South Brighton vs 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 South Brighton: a median of $1.24 million, against $1 million in Seaview Downs, though rent is higher in Seaview Downs. On these figures, South Brighton tends to suit people living alone, while Seaview Downs suits couples and 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

Seaview Downs

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (4 vs 0)
  • carries lower crime risk (23/100 vs 56/100)
  • has more separate houses rather than flats (97% vs 71%)

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

First-home buyers

Seaview Downs

ahead on the one thing that separates them

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

Weighs house prices and mortgage stress.

Renters

South Brighton

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (28% vs 12%)
  • has cheaper rent ($335/wk vs $385/wk)

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 52/100)

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

Downsizers and retirees

South Brighton

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (29% vs 3%)
  • is more walkable (82/100 vs 52/100)
  • But Seaview Downs carries lower crime risk (23/100 vs 56/100)

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

Investors

South Brighton

ahead on the one thing that separates them

  • is growing faster (10.3% vs 1.7%)

Weighs population growth.

Where they sit

South Brighton 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.

South Brighton 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.

South Brighton Seaview Downs
Walkability 82 / 52
South Brighton — Walkability: 82/100 Seaview Downs — Walkability: 52/100
Safety 44 / 77
South Brighton — Safety: 44/100 Seaview Downs — Safety: 77/100
Low fire risk 100 / 52
South Brighton — Low fire risk: 100/100 Seaview Downs — Low fire risk: 52/100
Low flood risk 9 / 46
South Brighton — Low flood risk: 9/100 Seaview Downs — Low flood risk: 46/100

Demographics

Seaview Downs rents higher ($385/wk vs $335/wk); South Brighton skews older (44 vs 42).

South Brighton Seaview Downs
Population 2,763
+2% vs other
 2,718
Population trend (2016 → 2021) +10.3% +1.7%
Median age 44 42
Median household income $83,252/yr $90,532/yr
+9% vs other
Median weekly rent $335/wk $385/wk
+15% vs other

Age profile

Share of residents in each band, 2021 Census.

South Brighton Seaview Downs
0-4 5.1% / 5.5%
South Brighton — 0-4: 5.1% Seaview Downs — 0-4: 5.5%
5-14 9.9% / 13.2%
South Brighton — 5-14: 9.9% Seaview Downs — 5-14: 13.2%
15-19 5.1% / 6.2%
South Brighton — 15-19: 5.1% Seaview Downs — 15-19: 6.2%
20-24 5.1% / 5.1%
South Brighton — 20-24: 5.1% Seaview Downs — 20-24: 5.1%
25-34 12.3% / 9.7%
South Brighton — 25-34: 12.3% Seaview Downs — 25-34: 9.7%
35-44 12.9% / 12.9%
South Brighton — 35-44: 12.9% Seaview Downs — 35-44: 12.9%
45-54 11.9% / 14.2%
South Brighton — 45-54: 11.9% Seaview Downs — 45-54: 14.2%
55-64 13.9% / 11.7%
South Brighton — 55-64: 13.9% Seaview Downs — 55-64: 11.7%
65-74 12.3% / 11.1%
South Brighton — 65-74: 12.3% Seaview Downs — 65-74: 11.1%
75-84 8.0% / 8.3%
South Brighton — 75-84: 8.0% Seaview Downs — 75-84: 8.3%
85+ 3.5% / 2.5%
South Brighton — 85+: 3.5% Seaview Downs — 85+: 2.5%

Bars are drawn against the largest share shown (14.2%).

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%
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.

South Brighton 28.1% renting
South Brighton — Owned Outright: 38.3% South Brighton — Mortgage: 33.5% South Brighton — Renting: 28.1%
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.

South Brighton Seaview Downs
Bachelor Degree 17.9% / 14.6%
South Brighton — Bachelor Degree: 17.9% Seaview Downs — Bachelor Degree: 14.6%
Certificate III & IV 13.4% / 16.3%
South Brighton — Certificate III & IV: 13.4% Seaview Downs — Certificate III & IV: 16.3%
Advanced Diploma / Diploma 8.9% / 8.8%
South Brighton — Advanced Diploma / Diploma: 8.9% Seaview Downs — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 6.1% / 3.6%
South Brighton — Postgraduate Degree: 6.1% Seaview Downs — Postgraduate Degree: 3.6%
Graduate Diploma / Certificate 2.5% / 2.0%
South Brighton — Graduate Diploma / Certificate: 2.5% Seaview Downs — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (17.9%).

