Seacombe Heights vs Dover Gardens

In both, most households own their home and most homes are detached houses. In Seacombe Heights, about half of households are couple families. On these figures, Seacombe Heights tends to suit couples, while Dover Gardens suits people living alone.

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 62/100)
  • has more separate houses rather than flats (99% vs 68%)
  • is already more of a family suburb (66% vs 51%)

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

First-home buyers

Seacombe Heights

ahead on the one thing that separates them

  • leaves households under less mortgage stress (22% vs 28%)

Weighs house prices and mortgage stress.

Renters

Dover Gardens

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (35% vs 13%)
  • has cheaper rent ($339/wk vs $380/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Seacombe Heights carries lower crime risk (26/100 vs 62/100)
  • Dover Gardens has more units and townhouses to downsize into (32% vs 2%)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Seacombe Heights and Dover Gardens 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 Heights Dover Gardens
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 Heights Dover Gardens
Walkability 70 / 72
Seacombe Heights — Walkability: 70/100 Dover Gardens — Walkability: 72/100
Safety 74 / 38
Seacombe Heights — Safety: 74/100 Dover Gardens — Safety: 38/100
Low fire risk 100 / 100
Seacombe Heights — Low fire risk: 100/100 Dover Gardens — Low fire risk: 100/100
Low flood risk 39 / 8
Seacombe Heights — Low flood risk: 39/100 Dover Gardens — Low flood risk: 8/100

Demographics

Dover Gardens has more residents (3,062 vs 1,549); Seacombe Heights has higher household incomes ($99,684 vs $73,996).

Seacombe Heights Dover Gardens
Population 1,549 3,062
+98% vs other
Population trend (2016 → 2021) +4.2% +6.6%
Median age 40 39
Median household income $99,684/yr
+26% vs other
 $73,996/yr
Median weekly rent $380/wk
+11% vs other
 $339/wk

Age profile

Share of residents in each band, 2021 Census.

Seacombe Heights Dover Gardens
0-4 6.2% / 6.1%
Seacombe Heights — 0-4: 6.2% Dover Gardens — 0-4: 6.1%
5-14 12.7% / 10.1%
Seacombe Heights — 5-14: 12.7% Dover Gardens — 5-14: 10.1%
15-19 6.2% / 4.8%
Seacombe Heights — 15-19: 6.2% Dover Gardens — 15-19: 4.8%
20-24 4.5% / 6.3%
Seacombe Heights — 20-24: 4.5% Dover Gardens — 20-24: 6.3%
25-34 12.4% / 16.3%
Seacombe Heights — 25-34: 12.4% Dover Gardens — 25-34: 16.3%
35-44 14.0% / 14.5%
Seacombe Heights — 35-44: 14.0% Dover Gardens — 35-44: 14.5%
45-54 14.4% / 11.1%
Seacombe Heights — 45-54: 14.4% Dover Gardens — 45-54: 11.1%
55-64 10.8% / 11.0%
Seacombe Heights — 55-64: 10.8% Dover Gardens — 55-64: 11.0%
65-74 9.7% / 12.1%
Seacombe Heights — 65-74: 9.7% Dover Gardens — 65-74: 12.1%
75-84 7.6% / 5.1%
Seacombe Heights — 75-84: 7.6% Dover Gardens — 75-84: 5.1%
85+ 1.9% / 2.9%
Seacombe Heights — 85+: 1.9% Dover Gardens — 85+: 2.9%

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

Who lives together

Household composition, 2021 Census.

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%
Dover Gardens 33.3% couple families
Dover Gardens — Couple Families: 33.3% Dover Gardens — Lone Person: 40.9% Dover Gardens — One Parent Families: 17.7% Dover Gardens — Group Household: 5.7% Dover Gardens — Other Families: 2.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Seacombe Heights 13.4% renting
Seacombe Heights — Owned Outright: 37.4% Seacombe Heights — Mortgage: 49.2% Seacombe Heights — Renting: 13.4%
Dover Gardens 35.4% renting
Dover Gardens — Owned Outright: 27.4% Dover Gardens — Mortgage: 37.3% Dover Gardens — Renting: 35.4%
Owned outright Mortgage Renting

Qualifications

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

Seacombe Heights Dover Gardens
Bachelor Degree 16.1% / 14.5%
Seacombe Heights — Bachelor Degree: 16.1% Dover Gardens — Bachelor Degree: 14.5%
Certificate III & IV 15.4% / 14.3%
Seacombe Heights — Certificate III & IV: 15.4% Dover Gardens — Certificate III & IV: 14.3%
Advanced Diploma / Diploma 7.8% / 7.8%
Seacombe Heights — Advanced Diploma / Diploma: 7.8% Dover Gardens — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 5.3% / 5.4%
Seacombe Heights — Postgraduate Degree: 5.3% Dover Gardens — Postgraduate Degree: 5.4%
Graduate Diploma / Certificate 1.7% / 2.3%
Seacombe Heights — Graduate Diploma / Certificate: 1.7% Dover Gardens — Graduate Diploma / Certificate: 2.3%

