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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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Sales Activity
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Population
Seaford - Seaford Meadows lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends
Seaford - Seaford Meadows' population is approximately 15,451 as of May 2026. This figure represents an increase of 1,274 people since the 2021 Census, which recorded a population of 14,177. The growth is inferred from ABS data showing an estimated resident population of 15,439 in June 2025 and an additional 260 validated new addresses since the Census date. This results in a population density of 1,347 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Seaford - Seaford Meadows' growth rate of 9.0% since the 2021 census is above that of the SA3 area (5.8%) and the SA4 region, indicating it as a growth leader in the region. Overseas migration contributed approximately 49.2% of overall population gains during recent periods, with other drivers such as natural growth and interstate migration also being positive factors.
AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, the SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data and adjusted using a method of weighted aggregation from LGA to SA2 levels. Demographic trends project above median population growth for Australian statistical areas, with Seaford - Seaford Meadows expected to expand by 2,303 persons to reach approximately 17,754 by 2041, reflecting a total increase of 14.8% over the 16-year period.
Frequently Asked Questions - Population
Development
AreaSearch assessment of residential development activity positions Seaford - Seaford Meadows among the top 25% of areas assessed nationwide
Seaford Meadows has recorded approximately 123 residential property approvals each year over the past five financial years, totalling 617 homes. As of FY-26129 approvals have been recorded. On average, each dwelling built between FY-21 and FY-25 attracts 2.3 new residents per year, reflecting strong demand that supports property values. The average construction cost value for new homes is $241,000.
This financial year has seen $2.5 million in commercial approvals registered, indicating the area's residential character. Compared to Greater Adelaide, Seaford Meadows records 73.0% more development activity per person, offering buyers greater choice. Recent construction comprises 82.0% detached dwellings and 18.0% attached dwellings, maintaining the area's suburban identity with a concentration of family homes suited for space-seeking buyers. The location has approximately 111 people per dwelling approval, suggesting an expanding market.
According to AreaSearch's latest quarterly estimate, Seaford Meadows is projected to add 2,291 residents by 2041. With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Seaford - Seaford Meadows
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Seaford - Seaford Meadows has limited levels of nearby infrastructure activity, ranking in the 11thth percentile nationally
Infrastructure changes significantly influence an area's performance. AreaSearch has identified seven projects potentially impacting the area. Key projects are Sunset Residential Development, Fleurieu Connections - Main South Road Duplication, Main South Road Duplication Stage 1 - Aldinga Project, and Seaford Rail Extension. The following list details those most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Fleurieu Connections - Main South Road Duplication
Duplication of Main South Road between Sellicks Beach and Victor Harbor, improving safety and reducing travel times to the Fleurieu Peninsula. The project includes new overtaking lanes, intersection upgrades and safety improvements.
Majors Road Interchange
$120 million jointly funded project by Australian and South Australian governments creating new grade-separated interchange providing access to Southern Expressway from Majors Road. Features new on/off ramps, widening of Majors Road bridge from two lanes to six lanes with dedicated right turn lanes, signalised intersection improvements, new bike lanes and shared user paths, new underpasses for Patrick Jonker Veloway, upgraded traffic signals, widening of Majors Road from Southern Expressway to Lonsdale Highway/Ocean Boulevard to provide two through lanes in both directions, underground power lines, tree planting for 50% shade coverage, and realignment of the Patrick Jonker Veloway. Expected to support 245 full-time jobs during construction and provide improved access to Glenthorne National Park, Sam Willoughby International BMX Facility and Southern Soccer Facility. Construction by Acciona Construction Australia, completion expected end of 2025.
