Moana vs Seaford.
Comparing two suburbs with median house prices of $1,126,000 and $870,000.
Seaford (median $870,000) is roughly 29% cheaper to buy into than Moana ($1,126,000). Over the past year, Moana (+24.1%) ran 3.3 percentage points ahead of Seaford (+20.8%) on house-price growth.
Seaford scores higher on walkability (6/100 vs 54/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Moana (968) sits above Seaford (967). Moana skews owner-occupied (81%), Seaford runs more rental-dense (66% owner).
For buyers
Seaford is the lower entry point at $870,000 median, 29% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Seaford delivers the better gross yield (3.65% vs 3.13%), but Moana has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Moana edges out on average school ICSEA (968 vs 967).
Common questions
Is Moana or Seaford cheaper to buy in?
Seaford has the lower median house price at $870,000, roughly 29% below Moana ($1,126,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Moana or Seaford?
Over the past 12 months, Moana grew +24.1% vs +20.8% in Seaford, a gap of 3.3 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Moana or Seaford have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Moana scores 968 vs 967 in Seaford. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Moana or Seaford?
Seaford scores 54/100 on walkability vs 6/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Moana or Seaford?
Gross rental yield on houses is 3.65% in Seaford vs 3.13% in Moana. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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