Seaford vs Old Noarlunga.
Comparing two suburbs with median house prices of $870,000 and $830,500.
Old Noarlunga (median $830,500) is roughly 5% cheaper to buy into than Seaford ($870,000). Over the past year, Old Noarlunga (+24.9%) ran 4.1 percentage points ahead of Seaford (+20.8%) on house-price growth.
Seaford scores higher on walkability (54/100 vs 28/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Seaford (967) sits above Old Noarlunga (964). Old Noarlunga skews owner-occupied (79%), Seaford runs more rental-dense (66% owner).
For buyers
Old Noarlunga is the lower entry point at $830,500 median, 5% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Old Noarlunga carries both higher gross yield (3.77% vs 3.65%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Seaford edges out on average school ICSEA (967 vs 964).
Common questions
Is Seaford or Old Noarlunga cheaper to buy in?
Old Noarlunga has the lower median house price at $830,500, roughly 5% 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 or Old Noarlunga?
Over the past 12 months, Old Noarlunga grew +24.9% vs +20.8% in Seaford, a gap of 4.1 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 or Old Noarlunga have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Seaford scores 967 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, Seaford or Old Noarlunga?
Seaford scores 54/100 on walkability vs 28/100. 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 or Old Noarlunga?
Gross rental yield on houses is 3.77% in Old Noarlunga 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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