Henley Beach vs Fulham Gardens

In both, most households own their home and most homes are detached houses. In Fulham Gardens, about half of households are couple families. Houses cost more in Henley Beach: a median of $1.63 million, against $1.3 million in Fulham Gardens, though rent is higher in Fulham Gardens. Fulham Gardens is closer to the city centre: 9.9 km, against 11.4 km. On these figures, Henley Beach tends to suit people living alone, while Fulham Gardens suits buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Henley Beach has more schools inside the suburb (5 vs 0)
  • Fulham Gardens has more separate houses rather than flats (75% vs 58%)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Fulham Gardens

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,302,500 vs $1,630,000)
  • has cheaper units ($690,000 vs $837,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Henley Beach

ahead on 2 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • has more units and townhouses to downsize into (42% vs 25%)
  • But Fulham Gardens has more residents already 65 and over (24% vs 19%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Fulham Gardens

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.1% vs 2.5%)

Weighs house yield and population growth.

Where they sit

Henley Beach and Fulham Gardens drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Henley Beach Fulham Gardens
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Henley Beach Fulham Gardens
Walkability 71 / 71
Henley Beach — Walkability: 71/100 Fulham Gardens — Walkability: 71/100
Safety 37 / 41
Henley Beach — Safety: 37/100 Fulham Gardens — Safety: 41/100
Low fire risk 100 / 100
Henley Beach — Low fire risk: 100/100 Fulham Gardens — Low fire risk: 100/100
Low flood risk 21 / 33
Henley Beach — Low flood risk: 21/100 Fulham Gardens — Low flood risk: 33/100

Demographics

Henley Beach has higher household incomes ($97,708 vs $82,940).

Henley Beach Fulham Gardens
Population 6,259 6,573
+5% vs other
Population trend (2016 → 2021) +4.5% +6.4%
Median age 45
same for both
Median household income $97,708/yr
+15% vs other
 $82,940/yr
Median weekly rent $345/wk $370/wk
+7% vs other

Age profile

Share of residents in each band, 2021 Census.

Henley Beach Fulham Gardens
0-4 4.1% / 4.3%
Henley Beach — 0-4: 4.1% Fulham Gardens — 0-4: 4.3%
5-14 12.1% / 11.6%
Henley Beach — 5-14: 12.1% Fulham Gardens — 5-14: 11.6%
15-19 5.4% / 5.5%
Henley Beach — 15-19: 5.4% Fulham Gardens — 15-19: 5.5%
20-24 6.7% / 5.5%
Henley Beach — 20-24: 6.7% Fulham Gardens — 20-24: 5.5%
25-34 9.9% / 10.5%
Henley Beach — 25-34: 9.9% Fulham Gardens — 25-34: 10.5%
35-44 11.6% / 12.0%
Henley Beach — 35-44: 11.6% Fulham Gardens — 35-44: 12.0%
45-54 16.7% / 14.1%
Henley Beach — 45-54: 16.7% Fulham Gardens — 45-54: 14.1%
55-64 14.7% / 12.7%
Henley Beach — 55-64: 14.7% Fulham Gardens — 55-64: 12.7%
65-74 10.9% / 11.0%
Henley Beach — 65-74: 10.9% Fulham Gardens — 65-74: 11.0%
75-84 5.6% / 9.4%
Henley Beach — 75-84: 5.6% Fulham Gardens — 75-84: 9.4%
85+ 2.2% / 3.4%
Henley Beach — 85+: 2.2% Fulham Gardens — 85+: 3.4%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

