Seaford (SA)

An assessment of population growth drivers in Seaford reveals an overall ranking slightly below national averages considering recent, and medium term trends

The population of the Seaford (SA) statistical area (Lv2), as estimated by AreaSearch, was around 4,858 as of November 2025. This figure reflects an increase of 365 people since the 2021 Census, which reported a population of 4,493 people in Seaford (SA) (SA2). The estimated resident population of 4,626, based on AreaSearch's examination of the latest ERP data release by the ABS in June 2024 and an additional 41 validated new addresses since the Census date, indicates a population density ratio of 1,635 persons per square kilometer. This rate is higher than the average seen across national locations assessed by AreaSearch. The growth rate of 8.1% since the 2021 census exceeded that of both the SA3 area (6.2%) and the SA4 region, making Seaford a growth leader in the region. Overseas migration contributed approximately 41.0% of overall population gains during recent periods, with 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 adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Considering projected demographic shifts, an above median population growth is projected for statistical areas across the nation, with Seaford expected to grow by 1,004 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 20.1% in total over the 17 years.

AreaSearch assessment of residential development activity positions Seaford among the top 25% of areas assessed nationwide

Based on AreaSearch analysis, Seaford recorded approximately 31 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, around 159 homes were approved, with an additional 29 approved in FY-26 so far. On average, each home built over these years accommodated about 3.1 new residents per year.

This demand significantly exceeds the supply of new properties, which typically leads to price growth and increased buyer competition. The average construction cost value for new properties is approximately $380,000, indicating a focus on the premium segment with upmarket properties. In FY-26, there have been commercial approvals valued at $421,000, suggesting minimal commercial development activity in Seaford compared to residential.

When comparing development activity against Greater Adelaide over the past five years, Seaford shows moderately higher activity, registering 42.0% above the regional average per person. This maintains good buyer choice while supporting existing property values. New development in Seaford consists of approximately 81.0% standalone homes and 19.0% attached dwellings, preserving the area's suburban nature with a focus on detached housing that attracts space-seeking buyers. The population density is around 133 people per dwelling approval, indicating characteristics of a growth area. According to AreaSearch's latest quarterly estimate, Seaford is projected to gain approximately 974 residents by 2041. Development in the area is keeping pace with this projected growth, although buyers may face increasing competition as the population expands.

Seaford has emerging levels of nearby infrastructure activity, ranking in the 20thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified three major projects that could affect this region. Key projects are Sunset Residential Development, Fleurieu Connections - Main South Road Duplication, Seaford Rail Extension, and Victor Harbor Road Duplication. The following list details those most relevant:.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

Seaford shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Seaford's workforce is balanced across white and blue-collar jobs, with key services well-represented. Its unemployment rate in September 2025 was 5.6%.

Over the past year, employment grew by 3.1%. Compared to Greater Adelaide's 3.9%, Seaford's unemployment rate was 1.7% higher, and its workforce participation rate was lower at 53.6%. Dominant sectors include health care & social assistance, construction, and retail trade. Construction is particularly strong, with an employment share 1.6 times the regional average.

Conversely, professional & technical services have lower representation at 3.5% versus the regional average of 7.3%. Many residents commute elsewhere for work. Between September 2024 and September 2025, employment levels increased by 3.1%, labour force by 3.3%, raising unemployment by 0.2 percentage points. Greater Adelaide saw employment grow by 3.0% and unemployment fall by 0.1%. As of 25-November, South Australia's employment grew by 1.19% year-on-year, with an unemployment rate of 4.0%, outpacing the national average of 4.3%. National employment forecasts suggest a 6.6% growth over five years and 13.7% over ten years. Applying these projections to Seaford's employment mix indicates local employment should increase by 6.4% in five years and 13.3% in ten years, though this is a simple extrapolation for illustrative purposes only.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year 2023 shows that in Seaford, median income is $44,499 and average income is $50,256. This is below Greater Adelaide's median income of $54,808 and average income of $66,852. By September 2025, estimated median income in Seaford will be approximately $48,415 and average income will be around $54,679, based on an 8.8% Wage Price Index growth since financial year 2023. According to the 2021 Census, incomes in Seaford fall between the 17th and 20th percentiles nationally. The income bracket of $1,500 - 2,999 is dominant in Seaford, with 29.4% of residents (1,428 people), similar to the broader metropolitan region at 31.8%. Housing affordability pressures are severe in Seaford, with only 82.8% of income remaining, ranking at the 16th percentile nationally.

