postcode 5047
 67
postcode 5049

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 Seaview Downs
Car (driver) 74.4% / 78.2%
Seacombe Gardens — Car (driver): 74.4% Seaview Downs — Car (driver): 78.2%
Worked from Home 8.9% / 11.6%
Seacombe Gardens — Worked from Home: 8.9% Seaview Downs — Worked from Home: 11.6%
Car (passenger) 4.0% / 3.9%
Seacombe Gardens — Car (passenger): 4.0% Seaview Downs — Car (passenger): 3.9%
Bus 6.2% / 1.1%
Seacombe Gardens — Bus: 6.2% Seaview Downs — Bus: 1.1%
Train 3.1% / 3.3%
Seacombe Gardens — Train: 3.1% Seaview Downs — Train: 3.3%

Bars are drawn against the largest share shown (78.2%).

Setting

Seacombe Gardens Seaview Downs
Elevation 39 m
above sea level, at the suburb centre
 142 m
above sea level, at the suburb centre
Distance to the ocean 2.7 km 2.1 km

NBN connectivity

Seacombe Gardens Seaview Downs
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 4%
1,668 premises
 0%
1,117 premises

Climate

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

Federal electorate

Seacombe Gardens Seaview Downs
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 Seaview Downs
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

Seaview Downs

Coastal Large Blocks Middle-Ring Parks

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 Seacombe Heights

Other comparisons with Seaview Downs

Seaview Downs vs Hallett Cove Seaview Downs vs Trott Park Seaview Downs vs Dover Gardens Seaview Downs vs South Brighton Seaview Downs vs O'Halloran Hill Seaview Downs vs Seacliff Park
Full data on Seacombe Gardens Full data on Seaview Downs
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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