Old Noarlunga vs Seaford Heights.
Comparing two suburbs with median house prices of $830,500 and $660,000.
Seaford Heights (median $660,000) is roughly 26% cheaper to buy into than Old Noarlunga ($830,500). Over the past year, Old Noarlunga (+24.9%) ran 46.5 percentage points ahead of Seaford Heights (-21.6%) on house-price growth.
Old Noarlunga scores higher on walkability (28/100 vs 0/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Seaford Heights (968) sits above Old Noarlunga (964).
For buyers
Seaford Heights is the lower entry point at $660,000 median, 26% 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 Heights delivers the better gross yield (5.12% vs 3.77%), but Old Noarlunga 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
Seaford Heights edges out on average school ICSEA (968 vs 964).
Common questions
Is Old Noarlunga or Seaford Heights cheaper to buy in?
Seaford Heights has the lower median house price at $660,000, roughly 26% below Old Noarlunga ($830,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Old Noarlunga or Seaford Heights?
Over the past 12 months, Old Noarlunga grew +24.9% vs -21.6% in Seaford Heights, a gap of 46.5 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 Old Noarlunga or Seaford Heights have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Seaford Heights scores 968 vs 964 in Old Noarlunga. 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, Old Noarlunga or Seaford Heights?
Old Noarlunga scores 28/100 on walkability vs 0/100. 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, Old Noarlunga or Seaford Heights?
Gross rental yield on houses is 5.12% in Seaford Heights vs 3.77% in Old Noarlunga. 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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