Henley Beach vs Henley Beach South

In both, most households own their home and most homes are detached houses. In Henley Beach South, about half of households are couple families.

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 1)
  • has more childcare (4 vs 1)

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

First-home buyers

Henley Beach South

ahead on the one thing that separates them

  • has cheaper units ($545,000 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 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 GPs (2 vs 0)
  • carries lower crime risk (63/100 vs 75/100)

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

Investors

Henley Beach South

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.3% vs 4.2%)

Weighs unit yield and population growth.

Where they sit

Henley Beach and Henley Beach South 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 Henley Beach South
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 Henley Beach South
Walkability 71 / 75
Henley Beach — Walkability: 71/100 Henley Beach South — Walkability: 75/100
Safety 37 / 25
Henley Beach — Safety: 37/100 Henley Beach South — Safety: 25/100
Low fire risk 100 / 100
Henley Beach — Low fire risk: 100/100 Henley Beach South — Low fire risk: 100/100
Low flood risk 21 / 23
Henley Beach — Low flood risk: 21/100 Henley Beach South — Low flood risk: 23/100

Demographics

Henley Beach has more residents (6,259 vs 2,799); Henley Beach South has higher household incomes ($108,992 vs $97,708).

Henley Beach Henley Beach South
Population 6,259
+55% vs other
 2,799
Population trend (2016 → 2021) +4.5% +4.7%
Median age 45 43
Median household income $97,708/yr $108,992/yr
+12% vs other
Median weekly rent $345/wk
+1% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Henley Beach Henley Beach South
0-4 4.1% / 4.5%
Henley Beach — 0-4: 4.1% Henley Beach South — 0-4: 4.5%
5-14 12.1% / 11.9%
Henley Beach — 5-14: 12.1% Henley Beach South — 5-14: 11.9%
15-19 5.4% / 6.3%
Henley Beach — 15-19: 5.4% Henley Beach South — 15-19: 6.3%
20-24 6.7% / 5.8%
Henley Beach — 20-24: 6.7% Henley Beach South — 20-24: 5.8%
25-34 9.9% / 10.2%
Henley Beach — 25-34: 9.9% Henley Beach South — 25-34: 10.2%
35-44 11.6% / 13.3%
Henley Beach — 35-44: 11.6% Henley Beach South — 35-44: 13.3%
45-54 16.7% / 16.3%
Henley Beach — 45-54: 16.7% Henley Beach South — 45-54: 16.3%
55-64 14.7% / 15.4%
Henley Beach — 55-64: 14.7% Henley Beach South — 55-64: 15.4%
65-74 10.9% / 10.4%
Henley Beach — 65-74: 10.9% Henley Beach South — 65-74: 10.4%
75-84 5.6% / 3.8%
Henley Beach — 75-84: 5.6% Henley Beach South — 75-84: 3.8%
85+ 2.2% / 1.8%
Henley Beach — 85+: 2.2% Henley Beach South — 85+: 1.8%

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%
Henley Beach South 47.3% couple families
Henley Beach South — Couple Families: 47.3% Henley Beach South — Lone Person: 34.8% Henley Beach South — One Parent Families: 12.5% Henley Beach South — Group Household: 4.8% Henley Beach South — Other Families: 0.5%
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%
Henley Beach South 27.2% renting
Henley Beach South — Owned Outright: 37.3% Henley Beach South — Mortgage: 35.5% Henley Beach South — Renting: 27.2%
Owned outright Mortgage Renting

Qualifications

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

Henley Beach Henley Beach South
Bachelor Degree 17.8% / 19.8%
Henley Beach — Bachelor Degree: 17.8% Henley Beach South — Bachelor Degree: 19.8%
Certificate III & IV 12.0% / 11.9%
Henley Beach — Certificate III & IV: 12.0% Henley Beach South — Certificate III & IV: 11.9%
Advanced Diploma / Diploma 9.1% / 9.1%
Henley Beach — Advanced Diploma / Diploma: 9.1% Henley Beach South — Advanced Diploma / Diploma: 9.1%
Postgraduate Degree 6.1% / 6.1%
Henley Beach — Postgraduate Degree: 6.1% Henley Beach South — Postgraduate Degree: 6.1%
Graduate Diploma / Certificate 2.9% / 3.4%
Henley Beach — Graduate Diploma / Certificate: 2.9% Henley Beach South — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (19.8%).

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 Henley Beach South
England 5.7% / 6.8%
Henley Beach — England: 5.7% Henley Beach South — England: 6.8%
India 1.1% / 1.0%
Henley Beach — India: 1.1% Henley Beach South — India: 1.0%
New Zealand 0.8% / 1.3%
Henley Beach — New Zealand: 0.8% Henley Beach South — New Zealand: 1.3%
Italy 1.0% / 1.0%
Henley Beach — Italy: 1.0% Henley Beach South — Italy: 1.0%
South Africa 0.9% / 1.1%
Henley Beach — South Africa: 0.9% Henley Beach South — South Africa: 1.1%
Scotland 1.0% / —
Henley Beach — Scotland: 1.0% Henley Beach South — Scotland: not among its largest

Bars are drawn against the largest share shown (6.8%).