Henley Beach 41.6% couple families
Henley Beach — Couple Families: 41.6% Henley Beach — Lone Person: 42.6% Henley Beach — One Parent Families: 11.2% Henley Beach — Group Household: 3.5% Henley Beach — Other Families: 1.2%
Fulham Gardens 46.7% couple families
Fulham Gardens — Couple Families: 46.7% Fulham Gardens — Lone Person: 33.4% Fulham Gardens — One Parent Families: 14.9% Fulham Gardens — Group Household: 3.1% Fulham Gardens — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Henley Beach 31.2% renting
Henley Beach — Owned Outright: 37.0% Henley Beach — Mortgage: 31.9% Henley Beach — Renting: 31.2%
Fulham Gardens 22.5% renting
Fulham Gardens — Owned Outright: 48.1% Fulham Gardens — Mortgage: 29.4% Fulham Gardens — Renting: 22.5%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Henley Beach Fulham Gardens
Bachelor Degree 17.8% / 14.2%
Henley Beach — Bachelor Degree: 17.8% Fulham Gardens — Bachelor Degree: 14.2%
Certificate III & IV 12.0% / 13.2%
Henley Beach — Certificate III & IV: 12.0% Fulham Gardens — Certificate III & IV: 13.2%
Advanced Diploma / Diploma 9.1% / 7.6%
Henley Beach — Advanced Diploma / Diploma: 9.1% Fulham Gardens — Advanced Diploma / Diploma: 7.6%
Postgraduate Degree 6.1% / 4.5%
Henley Beach — Postgraduate Degree: 6.1% Fulham Gardens — Postgraduate Degree: 4.5%
Graduate Diploma / Certificate 2.9% / 1.5%
Henley Beach — Graduate Diploma / Certificate: 2.9% Fulham Gardens — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (17.8%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Henley Beach Fulham Gardens
England 5.7% / 3.2%
Henley Beach — England: 5.7% Fulham Gardens — England: 3.2%
Italy 1.0% / 5.4%
Henley Beach — Italy: 1.0% Fulham Gardens — Italy: 5.4%
India 1.1% / 3.3%
Henley Beach — India: 1.1% Fulham Gardens — India: 3.3%
Greece 0.6% / 3.3%
Henley Beach — Greece: 0.6% Fulham Gardens — Greece: 3.3%
South Africa 0.9% / 0.9%
Henley Beach — South Africa: 0.9% Fulham Gardens — South Africa: 0.9%
Scotland 1.0% / —
Henley Beach — Scotland: 1.0% Fulham Gardens — Scotland: not among its largest
China — / 1.0%
Henley Beach — China: not among its largest Fulham Gardens — China: 1.0%

Bars are drawn against the largest share shown (5.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Henley Beach 57.6% houses
Henley Beach — Houses: 57.6% Henley Beach — Townhouses: 19.8% Henley Beach — Flats / Apartments: 22.6%
Fulham Gardens 75.4% houses
Fulham Gardens — Houses: 75.4% Fulham Gardens — Townhouses: 15.0% Fulham Gardens — Flats / Apartments: 9.6%
Houses Townhouses Flats / Apartments

Property market

Henley Beach Fulham Gardens
Median house price $1,630,000 $1,302,500
Median unit price $837,500 $690,000
Median land price — $675,000
Typical days to sell (houses) 22 days
from 82 sales
 21 days
from 76 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Henley Beach Fulham Gardens
2 bed $756K / $650K
Henley Beach — 2 bed: $756K (9 sales) Fulham Gardens — 2 bed: $650K (7 sales)

9 vs 7 sales

3 bed $1.49M / $1.2M
Henley Beach — 3 bed: $1.49M (60 sales) Fulham Gardens — 3 bed: $1.2M (69 sales)

60 vs 69 sales

4 bed $1.81M / $1.44M
Henley Beach — 4 bed: $1.81M (52 sales) Fulham Gardens — 4 bed: $1.44M (62 sales)

52 vs 62 sales

5 bed $2.19M / $1.47M
Henley Beach — 5 bed: $2.19M (9 sales) Fulham Gardens — 5 bed: $1.47M (5 sales)

9 vs 5 sales

Zoning mix

Henley Beach Fulham Gardens
Residential 89% 96%
Infrastructure and transport 4% 0%
Commercial 3%
same for both
Parks and recreation 3% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Henley Beach Fulham Gardens
New dwellings approved 1,636
across Charles Sturt
same for both
Approvals change year on year +109%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Henley Beach Fulham Gardens
Houses 2.5%
$790/wk on $1.64M
 3.1%
$800/wk on $1.32M
Units 4.2%
$550/wk on $675K
 —

Ranking within SA

Henley Beach Fulham Gardens
House price Higher than 86% of SA Higher than 72% of SA
Income Higher than 77% of SA Higher than 58% of SA
Schools Higher than 52% of SA —
Walkability Higher than 89% of SA
same for both
Affordability Higher than 17% of SA Higher than 20% of SA
EV adoption Higher than 87% of SA Higher than 76% of SA
NBN connectivity Higher than 89% of SA Higher than 90% of SA
Rental yield (houses) Higher than 7% of SA Higher than 19% of SA
Rental yield (units) Higher than 27% of SA —

Liveability

Henley Beach Fulham Gardens
Grade B
same for both
Score 59/100 61/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 7/10

Risk profile

Henley Beach carries more flood risk (79 vs 67).

