West Lakes vs Seaton

Seaton is the younger of the two, with a median age of 40 against 54 in West Lakes. In both, most households own their home and most homes are detached houses. In West Lakes, about half of households are people living alone. Houses cost more in West Lakes: a median of $1.34 million, against $987,000 in Seaton, and rent is higher there too. Seaton is closer to the city centre: 10.9 km, against 14.4 km. On these figures, West Lakes tends to suit older residents, while Seaton suits 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

Seaton

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (2 vs 0)
  • carries lower crime risk (77/100 vs 87/100)
  • But West Lakes has more parks and reserves (33 vs 12)

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

First-home buyers

Seaton

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($987,000 vs $1,337,500)
  • has cheaper units ($618,000 vs $797,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Seaton

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (37% vs 17%)
  • has cheaper rent ($310/wk vs $370/wk)

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

Commuting to the city

Seaton

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (10.9 km vs 14.4 km)
  • has a shorter drive in (19 min vs 24 min)

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

Downsizers and retirees

They split

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

  • West Lakes has more residents already 65 and over (36% vs 21%)
  • Seaton carries lower crime risk (77/100 vs 87/100)

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

Investors

West Lakes

ahead on 2 of the 3 things we measure here

  • is growing faster (17.0% vs 4.9%)
  • returns a higher gross yield on houses (4.9% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

West Lakes Seaton
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.

West Lakes Seaton
Walkability 59 / 58
West Lakes — Walkability: 59/100 Seaton — Walkability: 58/100
Safety 13 / 23
West Lakes — Safety: 13/100 Seaton — Safety: 23/100
Low fire risk 100 / 100
West Lakes — Low fire risk: 100/100 Seaton — Low fire risk: 100/100
Low flood risk 58 / 21
West Lakes — Low flood risk: 58/100 Seaton — Low flood risk: 21/100

Demographics

Seaton has more residents (10,877 vs 6,768); West Lakes skews older (54 vs 40).

West Lakes Seaton
Population 6,768 10,877
+61% vs other
Population trend (2016 → 2021) +17.0% +4.9%
Median age 54 40
Median household income $80,496/yr
+16% vs other
 $67,600/yr
Median weekly rent $370/wk
+16% vs other
 $310/wk

Age profile

Share of residents in each band, 2021 Census.

West Lakes Seaton
0-4 3.4% / 5.6%
West Lakes — 0-4: 3.4% Seaton — 0-4: 5.6%
5-14 7.9% / 9.6%
West Lakes — 5-14: 7.9% Seaton — 5-14: 9.6%
15-19 4.0% / 4.7%
West Lakes — 15-19: 4.0% Seaton — 15-19: 4.7%
20-24 4.6% / 6.0%
West Lakes — 20-24: 4.6% Seaton — 20-24: 6.0%
25-34 9.8% / 16.4%
West Lakes — 25-34: 9.8% Seaton — 25-34: 16.4%
35-44 9.5% / 12.5%
West Lakes — 35-44: 9.5% Seaton — 35-44: 12.5%
45-54 10.8% / 12.3%
West Lakes — 45-54: 10.8% Seaton — 45-54: 12.3%
55-64 14.0% / 12.1%
West Lakes — 55-64: 14.0% Seaton — 55-64: 12.1%
65-74 17.7% / 9.7%
West Lakes — 65-74: 17.7% Seaton — 65-74: 9.7%
75-84 12.3% / 7.1%
West Lakes — 75-84: 12.3% Seaton — 75-84: 7.1%
85+ 6.0% / 3.9%
West Lakes — 85+: 6.0% Seaton — 85+: 3.9%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

West Lakes 47.2% lone person
West Lakes — Lone Person: 47.2% West Lakes — Couple Families: 35.8% West Lakes — One Parent Families: 12.4% West Lakes — Group Household: 3.3% West Lakes — Other Families: 1.3%
Seaton 43.1% lone person
Seaton — Lone Person: 43.1% Seaton — Couple Families: 32.1% Seaton — One Parent Families: 18.3% Seaton — Group Household: 4.5% Seaton — Other Families: 2.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