Noarlunga Master Planning Housing Project
A 22-hectare master-planned residential development delivering 626 new homes with a diverse mix of dwelling types including detached homes, townhouses and apartments. The project features a minimum of 28% affordable and social housing (including 80 social housing dwellings), and 12.5% new public open space. Designed by Holmes Dyer, the development targets a 5-Star Green Star Communities rating and emphasizes sustainability, extensive tree canopy coverage, and enhanced connectivity to nearby amenities including Colonnades Shopping Centre, Noarlunga TAFE, Noarlunga Hospital and Noarlunga Railway Station. Civil works by Winslow Constructors are underway with the first sales releases now on market. The community will become home to approximately 1,200 residents over a 7-10 year delivery period.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Main South Road Duplication Stage 1 - Aldinga Project
Part of Fleurieu Connections providing safer, faster journeys from Seaford to Aldinga. Supporting local tourism and communities. Aldinga Interchange construction underway with piling works, 12 x 40-tonne girders supporting bridge deck 26m long x 27m wide. 62 architectural panels and 86m anti-throw screens.
Sunset Residential Development
A 42-hectare master-planned residential community featuring 644 allotments with land sizes up to 540m2. The development includes 15% affordable and social housing outcomes, extensive green spaces including a major north-south walking trail connecting to Onkaparinga River Recreation Park. Located in a prime coastal position with proximity to South Australian beaches and McLaren Vale wine region.
Employment
Employment performance in Seaford - Seaford Meadows has been broadly consistent with national averages
Seaford Meadows had a balanced workforce in December 2025 with white and blue collar jobs equally represented. Key sectors included health care & social assistance, construction, and retail trade. The area showed strong specialization in construction, with employment share 1.5 times the regional level.
Professional & technical services had limited presence at 4.9% compared to the regional 7.3%. Unemployment rate was 4.3%, with estimated employment growth of 4.8% over the past year. As of December 2025, 8,167 residents were in work, with an unemployment rate of 4.8%, slightly higher than Greater Adelaide's 3.8%. Workforce participation was broadly similar to Greater Adelaide at 66.0%.
Only 10.0% of residents worked from home. Employment growth over the year to December 2025 was 4.8%, compared to Greater Adelaide's 4.2%. Unemployment fell by 0.2 percentage points, slightly less than Greater Adelaide's 0.3 points fall. National employment forecasts from May-25 suggest total employment should increase by 6.6% over five years and 13.7% over ten years. Applying these projections to Seaford Meadows' employment mix indicates local employment growth of 6.5% over five years and 13.6% over ten years, assuming constant population projections.
Frequently Asked Questions - Employment
Income
Income levels sit below national averages according to AreaSearch assessment
According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2023, Seaford - Seaford Meadows SA2 had a median income among taxpayers of $54,436. The average income stood at $61,176. This is lower than national averages, which were $54,808 and $66,852 across Greater Adelaide respectively. Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates for median income would be approximately $59,972 as of March 2026, with average income estimated at $67,398 during the same period. Census 2021 data shows household incomes in Seaford - Seaford Meadows rank modestly between the 33rd and 39th percentiles. Income distribution reveals that 36.0% of the population (5,562 individuals) fall within the $1,500 to $2,999 income range, similar to the broader area where this cohort represents 31.8%. Housing affordability pressures are severe in Seaford - Seaford Meadows, with only 82.4% of income remaining after housing costs, ranking at the 31st percentile.
Frequently Asked Questions - Income
Housing
Seaford - Seaford Meadows is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region
In Seaford Meadows, as per the latest Census, 88.8% of dwellings were houses while 11.2% consisted of other types such as semi-detached homes and apartments. This contrasts with Adelaide metro's figures of 75.2% houses and 24.9% other dwellings. Home ownership in Seaford Meadows stood at 26.4%, with mortgaged properties accounting for 44.0% and rented ones making up 29.6%. The median monthly mortgage repayment was $1,517, lower than Adelaide metro's average of $1,562. Weekly rent median in Seaford Meadows was $350, compared to Adelaide metro's $320. Nationally, Seaford Meadows' mortgage repayments were significantly lower than the Australian average of $1,863, with rents being less than the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Seaford - Seaford Meadows has a typical household mix, with a fairly typical median household size
Family households account for 72.9% of all households, including 29.7% couples with children, 27.7% couples without children, and 14.5% single parent families. Non-family households constitute the remaining 27.1%, with lone person households at 24.4% and group households making up 2.8%. The median household size is 2.5 people, aligning with the Greater Adelaide average.