Seaford is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The dwelling structure in Seaford, as per the latest Census, consisted of 85.3% houses and 14.7% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Adelaide metro had 89.2% houses and 10.7% other dwellings. The home ownership level in Seaford was higher at 34.0%, with the remaining dwellings either mortgaged (37.8%) or rented (28.2%). The median monthly mortgage repayment in Seaford was $1,400, lower than Adelaide metro's $1,452. The median weekly rent figure in Seaford was recorded at $330, compared to Adelaide metro's $314. Nationally, Seaford's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Seaford has a typical household mix, with a lower-than-average median household size

Family households account for 67.4% of all households, including 24.8% couples with children, 29.1% couples without children, and 12.9% single parent families. Non-family households constitute the remaining 32.6%, with lone person households at 29.8% and group households comprising 2.6%. The median household size is 2.3 people, which is smaller than the Greater Adelaide average of 2.5.

Educational outcomes in Seaford fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 15.3%, significantly lower than Australia's average of 30.4%. Bachelor degrees are the most common at 10.8%, followed by postgraduate qualifications (2.4%) and graduate diplomas (2.1%). Vocational credentials are prevalent, with 42.3% of residents aged 15+ holding them, including advanced diplomas (10.5%) and certificates (31.8%). Educational participation is high, with 27.0% of residents currently enrolled in formal education, comprising 11.0% in primary, 7.3% in secondary, and 3.3% in tertiary education.

Educational participation is notably high, with 27.0% of residents currently enrolled in formal education. This includes 11.0% in primary education, 7.3% in secondary education, and 3.3% pursuing tertiary education.

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Seaford's public transport system comprises 38 active stops offering a mix of train and bus services. These stops are served by 23 individual routes, facilitating 1,425 weekly passenger trips in total. Residents enjoy excellent transport accessibility, with an average distance of 174 meters to the nearest stop.

On average, service frequency stands at 203 trips per day across all routes, translating to approximately 37 weekly trips per individual stop.

Health performance in Seaford is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Seaford faces substantial health challenges, as indicated by its health data. Notably, common health conditions are prevalent across both younger and older age cohorts. The rate of private health cover is very low at approximately 47% of the total population (~2,279 people), compared to 49.1% across Greater Adelaide and the national average of 55.7%.

Arthritis and mental health issues are the most common medical conditions in the area, impacting 11.8 and 10.0% of residents respectively. Conversely, 58.5% of residents declare themselves completely clear of medical ailments compared to 62.9% across Greater Adelaide. The area has a higher proportion of seniors aged 65 and over at 27.0% (1,311 people) compared to Greater Adelaide's 21.0%. Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

Seaford ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Seaford's cultural diversity was found to be below average, with 74.7% of its population born in Australia, 88.9% being citizens, and 95.0% speaking English only at home. The predominant religion in Seaford was Christianity, making up 35.6% of the population. Notably, Judaism was not represented (0.0%) compared to Greater Adelaide's 0.1%.

The top three ancestry groups were English (38.2%), Australian (26.9%), and Scottish (7.6%). Divergences in ethnic group representation included Welsh at 0.9% (vs regional 0.8%), Dutch at 2.0% (vs 1.7%), and German at 4.8% (vs 5.4%).

Seaford hosts a notably older demographic compared to the national average

The median age in Seaford is 43 years, which is significantly higher than Greater Adelaide's average of 39 years and Australia's average of 38 years. Compared to Greater Adelaide, Seaford has a higher proportion of residents aged 75-84 (10.1%) but fewer residents aged 25-34 (10.5%). According to the 2021 Census, the age group of 75 to 84 years has increased from 8.9% to 10.1% of Seaford's population, while the age group of 5 to 14 years has declined from 12.1% to 11.0%. By 2041, demographic projections indicate that Seaford's age structure will undergo significant shifts. The 85+ age group is projected to grow by 106%, reaching 490 people from the current 238. Notably, the combined age groups of 65 and above will account for 50% of total population growth, reflecting Seaford's aging demographic profile. In contrast, the age group of 5 to 14 years is projected to decrease by 3 residents.