Seaford Heights vs Seaford Rise.
Comparing two suburbs with median house prices of $660,000 and $870,000. Seaford Heights edges out on more headline metrics in this comparison.
Seaford Heights (median $660,000) is roughly 24% cheaper to buy into than Seaford Rise ($870,000). Over the past year, Seaford Rise (+15.6%) ran 37.2 percentage points ahead of Seaford Heights (-21.6%) on house-price growth.
On school quality, the average ICSEA across schools serving Seaford Heights (968) sits above Seaford Rise (965).
For buyers
Seaford Heights is the lower entry point at $660,000 median, 24% 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 3.45%), but Seaford Rise 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 965).
Common questions
Is Seaford Heights or Seaford Rise cheaper to buy in?
Seaford Heights has the lower median house price at $660,000, roughly 24% below Seaford Rise ($870,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Seaford Heights or Seaford Rise?
Over the past 12 months, Seaford Rise grew +15.6% vs -21.6% in Seaford Heights, a gap of 37.2 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 Seaford Heights or Seaford Rise have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Seaford Heights scores 968 vs 965 in Seaford Rise. 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 suburb has higher rental yield, Seaford Heights or Seaford Rise?
Gross rental yield on houses is 5.12% in Seaford Heights vs 3.45% in Seaford Rise. 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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