West Lakes 16.9% renting
West Lakes — Owned Outright: 54.4% West Lakes — Mortgage: 28.7% West Lakes — Renting: 16.9%
Seaton 37.1% renting
Seaton — Owned Outright: 31.4% Seaton — Mortgage: 31.5% Seaton — Renting: 37.1%
Owned outright Mortgage Renting

Qualifications

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

West Lakes Seaton
Certificate III & IV 14.0% / 15.2%
West Lakes — Certificate III & IV: 14.0% Seaton — Certificate III & IV: 15.2%
Bachelor Degree 14.2% / 11.7%
West Lakes — Bachelor Degree: 14.2% Seaton — Bachelor Degree: 11.7%
Advanced Diploma / Diploma 9.3% / 7.0%
West Lakes — Advanced Diploma / Diploma: 9.3% Seaton — Advanced Diploma / Diploma: 7.0%
Postgraduate Degree 4.5% / 3.1%
West Lakes — Postgraduate Degree: 4.5% Seaton — Postgraduate Degree: 3.1%
Graduate Diploma / Certificate 2.1% / 1.2%
West Lakes — Graduate Diploma / Certificate: 2.1% Seaton — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (15.2%).

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.

West Lakes Seaton
England 5.7% / 2.6%
West Lakes — England: 5.7% Seaton — England: 2.6%
Italy 2.0% / 5.1%
West Lakes — Italy: 2.0% Seaton — Italy: 5.1%
India 0.9% / 4.2%
West Lakes — India: 0.9% Seaton — India: 4.2%
Greece 1.1% / 1.3%
West Lakes — Greece: 1.1% Seaton — Greece: 1.3%
China 1.7% / 0.7%
West Lakes — China: 1.7% Seaton — China: 0.7%
Germany 1.2% / 0.6%
West Lakes — Germany: 1.2% Seaton — Germany: 0.6%
Philippines — / 0.8%
West Lakes — Philippines: not among its largest Seaton — Philippines: 0.8%

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

West Lakes 57.9% houses
West Lakes — Houses: 57.9% West Lakes — Townhouses: 32.5% West Lakes — Flats / Apartments: 9.6%
Seaton 66.4% houses
Seaton — Houses: 66.4% Seaton — Townhouses: 24.6% Seaton — Flats / Apartments: 9.0%
Houses Townhouses Flats / Apartments

Property market

West Lakes Seaton
Median house price $1,337,500 $987,000
Median unit price $797,500 $618,000
Median land price $970,000 $961,500
Typical days to sell (houses) 19 days
from 74 sales
 17 days
from 138 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

West Lakes Seaton
2 bed $778K / $580K
West Lakes — 2 bed: $778K (25 sales) Seaton — 2 bed: $580K (25 sales)

25 vs 25 sales

3 bed $918K / $780K
West Lakes — 3 bed: $918K (14 sales) Seaton — 3 bed: $780K (8 sales)

14 vs 8 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.

West Lakes Seaton
2 bed $820K / $725K
West Lakes — 2 bed: $820K (17 sales) Seaton — 2 bed: $725K (7 sales)

17 vs 7 sales

3 bed $1.26M / $969K
West Lakes — 3 bed: $1.26M (38 sales) Seaton — 3 bed: $969K (127 sales)

38 vs 127 sales

4 bed $1.43M / $1.18M
West Lakes — 4 bed: $1.43M (53 sales) Seaton — 4 bed: $1.18M (43 sales)

53 vs 43 sales

Zoning mix

West Lakes Seaton
Residential 82% 84%
Parks and recreation 8% 15%
Commercial 9% 1%
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

West Lakes Seaton
New dwellings approved 1,636
across Charles Sturt
same for both
Approvals change year on year +109%
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.

West Lakes Seaton
Houses 4.9%
$850/wk on $899K
 3.9%
$750/wk on $997K
Units 4.7%
$680/wk on $757K
 4.4%
$530/wk on $625K

Ranking within SA

West Lakes Seaton
House price Higher than 84% of SA Higher than 47% of SA
Income — Higher than 36% of SA
Schools —
same for both
Walkability Higher than 84% of SA Higher than 83% of SA
Affordability — Higher than 29% of SA
EV adoption Higher than 74% of SA Higher than 59% of SA
NBN connectivity Higher than 79% of SA Higher than 82% of SA
Rental yield (houses) Higher than 95% of SA Higher than 49% of SA
Rental yield (units) Higher than 59% of SA Higher than 38% of SA

Liveability

West Lakes scores higher overall (59 vs 36).

