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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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2021 Census | -- people
Sales Activity
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Population
Seacombe Gardens lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends
Based on analysis of ABS population updates for the broader area, the estimated population of the suburb of Seacombe Gardens as of May 2026 is around 3,691. This reflects an increase of 318 people (9.4%) since the 2021 Census, which reported a population of 3,373 people. The change is inferred from the resident population of 3,687 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 45 validated new addresses since the Census date. This level of population equates to a density ratio of 3,728 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. The suburb's 9.4% growth since the 2021 census exceeded the SA4 region (6.2%), along with the SA3 area, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 94.0% of overall population gains during recent periods.
AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Moving forward with demographic trends, an above median population growth of statistical areas analysed by AreaSearch is projected for the suburb of Seacombe Gardens, with the area expected to grow by 647 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 17.4% in total over the 16 years.
Frequently Asked Questions - Population
Development
AreaSearch assessment of residential approval activity sees Seacombe Gardens among the top 30% of areas assessed nationwide
Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Seacombe Gardens has recorded around 39 residential properties granted approval annually. An estimated 195 homes were approved over the past five financial years, between FY-21 and FY-25, with an additional 23 approved so far in FY-26. On average, each dwelling accommodated approximately 2.1 new residents per year over these five years.
New homes are being built at an average expected construction cost value of $291,000. In the current financial year, $2.9 million in commercial development approvals have been recorded, reflecting Seacombe Gardens' primarily residential nature. Compared to Greater Adelaide, Seacombe Gardens has 58.0% more development activity per person, offering buyers greater choice. However, development activity has moderated in recent periods. This level of activity is substantially higher than the national average, suggesting strong developer confidence in the location.
New building activity comprises 55.0% detached dwellings and 45.0% townhouses or apartments, providing a blend of attached housing types catering to various price ranges. The location has approximately 118 people per dwelling approval, indicating an expanding market. According to AreaSearch's latest quarterly estimate, Seacombe Gardens is projected to add 643 residents by 2041. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Seacombe Gardens
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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
Seacombe Gardens has emerging levels of nearby infrastructure activity, ranking in the 38thth percentile nationally
Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified three projects expected to affect the area. Notable projects are Oaklands Green, Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building), Marion Cultural Centre Plaza Upgrade, and Flagstaff Road Upgrade. The following list provides details on those most relevant.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building)
Stage 1 of the Southern Adelaide Local Health Network redevelopment, anchored by a new seven-storey Acute Services Building at the front of Flinders Medical Centre. The tower delivers 17,000 square metres of new built area plus 3,000 square metres of refurbishment, adding 98 clinical spaces. It will house two 32-bed adult inpatient units, an 18-bay Medical Day Unit, a 16-bed Intensive Care Unit with a dedicated CT scanner suite, four operating theatres with a 14-bay recovery area, a Day of Surgery Admissions area, a new Podiatry department, and a dedicated floor for the FMC Eye Surgery Clinic which integrates the network's ophthalmology services into a single facility (a first for South Australia's public health system). The new building will form the hospital's main entrance with a large lobby, retail outlet and undercover drop-off zone. The wider Stage 1 program also includes a 12-bed Psychiatric Intensive Care Unit at Margaret Tobin Centre (opening March 2026), 48 new beds at Noarlunga Hospital (opened November 2025), 32 beds across two wards at the Repat Health Precinct (opened 2024), and supporting upgrades to mortuary (completed October 2025), kitchen, sterilisation services and electrical infrastructure. More than 20 million dollars of new major medical equipment will be installed including advanced imaging, automated pharmacy dispensing cabinets and a new CT scanner. Designed by ARM Architecture with Silver Thomas Hanley, with Built Environs as Managing Contractor and Aurecon providing structural and civil engineering. The Acute Services Building is expected to open in early 2028.
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.
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.
Adelaide Level Crossing Removal Planning Program
A joint Australian and South Australian Government program to conduct planning studies at priority at-grade level crossing locations across metropolitan Adelaide, and establish a ten-year Level Crossing Removal Program. Adelaide has 126 at-grade level crossings where boom gates can be closed for up to 25% of peak traffic periods. Priority sites under active planning include Cormack Road (Wingfield), Kings Road (Parafield), and Park Terrace (Salisbury). The program commenced in early 2022 and is expected to be completed by late 2026, with the first major removal project - Curtis Road, Munno Para - announced in May 2025 with a $250 million joint funding commitment and construction starting by 2027.
