Seacombe Heights vs Seaview Downs

Comparing Seacombe Heights and Seaview Downs, SA: Seaview Downs carries more bushfire risk (48 vs 0); Seaview Downs has more residents (2,718 vs 1,549); and Seacombe Heights is more walkable (70 vs 52).

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 the one thing that separates them

  • has more parks and reserves (4 vs 1)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house prices and mortgage stress.

Renters

Too close to call

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

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

Commuting to the city

Seacombe Heights

ahead on the one thing that separates them

  • is more walkable (70/100 vs 52/100)

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

Downsizers and retirees

Seacombe Heights

ahead on the one thing that separates them

  • is more walkable (70/100 vs 52/100)

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 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 Heights 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 Heights Seaview Downs
Walkability 70 / 52
Seacombe Heights — Walkability: 70/100 Seaview Downs — Walkability: 52/100
Safety 74 / 77
Seacombe Heights — Safety: 74/100 Seaview Downs — Safety: 77/100
Low fire risk 100 / 52
Seacombe Heights — Low fire risk: 100/100 Seaview Downs — Low fire risk: 52/100
Low flood risk 39 / 46
Seacombe Heights — Low flood risk: 39/100 Seaview Downs — Low flood risk: 46/100

Demographics

Seaview Downs has more residents (2,718 vs 1,549); Seacombe Heights has higher household incomes ($99,684 vs $90,532).

Seacombe Heights Seaview Downs
Population 1,549 2,718
+75% vs other
Population trend (2016 → 2021) +4.2% +1.7%
Median age 40 42
Median household income $99,684/yr
+9% vs other
 $90,532/yr
Median weekly rent $380/wk $385/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Seacombe Heights Seaview Downs
0-4 6.2% / 5.5%
Seacombe Heights — 0-4: 6.2% Seaview Downs — 0-4: 5.5%
5-14 12.7% / 13.2%
Seacombe Heights — 5-14: 12.7% Seaview Downs — 5-14: 13.2%
15-19 6.2% / 6.2%
Seacombe Heights — 15-19: 6.2% Seaview Downs — 15-19: 6.2%
20-24 4.5% / 5.1%
Seacombe Heights — 20-24: 4.5% Seaview Downs — 20-24: 5.1%
25-34 12.4% / 9.7%
Seacombe Heights — 25-34: 12.4% Seaview Downs — 25-34: 9.7%
35-44 14.0% / 12.9%
Seacombe Heights — 35-44: 14.0% Seaview Downs — 35-44: 12.9%
45-54 14.4% / 14.2%
Seacombe Heights — 45-54: 14.4% Seaview Downs — 45-54: 14.2%
55-64 10.8% / 11.7%
Seacombe Heights — 55-64: 10.8% Seaview Downs — 55-64: 11.7%
65-74 9.7% / 11.1%
Seacombe Heights — 65-74: 9.7% Seaview Downs — 65-74: 11.1%
75-84 7.6% / 8.3%
Seacombe Heights — 75-84: 7.6% Seaview Downs — 75-84: 8.3%
85+ 1.9% / 2.5%
Seacombe Heights — 85+: 1.9% Seaview Downs — 85+: 2.5%

Bars are drawn against the largest share shown (14.4%).

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%
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 Heights 13.4% renting
Seacombe Heights — Owned Outright: 37.4% Seacombe Heights — Mortgage: 49.2% Seacombe Heights — Renting: 13.4%
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 Heights Seaview Downs
Certificate III & IV 15.4% / 16.3%
Seacombe Heights — Certificate III & IV: 15.4% Seaview Downs — Certificate III & IV: 16.3%
Bachelor Degree 16.1% / 14.6%
Seacombe Heights — Bachelor Degree: 16.1% Seaview Downs — Bachelor Degree: 14.6%
Advanced Diploma / Diploma 7.8% / 8.8%
Seacombe Heights — Advanced Diploma / Diploma: 7.8% Seaview Downs — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 5.3% / 3.6%
Seacombe Heights — Postgraduate Degree: 5.3% Seaview Downs — Postgraduate Degree: 3.6%
Graduate Diploma / Certificate 1.7% / 2.0%
Seacombe Heights — Graduate Diploma / Certificate: 1.7% 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 Heights Seaview Downs
England 7.1% / 6.8%
Seacombe Heights — England: 7.1% Seaview Downs — England: 6.8%
India 3.2% / 0.8%
Seacombe Heights — India: 3.2% Seaview Downs — India: 0.8%
China 1.9% / 0.8%
Seacombe Heights — China: 1.9% Seaview Downs — China: 0.8%
Germany 1.0% / 1.0%
Seacombe Heights — Germany: 1.0% Seaview Downs — Germany: 1.0%
Greece 1.2% / —
Seacombe Heights — Greece: 1.2% Seaview Downs — Greece: not among its largest
South Africa 1.0% / —
Seacombe Heights — South Africa: 1.0% Seaview Downs — South Africa: not among its largest
New Zealand — / 0.9%
Seacombe Heights — New Zealand: not among its largest Seaview Downs — New Zealand: 0.9%
Malaysia — / 0.9%
Seacombe Heights — Malaysia: not among its largest Seaview Downs — Malaysia: 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%
Seaview Downs 97.2% houses
Seaview Downs — Houses: 97.2% Seaview Downs — Townhouses: 3.1%
Houses Townhouses