West Lakes Seaton
Grade B C
Score 59/100 36/100
Socio-economic band advantaged area
decile 8/10
 below-average income
decile 3/10

Risk profile

Seaton carries more flood risk (79 vs 42); West Lakes carries more crime risk (87 vs 77).

West Lakes Seaton
Bushfire None
0/100
same for both
Crime High
87/100
 High
77/100
Flood Moderate
42/100
 High
79/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
 6
within 5 km

Schools

West Lakes Seaton
Inside the suburb 0 2
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km None 3
Adelaide University, Adelaide City Campus, 8.9 km

Schools in West Lakes

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

Schools in Seaton

  • Seaton High School Government · Secondary above peers
  • Seaton Park Primary School Government · Primary below peers

Amenities in the suburb

West Lakes Seaton
Supermarkets 3 0
Cafes & restaurants 7 5
Parks & reserves 33 12
Childcare 3
same for both
GPs 0 1
Pharmacies 4 2
Banks & Bank@Post 6 1
Fuel stations 1 2
Waterways 2 0

Mobility

West Lakes sits further from the CBD (14.4 km vs 10.9 km).

West Lakes Seaton
Walkability score 59/100 58/100
Distance to Adelaide 14.4 km
+24% vs other
 10.9 km
Drive time (normal traffic) 24 min 19 min
Public transport score 79/100
Bus
 87/100
Rail · Bus
Peak arrivals per hour 176.2
7-9am + 5-7pm
 179.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 5021
 0.6%
postcode 5023
Rooftop solar per 100 dwellings 58
postcode 5021
 44
postcode 5023

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.

West Lakes Seaton
Car (driver) 76.6% / 78.3%
West Lakes — Car (driver): 76.6% Seaton — Car (driver): 78.3%
Worked from Home 13.2% / 8.5%
West Lakes — Worked from Home: 13.2% Seaton — Worked from Home: 8.5%
Car (passenger) 3.6% / 5.3%
West Lakes — Car (passenger): 3.6% Seaton — Car (passenger): 5.3%
Bus 3.0% / 4.0%
West Lakes — Bus: 3.0% Seaton — Bus: 4.0%
Train 1.2% / 1.8%
West Lakes — Train: 1.2% Seaton — Train: 1.8%

Bars are drawn against the largest share shown (78.3%).

Setting

West Lakes Seaton
Elevation 5 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 1.3 km
1.4 km to a named beach
 2.4 km
2.5 km to a named beach

NBN connectivity

West Lakes Seaton
Connectivity score 65/100 70/100
Most common technology Fibre to the node Hybrid fibre-coaxial
Full-fibre (FTTP) share 33%
3,394 premises
 23%
5,473 premises

Climate

West Lakes Seaton
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)

West Lakes Seaton
PM2.5 4.5 µg/m³
same for both
PM10 20.3 µg/m³
same for both
NO₂ —
same for both

Council rates

West Lakes Seaton
Average residential rate $1,726/yr
same for both
Council Charles Sturt
same for both

Federal electorate

West Lakes Seaton
Division Hindmarsh
same for both
Member Mark Butler
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

West Lakes Seaton
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

West Lakes

Beach Coastal Middle-Ring Parks Retirees River Townhouses

Seaton

Coastal Middle-Ring Parks Townhouses Transport Hub

More comparisons

Other comparisons with West Lakes

West Lakes vs Grange West Lakes vs Semaphore Park West Lakes vs Royal Park West Lakes vs West Lakes Shore West Lakes vs Queenstown West Lakes vs Port Adelaide

Other comparisons with Seaton

Seaton vs Findon Seaton vs Fulham Gardens Seaton vs Grange Seaton vs Kidman Park Seaton vs Woodville West Seaton vs Royal Park
Full data on West Lakes Full data on Seaton
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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