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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.
est. as @ -- *
2021 Census | -- people
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Seaford Meadows has an estimated 5,742 residents, up from 5,102 at the 2021 Census — a change of 640 people, or 12.5%. Growth has averaged 3.1% a year over five years, faster than 79% of areas nationally. 202 new addresses have been validated here since Census night. Overseas migration accounts for 41.0% of that increase. That puts 1,613 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Based on demographic assessments of ABS statistics and new residential locations verified by AreaSearch since the Census, the suburb of Seaford Meadows is home to roughly 5,742 residents as of May 2026. This represents a gain of 640 people (12.5%) compared to the 2021 Census, which documented a population of 5,102 people. This shift is calculated from a resident base of 5,739 estimated by AreaSearch following the ABS June 2025 release of ERP figures, supplemented by 202 verified new addresses added since the Census. This population level yields a density of 1,612 persons per square kilometer, exceeding the typical ratio for Australian areas analyzed by AreaSearch.
The 12.5% expansion in the suburb of Seaford Meadows since the 2021 Census outpaced the broader SA3 region (5.8%) and the SA4 territory, positioning it as a key local growth center. In recent times, international migration was the primary driver, accounting for roughly 41.0% of the overall population gains, with natural increase and interstate moves also contributing positively. Projections utilize the 2024 data releases from the ABS and Geoscience Australia, using 2022 as their benchmark year. For locations lacking this coverage, or for periods past 2032, calculations integrate the 2023 LGA and regional age-group forecasts from the state government, aggregating growth rates from LGA down to SA2 levels. Over the longer term, the suburb of Seaford Meadows is projected to experience population growth slightly below the national median, adding 705 residents by 2041 based on compiled SA2 models, indicating an expansion of 12.2% over the 16 years.
Frequently Asked Questions - Population
199 new dwellings have been approved in Seaford Meadows over the past five years, an average of 39 a year. That places the area in the 89th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Of the 51 dwellings approved in the latest reporting year, 78% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 91, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of statistical building approvals indicates that Seaford Meadows averages around 39 approved residential properties annually, with 199 dwellings approved over the 5 financial years spanning FY-21 to FY-25, and 84 approvals recorded during FY-26. With an average of 4.1 new residents arriving per finished dwelling over the 5 financial years between FY-21 and FY-25, local supply is falling behind demand, which typically intensifies buyer competition and drives prices upward. New homes carry an average construction value of $380,000, indicating a developer focus on higher-end market offerings. In addition, commercial approvals reached $1.8 million this financial year, reinforcing the residential focus of the locality.
Building activity per capita in Seaford Meadows is 51.0% higher than in Greater Adelaide, providing more options for prospective buyers. The composition of new builds is 78.0% standalone houses and 22.0% medium- to high-density dwellings, maintaining a suburban character that appeals to buyers seeking space. The ratio of approximately 98 people for every approved home highlights the expansion characteristics of the area. Long-term projections indicate that Seaford Meadows will add 702 residents by 2041 compared to the most recent quarterly estimate from AreaSearch. If the current pace of construction continues, the incoming supply of housing will comfortably meet local demand, fostering favorable buyer conditions and potentially enabling growth beyond current forecasts.
Frequently Asked Questions - Development
Development applications around Seaford Meadows
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Seaford Meadows, worth an estimated $415 million. A further 10 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $2.7 billion. 2 are already under construction and 2 are due for completion within three years. The pipeline spans transport & logistics, retail and sports & recreation. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, major works, and planning updates are critical drivers of local performance. AreaSearch has identified 5 key initiatives expected to influence the locality, including the Sunset Residential Development, Main South Road Duplication Stage 1 - Aldinga Project, Fleurieu Connections - Main South Road Duplication, and the Seaford Rail Extension.
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Frequently Asked Questions - Infrastructure
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.
Seaford Rail Extension
5.7km extension of dual track rail line from Noarlunga Centre to Seaford District Centre. Includes new railway stations at Seaford Meadows and Seaford with park-and-ride facilities, improving public transport access to southern suburbs.
Noarlunga Master Planning Housing Project
A 22-hectare master-planned residential development delivering more than 626 new homes across two land parcels on either side of Lovelock Drive in Port Noarlunga and Noarlunga Downs. The project features a minimum of 28% affordable and social housing (including 80 social housing dwellings), and 12.5% new public open space with a target of 25% overall tree canopy. Designed by Holmes Dyer, the development targets a 5-Star Green Star Communities rating. Civil works by Winslow Constructors commenced in 2025, with house construction planned to begin in 2026 and first residents expected by end of 2026.Multiple sales releases are underway including the Wirra and Kauwi Releases. The community will become home to approximately 1,200 residents over a 7-10 year delivery period through to 2031.
Noarlunga Hospital Mental Health Expansion
$74M State Election commitment delivering new 24-bed Mental Health Rehabilitation Service and additional mental health facilities. Expanding critical healthcare services for southern Adelaide communities with specialized treatment capabilities.