River Torrens to Darlington (T2D) Project
The River Torrens to Darlington (T2D) Project delivers the final 10.5 km section of Adelaide's North South Corridor, creating a 78 km non-stop motorway. The project combines southern and northern twin three-lane tunnels with lowered and surface motorways. Major works are underway at the Southern Precinct at Tonsley, which serves as the purpose-built launch site for the Tunnel Boring Machines (TBMs) for the Southern Tunnels. Tunnelling is expected to start in the second half of 2026, and the project is planned for completion by 2031.
Seaview High School Upgrade
Facility upgrade delivering a new 2 storey multi purpose Creative Design building, a new single storey Performing Arts facility with associated performance spaces, and refurbishment of an existing building to provide contemporary STEM learning areas. Project value reported at $17.65 million. Architect: Flightpath Architects. Builder: Badge Constructions. Construction completed, with completion reported by industry sources at end of 2022.
Marion Cultural Centre Plaza Upgrade
The Marion Cultural Centre Plaza has been redeveloped to become a vibrant heart for the city, providing a space for community gatherings, celebrations, relaxation, and support for local businesses. The upgrade includes surface treatments, soft landscaping, tree planting, public art installations, and a new pedestrian crossing on Warracowie Way. It aims to enhance amenity with green spaces, strengthen community connections, offer flexibility for various functional uses, and create a sense of place aligned with the council's vision of a liveable, nature-valuing, engaged, connected, innovative, and prosperous community. The project also improved pedestrian and cyclist connectivity, safety, and amenity, linking local residential areas, Oaklands Station, MCC, SA Aquatic and Leisure Centre, Westfield, and other facilities on Milham Street, while retaining vehicle access to existing businesses and managing traffic.
Employment
Employment performance in Seacombe Gardens exceeds national averages across key labour market indicators
Seacombe Gardens has a well-educated workforce with essential services sectors well represented. The unemployment rate was 3.5% in the past year, with an estimated employment growth of 5.1%. As of December 2025, 1,955 residents were in work and the unemployment rate was 0.3% below Greater Adelaide's rate of 3.8%.
Workforce participation was on par with Greater Adelaide's 66.0%. According to Census responses, 8.5% of residents worked from home, though Covid-19 lockdown impacts should be considered. Key industries of employment among residents were health care & social assistance, retail trade, and accommodation & food. Health care & social assistance showed notable concentration with employment levels at 1.5 times the regional average.
Conversely, professional & technical services had lower representation at 4.5% compared to the regional average of 7.3%. The predominantly residential area offered limited local employment opportunities as indicated by the count of Census working population versus resident population. In the 12-month period ending December 2025, employment increased by 5.1% and labour force increased by 4.2%, resulting in a fall in unemployment by 0.8 percentage points. Comparing this to Greater Adelaide, employment grew by 4.2%, labour force expanded by 3.9%, and unemployment fell by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 offer insights into potential future demand within Seacombe Gardens. These projections suggest national employment will expand by 6.6% over five years and 13.7% over ten years, with growth rates differing significantly between industry sectors. Applying these industry-specific projections to Seacombe Gardens's employment mix suggests local employment should increase by 7.1% over five years and 14.8% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.
Frequently Asked Questions - Employment
Income
Income levels sit below national averages according to AreaSearch assessment
The suburb of Seacombe Gardens has an income level below the national average, according to the latest Australian Taxation Office (ATO) data aggregated by AreaSearch for the financial year 2023. The median income among taxpayers in Seaccombe Gardens is $51,048, and the average income stands at $60,595. In comparison, Greater Adelaide's figures are $54,808 (median) and $66,852 (average). Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates for Seaccombe Gardens would be approximately $56,240 (median) and $66,758 (average) as of March 2026. According to the 2021 Census, incomes in Seacombe Gardens rank modestly, between the 30th and 31st percentiles for household, family, and personal incomes. The data shows that the largest segment comprises 33.5% earning $1,500 - $2,999 weekly (1,236 residents), mirroring regional levels where 31.8% occupy this bracket. Housing affordability pressures are severe in Seaccombe Gardens, with only 79.6% of income remaining after housing costs, ranking at the 24th percentile.