Frequently Asked Questions - Households
Local Schools & Education
Seaford - Seaford Meadows shows below-average educational performance compared to national benchmarks, though pockets of achievement exist
The area's university qualification rate is 17.2%, significantly lower than Australia's average of 30.4%. Bachelor degrees are most common at 12.2%, followed by postgraduate qualifications (2.8%) and graduate diplomas (2.2%). Vocational credentials are prevalent, with 44.0% of residents aged 15+ holding them - advanced diplomas at 10.4% and certificates at 33.6%. Educational participation is high, with 28.9% currently enrolled in formal education: 11.4% in primary, 7.2% in secondary, and 4.0% in tertiary education.
Educational participation is notably high, with 28.9% of residents currently enrolled in formal education. This includes 11.4% in primary education, 7.2% in secondary education, and 4.0% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Seaford - Seaford Meadows has 91 active public transport stops offering a mix of train and bus services. These stops are served by 23 individual routes that facilitate 1,425 weekly passenger trips in total. The area's transport accessibility is rated as excellent, with residents typically residing just 193 meters from the nearest transport stop. As a predominantly residential zone, most commuters travel outward, primarily by car (89%), with train use at 7%. On average, there are 1.4 vehicles per dwelling. According to the 2021 Census, only 10% of residents work from home, which may be influenced by COVID-19 conditions.
Across all routes, service frequency averages 203 trips daily, equating to roughly 15 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Health outcomes in Seaford - Seaford Meadows are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts
Health indicators suggest below-average outcomes in Seaford - Seaford Meadows. AreaSearch's assessment of mortality rates and chronic condition prevalence shows that the level of common health conditions among the general population is somewhat typical but higher than the national average among older cohorts. The rate of private health cover is relatively low at approximately 49% of the total population (~7,601 people), compared to 52.7% across Greater Adelaide and a national average of 55.7%.
The most common medical conditions in the area are mental health issues and asthma, impacting 10.2 and 9.2% of residents respectively, while 64.7% declare themselves completely clear of medical ailments compared to 67.9% across Greater Adelaide. Working-age residents show above average prevalence of chronic health conditions. The area has 18.1% of residents aged 65 and over (2,793 people), which is lower than the 19.2% in Greater Adelaide. Health outcomes among seniors present some challenges but rank lower nationally than the broader population.
Frequently Asked Questions - Health
Cultural Diversity
Seaford - Seaford Meadows ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics
Seaford Meadows, found in Seaford, showed below average cultural diversity with 77.7% of its population born in Australia, 89.9% being citizens, and 94.3% speaking English only at home. Christianity was the main religion, comprising 33.0%. Hinduism, however, was overrepresented at 0.5%, compared to Greater Adelaide's 2.8%.
In ancestry, English (35.9%), Australian (28.1%), and Scottish (7.6%) were top groups, all substantially higher than regional averages of 27.8%, 22.8%, and 4.0% respectively. Welsh (0.8%) was notably overrepresented compared to the region's 0.6%. Dutch (1.9%) and German (5.0%) also showed notable divergences from their respective regional averages of 1.2% and 5.1%.
Frequently Asked Questions - Diversity
Age
Seaford - Seaford Meadows's population is slightly younger than the national pattern
The median age in Seaford - Seaford Meadows is 37 years, which is lower than Greater Adelaide's average of 39 years and close to the national average of 38 years. The 35-44 cohort is over-represented at 14.8% locally compared to Greater Adelaide's average, while the 55-64 age group is under-represented at 9.9%. According to post-2021 Census data, the 15-24 age group has increased from 11.3% to 12.6%, and the 5-14 cohort has decreased from 13.7% to 12.2%. Population forecasts for 2041 indicate significant demographic changes in Seaford - Seaford Meadows, with the 45-54 group expected to grow by 26% (487 people) to reach 2,363 from 1,875. The 65-74 age group is projected to grow by 1%, adding only 21 residents.