Henley Beach vs Fulham

In both, most households own their home and most homes are detached houses. Houses cost more in Henley Beach: a median of $1.63 million, against $1.46 million in Fulham, and rent is higher there too. Fulham is closer to the city centre: 9.5 km, against 11.4 km.

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

Henley Beach

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (11 vs 1)
  • has more schools inside the suburb (5 vs 0)
  • has more childcare (4 vs 1)
  • But Fulham has more separate houses rather than flats (79% vs 58%)

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

First-home buyers

Fulham

ahead on 2 of the 3 things we measure here

  • has cheaper units ($635,000 vs $837,500)
  • has cheaper houses ($1,462,500 vs $1,630,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Fulham

ahead on the one thing that separates them

  • has cheaper rent ($315/wk vs $345/wk)

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

Commuting to the city

Too close to call

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

Weighs distance, drive time, and walkability.

Downsizers and retirees

Henley Beach

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (42% vs 21%)
  • carries lower crime risk (63/100 vs 76/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Henley Beach and Fulham 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
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
Walkability 71 / 67
Henley Beach — Walkability: 71/100 Fulham — Walkability: 67/100
Safety 37 / 24
Henley Beach — Safety: 37/100 Fulham — Safety: 24/100
Low fire risk 100 / 100
Henley Beach — Low fire risk: 100/100 Fulham — Low fire risk: 100/100
Low flood risk 21 / 37
Henley Beach — Low flood risk: 21/100 Fulham — Low flood risk: 37/100

Demographics

Henley Beach has more residents (6,259 vs 2,920).

Henley Beach Fulham
Population 6,259
+53% vs other
 2,920
Population trend (2016 → 2021) +4.5% +8.1%
Median age 45 44
Median household income $97,708/yr
+7% vs other
 $91,156/yr
Median weekly rent $345/wk
+9% vs other
 $315/wk

Age profile

Share of residents in each band, 2021 Census.

Henley Beach Fulham
0-4 4.1% / 4.2%
Henley Beach — 0-4: 4.1% Fulham — 0-4: 4.2%
5-14 12.1% / 12.4%
Henley Beach — 5-14: 12.1% Fulham — 5-14: 12.4%
15-19 5.4% / 6.7%
Henley Beach — 15-19: 5.4% Fulham — 15-19: 6.7%
20-24 6.7% / 5.8%
Henley Beach — 20-24: 6.7% Fulham — 20-24: 5.8%
25-34 9.9% / 9.4%
Henley Beach — 25-34: 9.9% Fulham — 25-34: 9.4%
35-44 11.6% / 12.3%
Henley Beach — 35-44: 11.6% Fulham — 35-44: 12.3%
45-54 16.7% / 13.2%
Henley Beach — 45-54: 16.7% Fulham — 45-54: 13.2%
55-64 14.7% / 13.4%
Henley Beach — 55-64: 14.7% Fulham — 55-64: 13.4%
65-74 10.9% / 9.2%
Henley Beach — 65-74: 10.9% Fulham — 65-74: 9.2%
75-84 5.6% / 7.1%
Henley Beach — 75-84: 5.6% Fulham — 75-84: 7.1%
85+ 2.2% / 6.3%
Henley Beach — 85+: 2.2% Fulham — 85+: 6.3%

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 44.9% couple families
Fulham — Couple Families: 44.9% Fulham — Lone Person: 38.9% Fulham — One Parent Families: 13.3% Fulham — Group Household: 2.3% Fulham — Other Families: 0.6%
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 23.7% renting
Fulham — Owned Outright: 42.8% Fulham — Mortgage: 33.5% Fulham — Renting: 23.7%
Owned outright Mortgage Renting

Qualifications

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

Henley Beach Fulham
Bachelor Degree 17.8% / 16.1%
Henley Beach — Bachelor Degree: 17.8% Fulham — Bachelor Degree: 16.1%
Certificate III & IV 12.0% / 12.3%
Henley Beach — Certificate III & IV: 12.0% Fulham — Certificate III & IV: 12.3%
Advanced Diploma / Diploma 9.1% / 8.6%
Henley Beach — Advanced Diploma / Diploma: 9.1% Fulham — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 6.1% / 3.3%
Henley Beach — Postgraduate Degree: 6.1% Fulham — Postgraduate Degree: 3.3%
Graduate Diploma / Certificate 2.9% / 2.3%
Henley Beach — Graduate Diploma / Certificate: 2.9% Fulham — Graduate Diploma / Certificate: 2.3%

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
England 5.7% / 4.4%
Henley Beach — England: 5.7% Fulham — England: 4.4%
Italy 1.0% / 3.0%
Henley Beach — Italy: 1.0% Fulham — Italy: 3.0%
India 1.1% / 1.7%
Henley Beach — India: 1.1% Fulham — India: 1.7%
South Africa 0.9% / 0.8%
Henley Beach — South Africa: 0.9% Fulham — South Africa: 0.8%
New Zealand 0.8% / 0.9%
Henley Beach — New Zealand: 0.8% Fulham — New Zealand: 0.9%
Scotland 1.0% / —
Henley Beach — Scotland: 1.0% Fulham — Scotland: not among its largest
China — / 0.8%
Henley Beach — China: not among its largest Fulham — China: 0.8%

