Seaford Meadows vs Seaford.
Comparing two suburbs with median house prices of $841,000 and $870,000.
Seaford Meadows (median $841,000) is roughly 3% cheaper to buy into than Seaford ($870,000). Over the past year, Seaford (+20.8%) ran 9.2 percentage points ahead of Seaford Meadows (+11.6%) on house-price growth.
Seaford Meadows scores higher on walkability (64/100 vs 54/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Seaford (967) sits above Seaford Meadows (965).
For buyers
Seaford Meadows is the lower entry point at $841,000 median, 3% 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 Meadows delivers the better gross yield (3.65% vs 3.65%), but Seaford 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 edges out on average school ICSEA (967 vs 965). Seaford Meadows also has a higher family-household share (78% vs 67%), so the catchment community skews family-heavy.
Common questions
Is Seaford Meadows or Seaford cheaper to buy in?
Seaford Meadows has the lower median house price at $841,000, roughly 3% below Seaford ($870,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Seaford Meadows or Seaford?
Over the past 12 months, Seaford grew +20.8% vs +11.6% in Seaford Meadows, a gap of 9.2 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 Meadows or Seaford have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Seaford scores 967 vs 965 in Seaford Meadows. 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, Seaford Meadows or Seaford?
Seaford Meadows scores 64/100 on walkability vs 54/100. 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, Seaford Meadows or Seaford?
Gross rental yield on houses is 3.65% in Seaford Meadows vs 3.65% in Seaford. 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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