Frequently Asked Questions - Income
Housing
Seacombe Gardens displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region
Seacombe Gardens' dwellings, as per the latest Census, consisted of 57.1% houses and 43.0% other dwellings (semi-detached, apartments, 'other'). In contrast, Adelaide metro had 75.2% houses and 24.9% other dwellings. Home ownership in Seacombe Gardens was at 23.3%, with mortgaged dwellings at 33.0% and rented ones at 43.7%. The median monthly mortgage repayment was $1,672, higher than Adelaide metro's $1,562. Median weekly rent in Seacombe Gardens was $370, compared to Adelaide metro's $320. Nationally, Seacombe Gardens' mortgage repayments were lower at $1,672 vs Australia's average of $1,863, and rents were also lower at $370 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Seacombe Gardens features high concentrations of group households, with a lower-than-average median household size
Family households account for 63.1% of all households, including 23.2% couples with children, 23.4% couples without children, and 14.7% single parent families. Non-family households constitute the remaining 36.9%, with lone person households at 29.7% and group households comprising 6.9%. The median household size is 2.3 people, which is smaller than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
Seacombe Gardens performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes
The area's educational profile is notable regionally, with university qualification rates of 31.7% among residents aged 15+, surpassing the South Australian average of 25.7% and the SA4 region's rate of 28.1%. Bachelor degrees are most prevalent at 20.7%, followed by postgraduate qualifications (8.4%) and graduate diplomas (2.6%). Vocational credentials are also prominent, with 30.6% of residents aged 15+ holding such qualifications – advanced diplomas (10.2%) and certificates (20.4%).
Educational participation is high, with 29.0% of residents currently enrolled in formal education, including 9.3% in tertiary education, 8.7% in primary education, and 4.7% pursuing secondary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Seacombe Gardens has 14 operational public transport stops, all serving buses. These stops are covered by 30 different routes, offering a total of 2,220 weekly passenger trips. Transport accessibility is high, with residents typically living 180 meters from the nearest stop. Most residents commute outwards daily. Cars remain the primary mode of transport, used by 81% of residents, while buses are used by 8%. The average vehicle ownership per dwelling is 1.1, below the regional average.
According to the 2021 Census, 8.5% of residents work from home, which may be influenced by COVID-19 conditions. On average, there are 317 trips daily across all routes, equating to approximately 158 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Health outcomes in Seacombe Gardens 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
Seacombe Gardens' health indicators show below-average results based on AreaSearch's assessment of mortality rates and chronic condition prevalence.
The level of common health conditions among the general population is somewhat typical but higher than the national average among older cohorts. Private health cover is relatively low, with approximately 51% of the total population (~1,881 people). Mental health issues and asthma are the most common medical conditions in the area, affecting 9.3 and 7.6% of residents respectively. 69.6% of residents declare themselves completely clear of medical ailments compared to 67.9% across Greater Adelaide. Health outcomes among the working-age population are broadly typical. The area has 16.2% of residents aged 65 and over (597 people), which is lower than the 19.2% in Greater Adelaide. Health outcomes among seniors present some challenges, though they rank lower nationally than the broader population.
Frequently Asked Questions - Health
Cultural Diversity
Seacombe Gardens was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics
Seacombe Gardens has high cultural diversity, with 30.5% speaking a language other than English at home and 36.7% born overseas. Christianity is the main religion, comprising 37.2%. Hinduism is overrepresented at 4.8%, compared to Greater Adelaide's 2.8%.
Top ancestry groups are English (25.8%), Australian (21.7%), and Other (12.3%). Notable divergences include Polish (1.1% vs regional 1.0%), Korean (1.0% vs 0.3%), and Filipino (2.4% vs 1.0%).
Frequently Asked Questions - Diversity
Age
Seacombe Gardens's population is younger than the national pattern
At age 34 years, Seacombe Gardens's median age is notably lower than Greater Adelaide's average of 39 years, and significantly below Australia's median of 38 years. Compared to Greater Adelaide, Seacombe Gardens has a higher proportion of residents aged 25-34 (20.1%), but fewer individuals aged 55-64 (8.3%). This concentration of 25-34 year-olds is considerably above the national average of 14.6%. Between the 2021 Census and now, the population aged 35 to 44 has increased from 14.2% to 15.7%, while the 55 to 64 age group has decreased from 10.1% to 8.3%. By 2041, demographic projections suggest Seacombe Gardens's age profile will change significantly. The 25 to 34 cohort is expected to grow by 17%, adding 123 residents to reach a total of 865. Meanwhile, the 65 to 74 cohort is projected to grow by a modest 5%, with an increase of 16 people.