South Brighton vs Seacliff

In both, most households own their home and most homes are detached houses. Houses cost more in Seacliff: a median of $1.6 million, against $1.24 million in South Brighton. On these figures, South Brighton tends to suit 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

Seacliff

ahead on the one thing that separates them

  • has more childcare (4 vs 1)

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

First-home buyers

South Brighton

ahead on the one thing that separates them

  • has cheaper houses ($1,238,000 vs $1,600,000)

Weighs house prices, unit 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

South Brighton

ahead on the one thing that separates them

  • is more walkable (82/100 vs 71/100)

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

Downsizers and retirees

South Brighton

ahead on the one thing that separates them

  • is more walkable (82/100 vs 71/100)

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

Investors

Too close to call

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

Weighs house yield and population growth.

Where they sit

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

South Brighton Seacliff
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.

South Brighton Seacliff
Walkability 82 / 71
South Brighton — Walkability: 82/100 Seacliff — Walkability: 71/100
Safety 44 / 50
South Brighton — Safety: 44/100 Seacliff — Safety: 50/100
Low fire risk 100 / 100
South Brighton — Low fire risk: 100/100 Seacliff — Low fire risk: 100/100
Low flood risk 9 / 16
South Brighton — Low flood risk: 9/100 Seacliff — Low flood risk: 16/100

Demographics

South Brighton has more residents (2,763 vs 2,117); Seacliff has higher household incomes ($100,412 vs $83,252).

South Brighton Seacliff
Population 2,763
+23% vs other
 2,117
Population trend (2016 → 2021) +10.3% +8.2%
Median age 44 46
Median household income $83,252/yr $100,412/yr
+21% vs other
Median weekly rent $335/wk $350/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

South Brighton Seacliff
0-4 5.1% / 5.1%
South Brighton — 0-4: 5.1% Seacliff — 0-4: 5.1%
5-14 9.9% / 10.7%
South Brighton — 5-14: 9.9% Seacliff — 5-14: 10.7%
15-19 5.1% / 5.1%
South Brighton — 15-19: 5.1% Seacliff — 15-19: 5.1%
20-24 5.1% / 4.6%
South Brighton — 20-24: 5.1% Seacliff — 20-24: 4.6%
25-34 12.3% / 9.7%
South Brighton — 25-34: 12.3% Seacliff — 25-34: 9.7%
35-44 12.9% / 13.1%
South Brighton — 35-44: 12.9% Seacliff — 35-44: 13.1%
45-54 11.9% / 12.8%
South Brighton — 45-54: 11.9% Seacliff — 45-54: 12.8%
55-64 13.9% / 16.2%
South Brighton — 55-64: 13.9% Seacliff — 55-64: 16.2%
65-74 12.3% / 15.3%
South Brighton — 65-74: 12.3% Seacliff — 65-74: 15.3%
75-84 8.0% / 5.4%
South Brighton — 75-84: 8.0% Seacliff — 75-84: 5.4%
85+ 3.5% / 1.8%
South Brighton — 85+: 3.5% Seacliff — 85+: 1.8%

Bars are drawn against the largest share shown (16.2%).

Who lives together

Household composition, 2021 Census.

South Brighton 38.2% couple families
South Brighton — Couple Families: 38.2% South Brighton — Lone Person: 42.9% South Brighton — One Parent Families: 13.4% South Brighton — Group Household: 4.3% South Brighton — Other Families: 1.2%
Seacliff 43.8% couple families
Seacliff — Couple Families: 43.8% Seacliff — Lone Person: 36.5% Seacliff — One Parent Families: 15.6% Seacliff — Group Household: 3.6% Seacliff — Other Families: 0.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

South Brighton 28.1% renting
South Brighton — Owned Outright: 38.3% South Brighton — Mortgage: 33.5% South Brighton — Renting: 28.1%
Seacliff 24.1% renting
Seacliff — Owned Outright: 42.2% Seacliff — Mortgage: 33.7% Seacliff — Renting: 24.1%
Owned outright Mortgage Renting

Qualifications

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

South Brighton Seacliff
Bachelor Degree 17.9% / 21.5%
South Brighton — Bachelor Degree: 17.9% Seacliff — Bachelor Degree: 21.5%
Certificate III & IV 13.4% / 11.4%
South Brighton — Certificate III & IV: 13.4% Seacliff — Certificate III & IV: 11.4%
Advanced Diploma / Diploma 8.9% / 9.5%
South Brighton — Advanced Diploma / Diploma: 8.9% Seacliff — Advanced Diploma / Diploma: 9.5%
Postgraduate Degree 6.1% / 8.8%
South Brighton — Postgraduate Degree: 6.1% Seacliff — Postgraduate Degree: 8.8%
Graduate Diploma / Certificate 2.5% / 3.4%
South Brighton — Graduate Diploma / Certificate: 2.5% Seacliff — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (21.5%).

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.