Henley Beach Fulham Gardens
Bushfire None
0/100
same for both
Crime Moderate
63/100
 Moderate
59/100
Flood High
79/100
 Moderate
67/100
Coastal erosion Low
33/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 4
within 5 km

Schools

Henley Beach Fulham Gardens
Inside the suburb 5 0
Rated above peers 1 0
Rated at peers 4 0
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 9.4 km
 3
Adelaide University, Adelaide City Campus, 8.2 km
Full-time students aged 15–24 3.0% 2.4%

Schools in Henley Beach

  • Star of the Sea School Catholic · Primary above peers
  • Fulham Gardens Primary School Government · Primary at peers
  • Fulham North Primary School Government · Primary at peers
  • Henley High School Government · Secondary at peers
  • St Michael's College - Secondary Campus Catholic · Combined at peers

Schools in Fulham Gardens

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Henley Beach Fulham Gardens
Supermarkets 1 2
Cafes & restaurants 19 0
Parks & reserves 11 9
Childcare 4 1
GPs 2 0
Pharmacies 2 1
Police stations 1 0
Banks & Bank@Post 1
same for both
Fuel stations 0 1

Mobility

Henley Beach Fulham Gardens
Walkability score 71/100
same for both
Distance to Adelaide 11.4 km
+13% vs other
 9.9 km
Drive time (normal traffic) 19 min 15 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 178.2
7-9am + 5-7pm
 131.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.5%
postcode 5022
 0.9%
postcode 5024
Rooftop solar per 100 dwellings 57
postcode 5022
 56
postcode 5024

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Henley Beach Fulham Gardens
Car (driver) 72.4% / 76.8%
Henley Beach — Car (driver): 72.4% Fulham Gardens — Car (driver): 76.8%
Worked from Home 14.7% / 11.2%
Henley Beach — Worked from Home: 14.7% Fulham Gardens — Worked from Home: 11.2%
Bus 4.7% / 4.5%
Henley Beach — Bus: 4.7% Fulham Gardens — Bus: 4.5%
Car (passenger) 3.9% / 5.1%
Henley Beach — Car (passenger): 3.9% Fulham Gardens — Car (passenger): 5.1%
Walked Only 2.3% / 1.2%
Henley Beach — Walked Only: 2.3% Fulham Gardens — Walked Only: 1.2%

Bars are drawn against the largest share shown (76.8%).

Setting

Henley Beach Fulham Gardens
Elevation 10 m
above sea level, at the suburb centre
same for both
Distance to the ocean 585 m
870 m to a named beach
 1.9 km
2.0 km to a named beach

NBN connectivity

Henley Beach Fulham Gardens
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
3,283 premises
 2%
2,889 premises

Climate

Henley Beach Fulham Gardens
Annual rainfall 394 mm
same for both
Summer max (Jan) 28.1°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Henley Beach Fulham Gardens
PM2.5 4.5 µg/m³ 6.0 µg/m³
PM10 20.3 µg/m³ 17.8 µg/m³
NO₂ — 1.12 pphm

Council rates

Henley Beach Fulham Gardens
Average residential rate $1,726/yr
same for both
Council Charles Sturt
same for both

Federal electorate

Henley Beach Fulham Gardens
Division Hindmarsh
same for both
Member Mark Butler
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Henley Beach Fulham Gardens
Grant amount $15,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Henley Beach

Beach Cafe Culture Coastal Middle-Ring Parks Premium

Fulham Gardens

Coastal Middle-Ring Parks

More comparisons

Other comparisons with Henley Beach

Henley Beach vs Grange Henley Beach vs Fulham Henley Beach vs Henley Beach South

Other comparisons with Fulham Gardens

Fulham Gardens vs Seaton Fulham Gardens vs Grange Fulham Gardens vs Lockleys Fulham Gardens vs Kidman Park Fulham Gardens vs Fulham
Full data on Henley Beach Full data on Fulham Gardens
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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