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%
Henley Beach South 63.2% houses
Henley Beach South — Houses: 63.2% Henley Beach South — Flats / Apartments: 19.6% Henley Beach South — Townhouses: 17.2%
Houses Flats / Apartments Townhouses

Property market

Henley Beach Henley Beach South
Median house price $1,630,000 $1,763,750
Median unit price $837,500 $545,000
Median land price — $1,375,000
Typical days to sell (houses) 22 days
from 82 sales
 28 days
from 27 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 Henley Beach South
3 bed $1.49M / $1.65M
Henley Beach — 3 bed: $1.49M (60 sales) Henley Beach South — 3 bed: $1.65M (28 sales)

60 vs 28 sales

4 bed $1.81M / $1.8M
Henley Beach — 4 bed: $1.81M (52 sales) Henley Beach South — 4 bed: $1.8M (17 sales)

52 vs 17 sales

5 bed $2.19M / $1.7M
Henley Beach — 5 bed: $2.19M (9 sales) Henley Beach South — 5 bed: $1.7M (7 sales)

9 vs 7 sales

Zoning mix

Henley Beach Henley Beach South
Residential 89% 87%
Parks and recreation 3% 12%
Infrastructure and transport 4% 0%
Commercial 3% 1%
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 Henley Beach South
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 Henley Beach South
Houses 2.5%
$790/wk on $1.64M
 —
Units 4.2%
$550/wk on $675K
 5.3%
$520/wk on $515K

Ranking within SA

Henley Beach Henley Beach South
House price Higher than 86% of SA Higher than 92% of SA
Income Higher than 77% of SA Higher than 86% of SA
Schools Higher than 52% of SA —
Walkability Higher than 89% of SA Higher than 90% of SA
Affordability Higher than 17% of SA Higher than 15% of SA
EV adoption Higher than 87% of SA
same for both
NBN connectivity Higher than 89% of SA
same for both
Rental yield (houses) Higher than 7% of SA —
Rental yield (units) Higher than 27% of SA Higher than 77% of SA

Liveability

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

Risk profile

Henley Beach South carries more crime risk (75 vs 63).

Henley Beach Henley Beach South
Bushfire None
0/100
same for both
Crime Moderate
63/100
 High
75/100
Flood High
79/100
 High
77/100
Coastal erosion Low
33/100
 None
0/100
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Henley Beach Henley Beach South
Inside the suburb 5 1
Rated above peers 1
same for both
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, 9.1 km
Full-time students aged 15–24 3.0% 3.1%

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 Henley Beach South

  • Henley Beach Primary School Government · Primary above peers

Amenities in the suburb

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

Mobility

Henley Beach Henley Beach South
Walkability score 71/100 75/100
Distance to Adelaide 11.4 km
+10% vs other
 10.3 km
Drive time (normal traffic) 19 min 18 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 178.2
7-9am + 5-7pm
 50.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.5%
postcode 5022
same for both
Rooftop solar per 100 dwellings 57
postcode 5022
same for both

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 Henley Beach South
Car (driver) 72.4% / 71.5%
Henley Beach — Car (driver): 72.4% Henley Beach South — Car (driver): 71.5%
Worked from Home 14.7% / 16.3%
Henley Beach — Worked from Home: 14.7% Henley Beach South — Worked from Home: 16.3%
Bus 4.7% / 5.7%
Henley Beach — Bus: 4.7% Henley Beach South — Bus: 5.7%
Car (passenger) 3.9% / 4.0%
Henley Beach — Car (passenger): 3.9% Henley Beach South — Car (passenger): 4.0%
Walked Only 2.3% / 1.5%
Henley Beach — Walked Only: 2.3% Henley Beach South — Walked Only: 1.5%

Bars are drawn against the largest share shown (72.4%).

Setting

Henley Beach Henley Beach South
Elevation 10 m
above sea level, at the suburb centre
 5 m
above sea level, at the suburb centre
Distance to the ocean 585 m
870 m to a named beach
 475 m
1.1 km to a named beach

NBN connectivity

Henley Beach Henley Beach South
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
3,283 premises
 3%
1,411 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Henley Beach Henley Beach South
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

Henley Beach South

Beach Coastal Middle-Ring Parks Premium Quiet

More comparisons

Other comparisons with Henley Beach

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

Other comparisons with Henley Beach South

Henley Beach South vs West Beach Henley Beach South vs Fulham
Full data on Henley Beach Full data on Henley Beach South
Unlock full address-level data — $29/month

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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or