Property market

Seacombe Heights Seaview Downs
Median house price $1,076,000 $1,000,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 24 days
from 14 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 Heights Seaview Downs
3 bed $990K / $942K
Seacombe Heights — 3 bed: $990K (18 sales) Seaview Downs — 3 bed: $942K (31 sales)

18 vs 31 sales

4 bed $1.25M / $1.13M
Seacombe Heights — 4 bed: $1.25M (14 sales) Seaview Downs — 4 bed: $1.13M (27 sales)

14 vs 27 sales

Zoning mix

Seaview Downs has more land zoned for conservation (45% vs 4%).

Seacombe Heights Seaview Downs
Residential 96% 54%
Environmental 4% 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 Heights Seaview Downs
New dwellings approved 809
across Marion
same for both
Approvals change year on year -31%
same for both

Ranking within SA

Seacombe Heights Seaview Downs
House price Higher than 60% of SA Higher than 54% of SA
Income Higher than 79% of SA Higher than 69% of SA
Schools —
same for both
Walkability Higher than 88% of SA Higher than 81% of SA
Affordability Higher than 62% of SA Higher than 59% of SA
EV adoption Higher than 81% of SA Higher than 84% of SA
NBN connectivity Higher than 85% of SA
same for both

Liveability

Seacombe Heights is more walkable (70 vs 52); Seacombe Heights scores higher overall (71 vs 57).

Seacombe Heights Seaview Downs
Grade A B
Score 71/100 57/100
Socio-economic band advantaged area
decile 8/10
same for both

Risk profile

Seaview Downs carries more bushfire risk (48 vs 0).

Seacombe Heights Seaview Downs
Bushfire None
0/100
 Moderate
48/100
Crime Low
26/100
 Low
23/100
Flood Moderate
61/100
 Moderate
54/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

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

Schools in Seacombe Heights

  • Seaview High School Government · Secondary at peers

Schools in Seaview Downs

  • Seaview Downs Primary School Government · Primary at peers

Amenities in the suburb

Seacombe Heights Seaview Downs
Parks & reserves 1 4
Childcare 1 3
Fuel stations 0 1

Mobility

Seacombe Heights Seaview Downs
Walkability score 70/100 52/100
Distance to Adelaide 15 km 16.6 km
+11% vs other
Drive time (normal traffic) 22 min 25 min
Public transport score 50/100
Bus
 62/100
Bus
Peak arrivals per hour 11.5
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 Heights Seaview Downs
Car (driver) 76.9% / 78.2%
Seacombe Heights — Car (driver): 76.9% Seaview Downs — Car (driver): 78.2%
Worked from Home 12.2% / 11.6%
Seacombe Heights — Worked from Home: 12.2% Seaview Downs — Worked from Home: 11.6%
Car (passenger) 4.2% / 3.9%
Seacombe Heights — Car (passenger): 4.2% Seaview Downs — Car (passenger): 3.9%
Train 4.2% / 3.3%
Seacombe Heights — Train: 4.2% Seaview Downs — Train: 3.3%
Bus 1.5% / 1.1%
Seacombe Heights — Bus: 1.5% Seaview Downs — Bus: 1.1%

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

Setting

Seacombe Heights Seaview Downs
Elevation 92 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 Heights Seaview Downs
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
625 premises
 0%
1,117 premises

Climate

Seacombe Heights 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 Heights Seaview Downs
PM2.5 —
same for both
PM10 19.5 µg/m³
same for both
NO₂ 0.34 pphm
same for both

Council rates

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

Federal electorate

Seacombe Heights 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 Heights Seaview Downs
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

Seaview Downs

Coastal Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with Seacombe Heights

Seacombe Heights vs Seacombe Gardens Seacombe Heights vs Dover Gardens Seacombe Heights vs Sturt Seacombe Heights vs O'Halloran Hill Seacombe Heights vs Darlington

Other comparisons with Seaview Downs

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