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 — Flats / Apartments: 22.6% Henley Beach — Townhouses: 19.8%
Fulham 78.9% houses
Fulham — Houses: 78.9% Fulham — Flats / Apartments: 12.9% Fulham — Townhouses: 8.2%
Houses Flats / Apartments Townhouses

Property market

Henley Beach Fulham
Median house price $1,630,000 $1,462,500
Median unit price $837,500 $635,000
Median land price — $810,000
Typical days to sell (houses) 22 days
from 82 sales
 19 days
from 30 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
3 bed $1.49M / $1.43M
Henley Beach — 3 bed: $1.49M (60 sales) Fulham — 3 bed: $1.43M (38 sales)

60 vs 38 sales

4 bed $1.81M / $1.51M
Henley Beach — 4 bed: $1.81M (52 sales) Fulham — 4 bed: $1.51M (24 sales)

52 vs 24 sales

5 bed $2.19M / $1.38M
Henley Beach — 5 bed: $2.19M (9 sales) Fulham — 5 bed: $1.38M (6 sales)

9 vs 6 sales

Zoning mix

Henley Beach Fulham
Residential 89% 84%
Parks and recreation 3% 12%
Infrastructure and transport 4% 0%
Commercial 3% 2%
Industrial 0% 2%
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
New dwellings approved 1,636
across Charles Sturt
 578
across West Torrens
Approvals change year on year +109% +103%

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
Houses 2.5%
$790/wk on $1.64M
 2.7%
$800/wk on $1.55M
Units 4.2%
$550/wk on $675K
 —

Ranking within SA

Henley Beach Fulham
House price Higher than 86% of SA Higher than 82% of SA
Income Higher than 77% of SA Higher than 70% of SA
Schools Higher than 52% of SA —
Walkability Higher than 89% of SA Higher than 87% of SA
Affordability Higher than 17% of SA Higher than 18% of SA
EV adoption Higher than 87% of SA Higher than 76% of SA
NBN connectivity Higher than 89% of SA Higher than 88% of SA
Rental yield (houses) Higher than 7% of SA Higher than 9% of SA
Rental yield (units) Higher than 27% of SA —

Liveability

Henley Beach Fulham
Grade B
same for both
Score 59/100 60/100
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Henley Beach carries more flood risk (79 vs 63); Fulham carries more crime risk (76 vs 63).

Henley Beach Fulham
Bushfire None
0/100
same for both
Crime Moderate
63/100
 High
76/100
Flood High
79/100
 Moderate
63/100
Coastal erosion Low
33/100
 None
0/100
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 2
within 5 km
 4
within 5 km

Schools

Henley Beach Fulham
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, 8.0 km
Full-time students aged 15–24 3.0% 2.6%

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

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

Amenities in the suburb

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

Mobility

Henley Beach Fulham
Walkability score 71/100 67/100
Distance to Adelaide 11.4 km
+17% vs other
 9.5 km
Drive time (normal traffic) 19 min 16 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 178.2
7-9am + 5-7pm
 75.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
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
Car (driver) 72.4% / 74.5%
Henley Beach — Car (driver): 72.4% Fulham — Car (driver): 74.5%
Worked from Home 14.7% / 12.0%
Henley Beach — Worked from Home: 14.7% Fulham — Worked from Home: 12.0%
Bus 4.7% / 6.3%
Henley Beach — Bus: 4.7% Fulham — Bus: 6.3%
Car (passenger) 3.9% / 5.0%
Henley Beach — Car (passenger): 3.9% Fulham — Car (passenger): 5.0%
Walked Only 2.3% / 0.9%
Henley Beach — Walked Only: 2.3% Fulham — Walked Only: 0.9%
Bicycle 1.4% / 1.3%
Henley Beach — Bicycle: 1.4% Fulham — Bicycle: 1.3%

Bars are drawn against the largest share shown (74.5%).

Setting

Henley Beach Fulham
Elevation 10 m
above sea level, at the suburb centre
 11 m
above sea level, at the suburb centre
Distance to the ocean 585 m
870 m to a named beach
 1.6 km
1.9 km to a named beach

NBN connectivity

Henley Beach Fulham
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
3,283 premises
 1%
1,398 premises

Climate

Henley Beach Fulham
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
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
Average residential rate $1,726/yr $1,532/yr
Council Charles Sturt West Torrens

Federal electorate

Henley Beach Fulham
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
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

Coastal Inner Parks Premium

More comparisons

Other comparisons with Henley Beach

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

Other comparisons with Fulham

Fulham vs Fulham Gardens Fulham vs Lockleys Fulham vs West Beach Fulham vs Henley Beach South
Full data on Henley Beach Full data on Fulham
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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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