South Brighton Seacliff
England 8.5% / 9.2%
South Brighton — England: 8.5% Seacliff — England: 9.2%
Scotland 1.3% / 1.2%
South Brighton — Scotland: 1.3% Seacliff — Scotland: 1.2%
South Africa 1.2% / 0.9%
South Brighton — South Africa: 1.2% Seacliff — South Africa: 0.9%
Ireland 1.0% / 1.0%
South Brighton — Ireland: 1.0% Seacliff — Ireland: 1.0%
New Zealand 0.8% / 0.8%
South Brighton — New Zealand: 0.8% Seacliff — New Zealand: 0.8%
India 1.2% / —
South Brighton — India: 1.2% Seacliff — India: not among its largest

Bars are drawn against the largest share shown (9.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

South Brighton 71.2% houses
South Brighton — Houses: 71.2% South Brighton — Townhouses: 25.9% South Brighton — Flats / Apartments: 2.9%
Seacliff 65.7% houses
Seacliff — Houses: 65.7% Seacliff — Townhouses: 19.7% Seacliff — Flats / Apartments: 14.5%
Houses Townhouses Flats / Apartments

Property market

South Brighton Seacliff
Median house price $1,238,000 $1,600,000
Median unit price $701,000 $653,250
Median land price — $412,450
Typical days to sell (houses) 19 days
from 38 sales
 26 days
from 25 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.

South Brighton Seacliff
2 bed $858K / $1.18M
South Brighton — 2 bed: $858K (6 sales) Seacliff — 2 bed: $1.18M (5 sales)

6 vs 5 sales

3 bed $1.1M / $1.45M
South Brighton — 3 bed: $1.1M (52 sales) Seacliff — 3 bed: $1.45M (33 sales)

52 vs 33 sales

4 bed $1.5M / $1.73M
South Brighton — 4 bed: $1.5M (29 sales) Seacliff — 4 bed: $1.73M (15 sales)

29 vs 15 sales

Zoning mix

South Brighton Seacliff
Residential 97% 89%
Parks and recreation 1% 11%
Commercial 1% 0%
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

South Brighton Seacliff
New dwellings approved 287
across Holdfast Bay
same for both
Approvals change year on year +188%
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.

South Brighton Seacliff
Houses 3.0%
$735/wk on $1.29M
 3.2%
$715/wk on $1.16M
Units —
same for both

Ranking within SA

South Brighton Seacliff
House price Higher than 62% of SA Higher than 85% of SA
Income Higher than 58% of SA Higher than 79% of SA
Schools —
same for both
Walkability Higher than 94% of SA Higher than 89% of SA
Affordability Higher than 36% of SA Higher than 24% of SA
EV adoption Higher than 85% of SA Higher than 84% of SA
NBN connectivity Higher than 90% of SA Higher than 85% of SA
Rental yield (houses) Higher than 14% of SA Higher than 22% of SA

Liveability

South Brighton is more walkable (82 vs 71).

South Brighton Seacliff
Grade B
same for both
Score 59/100 63/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

South Brighton Seacliff
Bushfire None
0/100
same for both
Crime Moderate
56/100
 Moderate
50/100
Flood High
91/100
 High
84/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

South Brighton Seacliff
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 2
Bedford Park, 4.1 km
 2
Bedford Park, 4.6 km
Full-time students aged 15–24 2.8% 2.4%

Schools in South Brighton

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

Schools in Seacliff

  • Seacliff Primary School Government · Primary below peers

Amenities in the suburb

South Brighton Seacliff
Supermarkets 0 1
Cafes & restaurants 4 1
Parks & reserves 0 2
Childcare 1 4
GPs 1 0

Mobility

South Brighton Seacliff
Walkability score 82/100 71/100
Distance to Adelaide 15.7 km 17 km
+8% vs other
Drive time (normal traffic) 25 min
same for both
Public transport score 79/100
Bus
 91/100
Rail · Bus
Peak arrivals per hour 45.0
7-9am + 5-7pm
 52.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
postcode 5048
 1.4%
postcode 5049
Rooftop solar per 100 dwellings 57
postcode 5048
 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.

South Brighton Seacliff
Car (driver) 68.9% / 66.4%
South Brighton — Car (driver): 68.9% Seacliff — Car (driver): 66.4%
Worked from Home 15.0% / 19.1%
South Brighton — Worked from Home: 15.0% Seacliff — Worked from Home: 19.1%
Train 6.6% / 7.7%
South Brighton — Train: 6.6% Seacliff — Train: 7.7%
Car (passenger) 4.4% / 3.5%
South Brighton — Car (passenger): 4.4% Seacliff — Car (passenger): 3.5%
Bus 1.8% / 1.5%
South Brighton — Bus: 1.8% Seacliff — Bus: 1.5%

Bars are drawn against the largest share shown (68.9%).

Setting

South Brighton Seacliff
Elevation 17 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 860 m 380 m

NBN connectivity

South Brighton Seacliff
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
1,343 premises
 0%
989 premises

Climate

South Brighton Seacliff
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)

South Brighton Seacliff
PM2.5 —
same for both
PM10 19.5 µg/m³
same for both
NO₂ 0.34 pphm
same for both

Council rates

South Brighton Seacliff
Average residential rate $2,095/yr
same for both
Council Holdfast Bay
same for both

Federal electorate

South Brighton Seacliff
Division Boothby
same for both
Member Louise Miller-Frost
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

South Brighton Seacliff
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

South Brighton

Coastal Middle-Ring Townhouses Urban

Seacliff

Coastal Middle-Ring Parks Premium Professionals Trains Transport Hub

More comparisons

Other comparisons with South Brighton

South Brighton vs Brighton South Brighton vs Dover Gardens South Brighton vs Seaview Downs South Brighton vs Seacliff Park

Other comparisons with Seacliff

Seacliff vs Seacliff Park Seacliff vs Marino Seacliff vs Kingston Park
Full data on South Brighton Full data on Seacliff
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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