Seaford vs Carrum Downs
Carrum Downs (median $775,000) is roughly 12% cheaper to buy into than Seaford ($880,000).
Buying in Seaford or Carrum Downs?
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Seaford and Carrum Downs side by side
| Measure | Seaford | Carrum Downs |
|---|---|---|
| Price and market | ||
| Median house | $880,000 | $775,000 |
| Median unit | $577,500 | $600,000 |
| Renting | ||
| House rent | $560/wk | $560/wk |
| Unit rent | $470/wk | $470/wk |
| Owner occupied | – | 70.0% |
| Renter occupied | – | 27.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1011 | 1002 |
| Lifestyle and people | ||
| Walk score | 20 | 42 |
| Transit score | 0 | 30 |
| Bike score | 100 | 100 |
| Population | – | 21,976 |
| Median age | – | 36 |
| Climate | ||
| Annual rainfall | 685 mm | 685 mm |
| Mean max, January | 25.6°C | 25.6°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Carrum Downs scores higher on walkability (20/100 vs 42/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Seaford (1011) sits above Carrum Downs (1002).
- For buyers
- Carrum Downs is the lower entry point at $775,000 median, 12% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Carrum Downs offers the higher gross rental yield (3.76% vs 3.31%), favouring cash-flow investors.
- For families
- Seaford edges out on average school ICSEA (1011 vs 1002).
Seaford vs Carrum Downs: common questions
Is Seaford or Carrum Downs cheaper to buy in?
Carrum Downs has the lower median house price at $775,000, roughly 12% below Seaford ($880,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Seaford or Carrum Downs have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Seaford scores 1011 vs 1002 in Carrum Downs. 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 Carrum Downs?
Carrum Downs scores 42/100 on walkability vs 20/100. 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 Carrum Downs?
Gross rental yield on houses is 3.76% in Carrum Downs vs 3.31% 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.
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