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.
Main South Road Duplication Stage 1 - Aldinga Project
Stage 1 of the Main South Road Duplication between Seaford and Aldinga has been completed and is open to traffic. The project duplicated approximately 10 km of Main South Road, improving safety, reducing congestion and supporting tourism and regional growth on the Fleurieu Peninsula. It forms the first stage of the broader Fleurieu Connections program.
Victor Harbor Road Duplication
Duplication of approximately four kilometres of Victor Harbor Road between Main South Road (Old Noarlunga) and Main Road (McLaren Vale) to improve safety, traffic flow and capacity, including a new four-way, two-lane roundabout at Robinson Road and the realignment of Quarry Road. All lanes are now open to traffic and the project is complete as part of the broader Fleurieu Connections program delivered by the Fleurieu Connections Alliance.
Colonnades Shopping Centre Ongoing Upgrades
Major regional shopping centre serving southern suburbs with ongoing upgrades and expansions. Key retail hub featuring department stores, supermarkets, specialty shops and dining options with improved facilities and customer amenities.
3,232 residents of Seaford Meadows are employed, from a labour force of 3,376. Unemployment sits at 4.3%, with participation at 75.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 4,440, about 77% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce features a solid proportion of skilled workers and essential service professionals, with an unemployment rate of 4.3% and an annual job growth rate of 5.9% based on aggregated statistical area statistics. In March 2026, working residents numbered 3,232, while the local jobless rate stood 0.5% higher than the 3.8% recorded for Greater Adelaide. Work participation is exceptionally high at 75.6%, compared to 66.6% across Greater Adelaide. According to Census records, a modest 10.8% of the workforce worked from home, though this figure was likely influenced by pandemic-related lockdowns.
The primary employment sectors for local workers are healthcare and social assistance, retail trade, and construction. The concentration of workers in retail trade is particularly high, tracking at 1.3 times the regional average. Conversely, education and training is less represented, accounting for 7.1% of local workers compared to 9.3% across Greater Adelaide. The gap between the census working population and resident numbers suggests that this largely residential area offers few local jobs. Based on local data from the ABS and SALM for the 12 months ending March 2026, the count of employed residents rose by 5.9% while the total labor force grew by 5.8%, resulting in a stable unemployment rate. Over the same period, Greater Adelaide experienced a 4.2% rise in employment and a 4.0% increase in the labor force, with its unemployment rate dropping by 0.2 percentage points. Forecasts from Jobs and Skills Australia issued in May-25 offer additional context on future demand in the area. These five- and ten-year national growth trends have been mapped to the local industry profile. While total national employment is projected to grow by 6.6% over five years and 13.7% over ten years, the rates vary widely by industry. Applying these trends to the local industry mix suggests employment among residents could rise by 6.5% over five years and 13.7% over ten years, though this is a simple weighted extrapolation and does not factor in local population forecasts.
Frequently Asked Questions - Employment
Median household income in Seaford Meadows is $1,663 a week (about $86,000 a year), with median personal income at $854 a week. ATO records put median taxable income at $57,930 a year against an average of $65,425. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO postcode data compiled by AreaSearch for the financial year 2023 shows a median taxpayer income of $57,930 and an average of $65,425, placing the area slightly under the national average, whereas Greater Adelaide registered a median of $54,808 and an average of $66,852. Adjusting for Wage Price Index growth of 10.17% since the financial year 2023 yields estimated values of approximately $63,821 for the median and $72,079 for the average in March 2026. In the 2021 Census, household, family, and individual incomes placed the area at the 52nd percentile nationally.
The most common weekly income bracket is $1,500 - 2,999, capturing 43.0% of the population (2,469 residents), which compares to 31.8% for the wider region. Housing affordability is a significant concern, with only 80.8% of income remaining after housing costs, ranking at the 41st percentile, while the SEIFA index ranks the area in the 4th decile for income.
Frequently Asked Questions - Income
Seaford Meadows had 1,860 occupied dwellings at the 2021 Census, 88% detached houses and 8% apartments. 49% are owned with a mortgage, 38% rented and 13% owned outright. At that Census the median rent was $360 a week and the median mortgage repayment $1,610 a month. Rent absorbs 21.6% of household income here and mortgage repayments 22.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the most recent Census, the dwelling mix in Seaford Meadows consisted of 88.4% standalone houses and 11.6% semi-detached dwellings, apartments, or other structures, compared to 75.2% houses and 24.9% other dwellings across the Adelaide metro area. The rate of outright home ownership stood at 12.8%, trailing the metropolitan average, while the remaining homes were being purchased with a mortgage (49.0%) or rented (38.2%). The median monthly mortgage payment of $1,610 and median weekly rent of $360 both exceeded the Adelaide metro averages of $1,562 and $320, respectively.
