Seaford (Vic.)
VICSeaford (Vic.) is a growing suburb in VIC with 17,215 residents.
- SAL code
- 22249
- SA2
- 214011375
- Population
- 17,215
Seaford (Vic.), VIC had 17,215 residents at the 2021 Census, with the broader statistical area showing a 4.9% growth over the last five years. The predominant age group is 35-44 years, and the median age sits at 40. Households are most often couples with children, and those with a mortgage repay a median of $1,850 a month. Around 62.9% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 35.4%. Most dwellings are separate houses, making up 74.1% of the suburb's housing stock. The suburb has 34 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Seaford (Vic.), VIC at a glance
Seaford is a beachside bayside suburb ~36 km south-east of Melbourne CBD in the City of Frankston, sitting between Carrum and Frankston on the Frankston rail line. Five kilometres of Port Phillip Bay foreshore, the Ramsar-listed Seaford Wetlands, and a mostly post-war detached-house stock define the character. The data tiles below cover the demographic baseline; this card adds the live market + lifestyle context they don't.
For homebuyers
Seaford trades on the bay. The Seaford Foreshore Reserve runs the full 5 km length of the suburb between Nepean Highway and the beach, and the pier sits a short walk from Seaford station on the Frankston line (~55-60 min direct to Flinders Street). Inland, the Ramsar-listed Edithvale–Seaford Wetlands (305 ha) and Kananook Creek Reserve give the suburb a quieter, bird-heavy back half that most outer-Melbourne suburbs don't have. Housing is largely single-storey post-war detached on standard lots, with newer townhouse infill closer to the station. Belvedere Park Primary anchors local primary schooling; Patterson River Secondary College (Carrum) and Carrum Downs Secondary College serve the area. EastLink and Peninsula Link put Frankston ~5 min south and the CBD reachable by car off-peak. In short: a beach-and-bushland bayside suburb with rail to the city and quieter back streets than Frankston proper.
For investors
Seaford is a tight, growth-skewed market with modest yield. Median house ~$853,000 and median unit ~$550,000 against $568/wk house rent and $460/wk unit rent gives ~3.13-3.60% gross yield on houses and ~4.32% on units (htag.com.au + Your Investment Property, May 2026). 12-month house growth is sluggish at ~0-2.65% across sources. ~261 house sales and ~136 unit sales in the past 12 months; days-on-market ~23 (houses); vacancy ~0.89%.
Strengths
- Tight vacancy (~0.89%) and a clearance rate around 75% point to firm leasing conditions (htag, May 2026).
- Deep transaction market for a single suburb (~261 house + ~136 unit sales/yr) — easy to enter and exit.
- Beach + Frankston-line rail + Ramsar wetlands give a structural lifestyle anchor that supports owner-occupier demand.
- Frankston City's $72.9M 2025/26 capital works includes the $60M Frankston Stadium redevelopment opposite Kananook station — a direct precinct uplift on Seaford's northern edge.
Trade-offs
- House yields are modest (~3.1-3.6%) — not a cashflow play; a growth-and-hold thesis or unit-led yield is the better fit.
- 12-month house growth has flattened (~0-2.65% across sources, May 2026) — the bay premium hasn't translated to recent capital momentum.
- Days-on-market ~23 (houses) and ~63 (units) is slower than tight-supply Perth corridors; budget for longer marketing campaigns.
- Affordability is stretched at the household level (htag's 'years to own' metric ~43yr) — buyer pool is thinner than headline price suggests.
What's coming
Frankston City Council's 2025/26 capital works program ($72.9M total) is unusually Seaford-weighted: the $60M Frankston Stadium redevelopment is now under construction opposite Kananook station, the Seaford Child, Youth and Family Centre is a multi-year $8.13M build (part Victorian Government funded), and a $250K Railway Parade Seaford shopping precinct upgrade lands in the same window.
Bottom line
For homebuyers: a bayside suburb with rail, beach and wetlands at a Frankston-corridor price point. For investors: a tight-vacancy growth-and-hold play with modest yields and a council-backed precinct uplift in motion.
Population
?17,215
Suburb · Census 2021
5-Year Growth
+4.9%
3yr: +4.8% · 10yr: +7.4%
SA2 · 5yr
Household Income
$1,500/wk
Suburb · Census 2021 median
Median Age
40
Suburb · Census 2021
Socio-Economic Index
?5/10
SA2 · middle-range
Unemployment
?5.6%
SA2 · Q4 2025
Schools
8
6 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?15
7 long day, 5 OSHC
Parks & green space
?34
Parks, reserves
Transport stops
?75
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Seaford (Vic.) (SA2)
ABS publishes annual estimates only at SA2; Seaford (Vic.) suburb alone is ~17,215 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 16,257 to 18,305 over 24 years, averaging 0.5% per year.
Schools
8 in suburbSector
7 public · 1 private
Type
6 primary · 1 secondary · 1 special
Total enrolment
3,350
Avg per school
419
Government school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 3.3%Predominantly detached houses (74.1%), mixed tenure (62.9% own or mortgage), built for families (54% are 3 bed).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Source: VIC DTP Vicmap Planning Overlay (flood codes)
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
14 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| R1Z | Residential 1 ZoneResidential | 41.7% | 5.18 km² |
| IN1Z | Industrial 1 ZoneIndustrial | 13.0% | 1.61 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 12.2% | 1.52 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 9.8% | 1.22 km² |
| TRZ2 | TRZ2Special use | 7.1% | 0.88 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 4.8% | 0.60 km² |
| GRZ3 | General Residential Zone Schedule 3Residential | 3.0% | 0.38 km² |
| PUZ2 | Public Use Zone Schedule 2Special use | 2.1% | 0.26 km² |
| PUZ6 | Public Use Zone Schedule 6Special use | 1.5% | 0.19 km² |
| TRZ1 | TRZ1Special use | 1.4% | 0.18 km² |
| GWZ | Green Wedge ZoneRural | 1.1% | 0.13 km² |
| UFZ | Urban Floodway ZoneWaterway | 0.9% | 0.11 km² |
| TRZ3 | TRZ3Special use | 0.5% | 0.06 km² |
| B1Z | Business 1 ZoneBusiness | 0.5% | 0.06 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.