EquitySight.app
Free full calculator →
EquitySight.app
Free full calculator →
ABS 2021 Census · Updated 21 May 2026
Seacombe Gardens is a well-established middle-ring suburb of Adelaide, Australia, with a population of approximately 3,373, making it a boutique locality. Located approximately 12 km from the Adelaide CBD, Seacombe Gardens is a middle ring area in South Australia. The median household income is $73,840 per year.
Household incomes in Seacombe Gardens sit in a comfortable mid-range for the South Australia market. Its proximity to the CBD adds a strong location premium.
Official Australia Post postcode for Seacombe Gardens. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Seacombe Gardens on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
3,373 residents places Seacombe Gardens squarely in the middle of the South Australia suburb size distribution (state median 3,699), with market depth comparable to most SA localities. Household income of $73,840/year is 9% below the South Australia median of $80,964, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Median weekly rent of $370 equates to $1,603/month — about 96% of the median mortgage repayment of $1,672/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. 12 km from Adelaide places Seacombe Gardens in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 54% of dwellings are separate houses (vs 73% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
This suburb suits long-term investors looking for a balance of rental yield and capital growth. Schools and transport underpin family demand. Local rents consume roughly 26% of household income — a useful sanity check on tenant affordability.
How Seacombe Gardens stacks up against the median of all South Australia suburbs in our dataset. Positive values mean Seacombe Gardens sits above the state median; negative means below.
| Metric | Seacombe Gardens | SA median | Δ vs state |
|---|---|---|---|
| Population | 3,373 | 3,699 | -9% |
| Median household income | $73,840/yr | $80,964/yr | -9% |
| Median rent (weekly) | $370 | $320 | +16% |
| Median mortgage (monthly) | $1,672 | $1,616 | +3% |
| Distance to CBD | 12 km | 13 km | -8% |
| Separate houses | 54% | 73% | -19pp |
Pre-inspection briefing for Seacombe Gardens — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Seacombe Gardens's 3,373-person market and $73,840 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Strong rental coverage: $370/week (~$1,603/month) covers 96% of the $1,672/month median mortgage repayment, so the shortfall sits at just $69/month. Investors targeting positive cash flow should shortlist this suburb.
Only 54% of dwellings are separate houses (vs 73% SA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Seacombe Gardens property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Seacombe Gardens are modest for 2026 — incomes 9% below the SA median of $80,964 and a population of 3,373 suggest gains will lag headline metro markets. Rental coverage runs at ~96% of the typical mortgage ($1,603/month rent vs $1,672/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 60/100 places Seacombe Gardens in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
Lived in Seacombe Gardens? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
Seacombe Gardens scores 60/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 3,373, median household income of $73,840/year and median weekly rent of $370. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Seacombe Gardens are proximity to Adelaide (12 km), a median household income of $73,840/year, a dwelling mix that is 54% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Seacombe Gardens has a usual resident population of approximately 3,373, compared with a South Australia suburb median of 3,699 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Seacombe Gardens sits 12 km straight-line from the Adelaide CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $370 in Seacombe Gardens, equating to approximately $19,240/year in gross rental income (state median $320/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Seacombe Gardens is $1,672, or approximately $20,064/year (vs $1,616/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $370 works out to $1,603/month, covering 96% of the median mortgage repayment of $1,672/month. That leaves a $69/month shortfall (around $828/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (3,373 residents), interest-rate sensitivity on the $1,672 median mortgage, the broader South Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.