Nationally, local mortgage commitments are lower than the Australian average of $1,863, and rents are below the national median of $375.
Frequently Asked Questions - Housing
Seaford Meadows counted 1,860 households at the 2021 Census, an estimated 2,093 today, averaging 2.7 people each. 34% are couples with children, against 24% couples without children. 20% of households are people living alone, and families average 1.4 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 77.6% of households in the area, comprising couples with children at 34.2%, couples without children at 24.4%, and single-parent households at 18.0%. Non-family households account for the remaining 22.4%, with lone person households representing 19.5% and group households making up 3.0% of the total. The average household size of 2.7 people is higher than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
19.0% of adults in Seaford Meadows hold a university qualification, including 13.5% with a bachelor degree and 3.1% with postgraduate qualifications, higher than 96% of areas nationally. A further 34.6% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Educational attainment levels show that 19.0% of residents hold a university qualification, which is lower than the Australian average of 30.4%. Bachelor degrees are the most common higher education qualification at 13.5%, followed by postgraduate degrees (3.1%) and graduate diplomas (2.4%). Vocational and technical qualifications are highly prevalent, with 45.4% of the population aged 15+ holding a credential in these fields, consisting of advanced diplomas (10.8%) and certificates (34.6%). A significant proportion of the population is engaged in learning, with 31.9% of residents currently enrolled in an educational program. This student group includes 12.8% in primary schools, 7.5% in secondary schools, and 4.4% in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Seaford Meadows reaches 18 stops on 13 routes, timetabled for about 870 services a week. The typical home sits about 230 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport options include 18 active stops within Seaford Meadows, serving both train and bus networks. These stops accommodate 13 separate routes, generating 866 weekly passenger trips. Transport links are highly accessible, with residents living an average of 230 meters from the nearest stop. Commuting patterns reflect the residential nature of the suburb, with most workers traveling outward; private cars are the main transport mode at 88%, followed by trains at 8%. Motor vehicle ownership stands at 1.4 per household. A modest 10.8% of residents worked from home according to the 2021 Census, which was likely influenced by pandemic conditions.
Service frequencies average 123 trips daily across all transport routes, representing approximately 48 weekly departures for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
69.4% of residents in Seaford Meadows report no long-term health condition. 5.0% need daily assistance with core activities, and 52.9% hold private health cover. The standardised death rate runs at 5.9 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health analyses regarding mortality rates and chronic illnesses reveal notable medical challenges across both younger and older cohorts, while the proportion of residents with private health insurance is slightly above the SA2 average at approximately 53% of the population, representing about 3,035 residents. Mental health concerns and asthma represent the most frequent diagnoses, affecting 11.7% and 9.6% of local residents, respectively. Meanwhile, 69.4% of the population reported no chronic conditions, compared to 67.9% across Greater Adelaide. The prevalence of chronic illnesses among working-age individuals is higher than typical averages. Residents aged 65 and over make up 9.4% of the population (539 people), which is lower than the Greater Adelaide proportion of 19.2%.
Frequently Asked Questions - Health
Seaford Meadows is largely Australian-born, at 78.4% of residents, with 7.7% speaking a language other than English at home. The largest reported ancestries are English (34.4%) and Australian (28.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The cultural profile of the area aligns closely with regional averages, with 78.4% of residents born in Australia, 90.3% holding citizenship, and 92.3% using only English at home. Christianity is the primary religion, followed by 30.8% of the community. The most distinct religious variance is seen in Judaism, which represents 0.1% of residents, matching the 0.1% average across Greater Adelaide. Looking at ancestral backgrounds, the most common heritages are English at 34.4% (exceeding the regional average of 27.8%), Australian at 28.8% (exceeding the regional average of 22.8%), and Scottish at 6.9%.
Other notable ethnic groups include Welsh at 0.8% of the population (compared to 0.6% regionally), Hungarian at 0.4% (compared to 0.3% regionally), and German at 4.7% (compared to 5.1% regionally).
Frequently Asked Questions - Diversity
The median resident of Seaford Meadows is 31, younger than 93% of areas nationally. 33.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
With a median age of 31, Seaford Meadows is younger than Greater Adelaide, which has a median age of 39, and is also younger than the national figure of 38. The suburb has a higher concentration of residents aged 25 - 34 (19.1%) compared to Greater Adelaide, but fewer residents aged 55 - 64 (7.0%). Since the 2021 Census, the 15 to 24 age bracket has risen from 12.6% to 13.9% of the population, while the 5 to 14 cohort has dropped from 15.7% to 14.2%. Projections for 2041 point to significant demographic shifts, with the 45 to 54 cohort expected to grow the fastest at 25% (adding 163 residents to reach 812), while the 65 to 74 cohort is projected to rise by a minor 2%, adding 6 people.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Seaford Meadows
8 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 8 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2025 about a year ago all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2025. | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 202 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (5,102 at the 2021 Census → 5,742 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL41317). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.