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 Seaview Downs
England 8.5% / 6.8%
South Brighton — England: 8.5% Seaview Downs — England: 6.8%
Scotland 1.3% / 0.8%
South Brighton — Scotland: 1.3% Seaview Downs — Scotland: 0.8%
India 1.2% / 0.8%
South Brighton — India: 1.2% Seaview Downs — India: 0.8%
New Zealand 0.8% / 0.9%
South Brighton — New Zealand: 0.8% Seaview Downs — New Zealand: 0.9%
Germany 0.6% / 1.0%
South Brighton — Germany: 0.6% Seaview Downs — Germany: 1.0%
South Africa 1.2% / —
South Brighton — South Africa: 1.2% Seaview Downs — South Africa: not among its largest
Ireland 1.0% / —
South Brighton — Ireland: 1.0% Seaview Downs — Ireland: not among its largest
Malaysia — / 0.9%
South Brighton — Malaysia: not among its largest Seaview Downs — Malaysia: 0.9%
China — / 0.8%
South Brighton — China: not among its largest Seaview Downs — China: 0.8%

Bars are drawn against the largest share shown (8.5%).

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%
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

South Brighton Seaview Downs
Median house price $1,238,000 $1,000,000
Median unit price $701,000 —
Median land price —
same for both
Typical days to sell (houses) 19 days
from 38 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.

South Brighton Seaview Downs
3 bed $1.1M / $942K
South Brighton — 3 bed: $1.1M (52 sales) Seaview Downs — 3 bed: $942K (31 sales)

52 vs 31 sales

4 bed $1.5M / $1.13M
South Brighton — 4 bed: $1.5M (29 sales) Seaview Downs — 4 bed: $1.13M (27 sales)

29 vs 27 sales

Zoning mix

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

South Brighton Seaview Downs
Residential 97% 54%
Environmental 0% 45%
Parks and recreation 1% 0%
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 Seaview Downs
New dwellings approved 287
across Holdfast Bay
 809
across Marion
Approvals change year on year +188% -31%

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 Seaview Downs
Houses 3.0%
$735/wk on $1.29M
 —
Units —
same for both

Ranking within SA

South Brighton Seaview Downs
House price Higher than 62% of SA Higher than 54% of SA
Income Higher than 58% of SA Higher than 69% of SA
Schools —
same for both
Walkability Higher than 94% of SA Higher than 81% of SA
Affordability Higher than 36% of SA Higher than 59% 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 —

Liveability

South Brighton is more walkable (82 vs 52).

South Brighton Seaview Downs
Grade B
same for both
Score 59/100 57/100
Socio-economic band advantaged area
decile 8/10
same for both

Risk profile

Seaview Downs carries more bushfire risk (48 vs 0); South Brighton carries more crime risk (56 vs 23).

South Brighton Seaview Downs
Bushfire None
0/100
 Moderate
48/100
Crime Moderate
56/100
 Low
23/100
Flood High
91/100
 Moderate
54/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 4
within 5 km

Schools

South Brighton Seaview Downs
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 2
Bedford Park, 4.1 km
 2
Bedford Park, 3.5 km
Full-time students aged 15–24 2.8% 2.2%

Schools in South Brighton

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

Schools in Seaview Downs

  • Seaview Downs Primary School Government · Primary at peers

Amenities in the suburb

South Brighton Seaview Downs
Cafes & restaurants 4 0
Parks & reserves 0 4
Childcare 1 3
GPs 1 0
Fuel stations 0 1

Mobility

South Brighton Seaview Downs
Walkability score 82/100 52/100
Distance to Adelaide 15.7 km 16.6 km
+6% vs other
Drive time (normal traffic) 25 min
same for both
Public transport score 79/100
Bus
 62/100
Bus
Peak arrivals per hour 45.0
7-9am + 5-7pm
 16.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
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 Seaview Downs
Car (driver) 68.9% / 78.2%
South Brighton — Car (driver): 68.9% Seaview Downs — Car (driver): 78.2%
Worked from Home 15.0% / 11.6%
South Brighton — Worked from Home: 15.0% Seaview Downs — Worked from Home: 11.6%
Train 6.6% / 3.3%
South Brighton — Train: 6.6% Seaview Downs — Train: 3.3%
Car (passenger) 4.4% / 3.9%
South Brighton — Car (passenger): 4.4% Seaview Downs — Car (passenger): 3.9%
Bus 1.8% / 1.1%
South Brighton — Bus: 1.8% Seaview Downs — Bus: 1.1%

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

Setting

South Brighton Seaview Downs
Elevation 17 m
above sea level, at the suburb centre
 142 m
above sea level, at the suburb centre
Distance to the ocean 860 m 2.1 km

NBN connectivity

South Brighton Seaview Downs
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
1,343 premises
 0%
1,117 premises

Climate

South Brighton 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)

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

Council rates

South Brighton Seaview Downs
Average residential rate $2,095/yr $1,782/yr
Council Holdfast Bay Marion

Federal electorate

South Brighton 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

South Brighton Seaview Downs
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

Seaview Downs

Coastal Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with South Brighton

South Brighton vs Brighton South Brighton vs Dover Gardens South Brighton vs Seacliff Park South Brighton vs Seacliff

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 O'Halloran Hill Seaview Downs vs Seacliff Park
Full data on South Brighton 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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