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 Heights Dover Gardens
England 7.1% / 6.2%
Seacombe Heights — England: 7.1% Dover Gardens — England: 6.2%
India 3.2% / 2.8%
Seacombe Heights — India: 3.2% Dover Gardens — India: 2.8%
China 1.9% / 2.8%
Seacombe Heights — China: 1.9% Dover Gardens — China: 2.8%
Nepal 0.9% / 1.2%
Seacombe Heights — Nepal: 0.9% Dover Gardens — Nepal: 1.2%
South Africa 1.0% / 0.8%
Seacombe Heights — South Africa: 1.0% Dover Gardens — South Africa: 0.8%
Greece 1.2% / —
Seacombe Heights — Greece: 1.2% Dover Gardens — Greece: not among its largest
Scotland — / 0.9%
Seacombe Heights — Scotland: not among its largest Dover Gardens — Scotland: 0.9%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Seacombe Heights 98.6% houses
Seacombe Heights — Houses: 98.6% Seacombe Heights — Townhouses: 2.3% Seacombe Heights — Flats / Apartments: 0.0%
Dover Gardens 68.0% houses
Dover Gardens — Houses: 68.0% Dover Gardens — Townhouses: 31.0% Dover Gardens — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Seacombe Heights Dover Gardens
Median house price $1,076,000 $1,000,000
Median unit price — $885,000
Median land price — $1,170,000
Typical days to sell (houses) 24 days
from 14 sales
 19 days
from 21 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 Heights Dover Gardens
3 bed $990K / $960K
Seacombe Heights — 3 bed: $990K (18 sales) Dover Gardens — 3 bed: $960K (55 sales)

18 vs 55 sales

4 bed $1.25M / $1.2M
Seacombe Heights — 4 bed: $1.25M (14 sales) Dover Gardens — 4 bed: $1.2M (8 sales)

14 vs 8 sales

Zoning mix

Seacombe Heights Dover Gardens
Residential 96% 98%
Environmental 4% 0%
Industrial 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

Seacombe Heights Dover Gardens
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 Heights Dover Gardens
Houses — 4.0%
$750/wk on $969K
Units —
same for both

Ranking within SA

Seacombe Heights Dover Gardens
House price Higher than 60% of SA Higher than 44% of SA
Income Higher than 79% of SA Higher than 48% of SA
Schools —
same for both
Walkability Higher than 88% of SA Higher than 89% of SA
Affordability Higher than 62% of SA Higher than 42% of SA
EV adoption Higher than 81% of SA Higher than 85% of SA
NBN connectivity Higher than 85% of SA Higher than 90% of SA
Rental yield (houses) — Higher than 58% of SA

Liveability

Seacombe Heights scores higher overall (71 vs 44).

Seacombe Heights Dover Gardens
Grade A C
Score 71/100 44/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 5/10

Risk profile

Dover Gardens carries more crime risk (62 vs 26); Dover Gardens carries more flood risk (92 vs 61).

Seacombe Heights Dover Gardens
Bushfire None
0/100
same for both
Crime Low
26/100
 Moderate
62/100
Flood Moderate
61/100
 High
92/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 2
within 5 km

Schools

Seacombe Heights Dover Gardens
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 2
Bedford Park, 2.4 km
 2
Bedford Park, 3.0 km
Full-time students aged 15–24 2.5%
same for both

Schools in Seacombe Heights

  • Seaview High School Government · Secondary at peers

Schools in Dover Gardens

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

Amenities in the suburb

Seacombe Heights Dover Gardens
Cafes & restaurants 0 1
Parks & reserves 1 3
Childcare 1 2

Mobility

Seacombe Heights Dover Gardens
Walkability score 70/100 72/100
Distance to Adelaide 15 km
+5% vs other
 14.2 km
Drive time (normal traffic) 22 min 23 min
Public transport score 50/100
Bus
 79/100
Bus
Peak arrivals per hour 11.5
7-9am + 5-7pm
 74.0
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 5048
Rooftop solar per 100 dwellings 54
postcode 5047
 57
postcode 5048

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 Heights Dover Gardens
Car (driver) 76.9% / 74.0%
Seacombe Heights — Car (driver): 76.9% Dover Gardens — Car (driver): 74.0%
Worked from Home 12.2% / 11.0%
Seacombe Heights — Worked from Home: 12.2% Dover Gardens — Worked from Home: 11.0%
Train 4.2% / 4.3%
Seacombe Heights — Train: 4.2% Dover Gardens — Train: 4.3%
Car (passenger) 4.2% / 3.7%
Seacombe Heights — Car (passenger): 4.2% Dover Gardens — Car (passenger): 3.7%
Bus 1.5% / 4.3%
Seacombe Heights — Bus: 1.5% Dover Gardens — Bus: 4.3%

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

Setting

Seacombe Heights Dover Gardens
Elevation 92 m
above sea level, at the suburb centre
 28 m
above sea level, at the suburb centre
Distance to the ocean 2.7 km 1.9 km

NBN connectivity

Seacombe Heights Dover Gardens
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
625 premises
 2%
1,511 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Seacombe Heights

Coastal Middle-Ring Parks Quiet

Dover Gardens

Coastal Middle-Ring Parks Quiet Townhouses Urban

More comparisons

Other comparisons with Seacombe Heights

Seacombe Heights vs Seacombe Gardens Seacombe Heights vs Sturt Seacombe Heights vs O'Halloran Hill Seacombe Heights vs Seaview Downs Seacombe Heights vs Darlington

Other comparisons with Dover Gardens

Dover Gardens vs Warradale Dover Gardens vs Oaklands Park Dover Gardens vs Brighton Dover Gardens vs Seacombe Gardens Dover Gardens vs South Brighton Dover Gardens vs Seaview Downs
Full data on Seacombe Heights Full data on Dover Gardens
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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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