Seaford Heights vs Sellicks Beach

The median house price is $900K in Seaford Heights and $880K in Sellicks Beach, so Sellicks Beach is the cheaper entry point, with Seaford Heights houses about 2% dearer.

For units, Seaford Heights sits at a median of $620K against $1.4M in Sellicks Beach, which makes Seaford Heights the more affordable unit market and Sellicks Beach the pricier one.

On cash flow, Seaford Heights leads: houses there return a gross rental yield of 3.87%, compared with 3.46% in Sellicks Beach, a gap of 0.41 percentage points.

Over the past year house prices moved +10.3% in Seaford Heights and +14.0% in Sellicks Beach, so recent momentum favours Sellicks Beach, although both suburbs recorded growth.

Looking back three years, Seaford Heights houses are +17.3% and Sellicks Beach houses +36.5%, so Sellicks Beach has compounded faster than Seaford Heights over the longer window.

Rental vacancy is 0.9% in Sellicks Beach and 1.5% in Seaford Heights, so landlords in Sellicks Beach face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Sellicks Beach is the bigger suburb, with a population of 2,705 against 1,079, roughly 2.5 times the size of Seaford Heights; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Seaford Heights for rental income, Sellicks Beach for a lower purchase price, Sellicks Beach for recent price momentum, Sellicks Beach for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.