Seaford (SA)

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

As of November 2025, Seaford's population is estimated at around 4,529, reflecting an increase of 36 people since the 2021 Census which reported a population of 4,493. This change is inferred from AreaSearch's estimate of 4,509 residents following examination of ABS ERP data released in June 2024 and validation of 41 new addresses since the Census date. The suburb's current population density is approximately 1,524 persons per square kilometer, above national averages assessed by AreaSearch. Over the past decade, Seaford has demonstrated resilient growth patterns with a compound annual growth rate of 2.8%, outpacing its SA3 area. Overseas migration contributed around 41.0% of overall population gains during recent periods, though all drivers including natural growth and interstate migration were positive factors. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area as 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 are adopted with adjustments made employing weighted aggregation methods 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 1,006 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 28.8% in total over the 17 years.

Recent residential development output has been above average within Seaford when compared nationally

Seaford recorded approximately 26 residential properties approved annually based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, from FY-21 to FY-25, around 132 homes were approved, with an additional 10 approved so far in FY-26. On average, for every home built over these five years, there were approximately 3.8 new residents.

This demand significantly exceeds the supply of new properties, which are constructed at an average expected construction cost value of $380,000. In FY-26, there have been $675,000 in commercial approvals, indicating a predominantly residential focus. Compared to Greater Adelaide, Seaford exhibits moderately higher development activity, with 19.0% above the regional average per person over the five-year period.

This maintains good buyer choice while supporting existing property values. However, building activity has slowed in recent years. Recent construction comprises approximately 82.0% standalone homes and 18.0% attached dwellings, preserving Seaford's traditional suburban character with a focus on family homes. Seaford reflects a low-density area, with around 233 people per approval. According to the latest AreaSearch quarterly estimate, Seaford is expected to grow by approximately 1,305 residents through to 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Seaford has emerging levels of nearby infrastructure activity, ranking in the 38thth percentile nationally

The performance of a region is significantly influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified three projects that are expected to impact this area. Notable projects include Sunset Residential Development, Fleurieu Connections - Main South Road Duplication, Seaford Rail Extension, and Victor Harbor Road Duplication. The following list provides details on those projects considered 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.

The labour market performance in Seaford lags significantly behind most other regions nationally

Seaford has a balanced workforce with both white and blue collar jobs. Its unemployment rate is 5.7%.

Over the past year, there was an estimated employment growth of 2.0%. As of June 2025, 2,235 residents are employed while the unemployment rate is 1.7% higher than Greater Adelaide's rate of 4.0%. Workforce participation in Seaford lags at 53.6%, compared to Greater Adelaide's 61.7%. The dominant employment sectors among residents include health care & social assistance, construction, and retail trade.

Construction is particularly strong with an employment share 1.6 times the regional level. Conversely, professional & technical services show lower representation at 3.5% versus the regional average of 7.3%. Many Seaford residents commute elsewhere for work. Between June 2024 and June 2025, employment increased by 2.0%, while labour force increased by 2.3%, raising the unemployment rate by 0.3 percentage points. By comparison, Greater Adelaide recorded employment growth of 2.1%. National employment forecasts from Jobs and Skills Australia, published in Sep-22, project national employment to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Seaford's employment mix suggests local employment should increase by 6.4% over five years and 13.3% over ten years.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

AreaSearch's data for financial year 2022 shows Seaford's median income was $44,499 and average income was $50,256. This is lower than Greater Adelaide's median income of $52,592 and average income of $64,886. By September 2025, with a 12.83% increase based on the Wage Price Index, estimated incomes would be approximately $50,208 (median) and $56,704 (average). The 2021 Census shows Seaford's household, family, and personal incomes are between the 17th and 20th percentiles nationally. Income brackets indicate that 29.4% of residents (1,331 people) fall into the $1,500 - 2,999 bracket, similar to the metropolitan region's 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

In Seaford, as per the latest Census evaluation, 85.3% of dwellings were houses, with the remaining 14.7% comprising semi-detached homes, apartments, and other types. In comparison, Adelaide metro had 89.2% houses and 10.7% other dwellings. Home ownership in Seaford stood at 34.0%, with mortgaged properties at 37.8% and rented dwellings at 28.2%. The median monthly mortgage repayment in Seaford was $1,400, lower than Adelaide metro's average of $1,452. The median weekly rent in Seaford was $330, compared to Adelaide metro's $314. Nationally, Seaford's mortgage repayments were significantly lower than the Australian average of $1,863, and 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% of the total. 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 at 27.0%, with 11.0% in primary, 7.3% in secondary, and 3.3% in tertiary education.

Seaford's 3 schools have a combined enrollment of 1,762 students, serving typical Australian school conditions (ICSEA: 1001) with balanced educational opportunities. The area has 2 primary and 1 secondary school serving distinct age groups, functioning as an education hub with 38.9 school places per 100 residents, significantly above the regional average of 13.6, attracting students from surrounding communities.

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

Seaford has 38 active public transport stops, offering a mix of train and bus services. These are served by 23 individual routes that together provide 1,422 weekly passenger trips. The average distance from residents to the nearest stop is 174 meters, indicating excellent accessibility.

On average, there are 203 trips per day across all routes, which equates to approximately 37 weekly trips per stop.

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

Health data indicates significant health challenges in Seaford. Both younger and older age groups have a notable prevalence of common health conditions.

Private health cover is low at approximately 47% of the total population (~2,125 people), compared to the national average of 55.3%. The most prevalent medical conditions are arthritis (impacting 11.8% of residents) and mental health issues (affecting 10.0%). However, 58.5% of residents report being completely clear of medical ailments, lower than Greater Adelaide's 62.9%. Seaford has a higher proportion of seniors aged 65 and over at 27.1% (~1,227 people), compared to Greater Adelaide's 21.0%. Health outcomes among seniors present 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, as per the data provided, showed lower than average cultural diversity. The birthplace distribution was 74.7% Australian-born, with 88.9% being citizens and English spoken exclusively at home by 95.0%. Christianity dominated religiously, making up 35.6%.

Notably, Judaism was underrepresented at 0.0%, compared to Greater Adelaide's 0.1%. Ancestry-wise, the top groups were English (38.2%), Australian (26.9%), and Scottish (7.6%). Some ethnic groups showed notable differences: Welsh were overrepresented at 0.9% versus 0.8% regionally, Dutch at 2.0% compared to 1.7%, and German at 4.8% against 5.4%.

Seaford hosts an older demographic, ranking in the top quartile nationwide

The median age in Seaford is 43 years, which is notably higher than Greater Adelaide's average of 39 years and older than Australia's national average of 38 years. Compared to Greater Adelaide, Seaford has a higher proportion of residents aged 75-84 (10.1%), but fewer individuals aged 25-34 (10.5%). According to the 2021 Census, the percentage of the population in the 75 to 84 age group has increased from 8.9% to 10.1%. Conversely, the proportion of those aged 5 to 14 has decreased from 12.1% to 11.0%. By 2041, demographic projections indicate significant changes in Seaford's age structure, with the 85+ group expected to grow by 121%, reaching 490 people from its current figure of 221.