Henley Beach South vs Fulham

In both, most households own their home and most homes are detached houses. In Henley Beach South, about half of households are couple families. Houses cost more in Henley Beach South: a median of $1.76 million, against $1.46 million in Fulham, and rent is higher there too. On these figures, Fulham tends to suit 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 South has more schools rated above their peers (1 vs 0)
  • Fulham has more separate houses rather than flats (79% vs 63%)

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

First-home buyers

Fulham

ahead on 2 of the 4 things we measure here

  • has cheaper land ($810,000 vs $1,375,000)
  • has cheaper houses ($1,462,500 vs $1,763,750)
  • But Henley Beach South has cheaper units ($545,000 vs $635,000)

Weighs house prices, unit prices, land 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

Henley Beach South

ahead on the one thing that separates them

  • is more walkable (75/100 vs 67/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Henley Beach South

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (37% vs 21%)
  • is more walkable (75/100 vs 67/100)
  • But Fulham has more residents already 65 and over (23% vs 16%)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Henley Beach South 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 South 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 South Fulham
Walkability 75 / 67
Henley Beach South — Walkability: 75/100 Fulham — Walkability: 67/100
Safety 25 / 24
Henley Beach South — Safety: 25/100 Fulham — Safety: 24/100
Low fire risk 100 / 100
Henley Beach South — Low fire risk: 100/100 Fulham — Low fire risk: 100/100
Low flood risk 23 / 37
Henley Beach South — Low flood risk: 23/100 Fulham — Low flood risk: 37/100

Demographics

Henley Beach South has higher household incomes ($108,992 vs $91,156).

Henley Beach South Fulham
Population 2,799 2,920
+4% vs other
Population trend (2016 → 2021) +4.7% +8.1%
Median age 43 44
Median household income $108,992/yr
+16% vs other
 $91,156/yr
Median weekly rent $340/wk
+7% vs other
 $315/wk

Age profile

Share of residents in each band, 2021 Census.

Henley Beach South Fulham
0-4 4.5% / 4.2%
Henley Beach South — 0-4: 4.5% Fulham — 0-4: 4.2%
5-14 11.9% / 12.4%
Henley Beach South — 5-14: 11.9% Fulham — 5-14: 12.4%
15-19 6.3% / 6.7%
Henley Beach South — 15-19: 6.3% Fulham — 15-19: 6.7%
20-24 5.8% / 5.8%
Henley Beach South — 20-24: 5.8% Fulham — 20-24: 5.8%
25-34 10.2% / 9.4%
Henley Beach South — 25-34: 10.2% Fulham — 25-34: 9.4%
35-44 13.3% / 12.3%
Henley Beach South — 35-44: 13.3% Fulham — 35-44: 12.3%
45-54 16.3% / 13.2%
Henley Beach South — 45-54: 16.3% Fulham — 45-54: 13.2%
55-64 15.4% / 13.4%
Henley Beach South — 55-64: 15.4% Fulham — 55-64: 13.4%
65-74 10.4% / 9.2%
Henley Beach South — 65-74: 10.4% Fulham — 65-74: 9.2%
75-84 3.8% / 7.1%
Henley Beach South — 75-84: 3.8% Fulham — 75-84: 7.1%
85+ 1.8% / 6.3%
Henley Beach South — 85+: 1.8% Fulham — 85+: 6.3%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

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%
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 South 27.2% renting
Henley Beach South — Owned Outright: 37.3% Henley Beach South — Mortgage: 35.5% Henley Beach South — Renting: 27.2%
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 South Fulham
Bachelor Degree 19.8% / 16.1%
Henley Beach South — Bachelor Degree: 19.8% Fulham — Bachelor Degree: 16.1%
Certificate III & IV 11.9% / 12.3%
Henley Beach South — Certificate III & IV: 11.9% Fulham — Certificate III & IV: 12.3%
Advanced Diploma / Diploma 9.1% / 8.6%
Henley Beach South — Advanced Diploma / Diploma: 9.1% Fulham — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 6.1% / 3.3%
Henley Beach South — Postgraduate Degree: 6.1% Fulham — Postgraduate Degree: 3.3%
Graduate Diploma / Certificate 3.4% / 2.3%
Henley Beach South — Graduate Diploma / Certificate: 3.4% Fulham — Graduate Diploma / Certificate: 2.3%

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 South Fulham
England 6.8% / 4.4%
Henley Beach South — England: 6.8% Fulham — England: 4.4%
Italy 1.0% / 3.0%
Henley Beach South — Italy: 1.0% Fulham — Italy: 3.0%
India 1.0% / 1.7%
Henley Beach South — India: 1.0% Fulham — India: 1.7%
New Zealand 1.3% / 0.9%
Henley Beach South — New Zealand: 1.3% Fulham — New Zealand: 0.9%
South Africa 1.1% / 0.8%
Henley Beach South — South Africa: 1.1% Fulham — South Africa: 0.8%
China 0.5% / 0.8%
Henley Beach South — China: 0.5% Fulham — China: 0.8%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

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%
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 South Fulham
Median house price $1,763,750 $1,462,500
Median unit price $545,000 $635,000
Median land price $1,375,000 $810,000
Typical days to sell (houses) 28 days
from 27 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 South Fulham
3 bed $1.65M / $1.43M
Henley Beach South — 3 bed: $1.65M (28 sales) Fulham — 3 bed: $1.43M (38 sales)

28 vs 38 sales

4 bed $1.8M / $1.51M
Henley Beach South — 4 bed: $1.8M (17 sales) Fulham — 4 bed: $1.51M (24 sales)

17 vs 24 sales

5 bed $1.7M / $1.38M
Henley Beach South — 5 bed: $1.7M (7 sales) Fulham — 5 bed: $1.38M (6 sales)

7 vs 6 sales

Zoning mix

Henley Beach South Fulham
Residential 87% 84%
Parks and recreation 12%
same for both
Industrial 0% 2%
Commercial 1% 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 South 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 South Fulham
Houses — 2.7%
$800/wk on $1.55M
Units 5.3%
$520/wk on $515K
 —

Ranking within SA

Henley Beach South Fulham
House price Higher than 92% of SA Higher than 82% of SA
Income Higher than 86% of SA Higher than 70% of SA
Schools —
same for both
Walkability Higher than 90% of SA Higher than 87% of SA
Affordability Higher than 15% 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 9% of SA
Rental yield (units) Higher than 77% of SA —

Liveability

Henley Beach South is more walkable (75 vs 67).

Henley Beach South Fulham
Grade B
same for both
Score 61/100 60/100
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 8/10

Risk profile

Henley Beach South carries more flood risk (77 vs 63).

Henley Beach South Fulham
Bushfire None
0/100
same for both
Crime High
75/100
 High
76/100
Flood High
77/100
 Moderate
63/100
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
same for both
Industrial facilities nearby 3
within 5 km
 4
within 5 km

Schools

Henley Beach South Fulham
Inside the suburb 1 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 3
Adelaide University, Adelaide City Campus, 9.1 km
 3
Adelaide University, Adelaide City Campus, 8.0 km
Full-time students aged 15–24 3.1% 2.6%

Schools in Henley Beach South

  • Henley Beach Primary School Government · Primary above 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 South Fulham
Supermarkets 0 1
Cafes & restaurants 1
same for both
Parks & reserves 1
same for both
Childcare 1
same for both
GPs 0 1
Pharmacies 1
same for both
Banks & Bank@Post 1 0
Fuel stations 0 1
Waterways 0 1

Mobility

Henley Beach South Fulham
Walkability score 75/100 67/100
Distance to Adelaide 10.3 km
+8% vs other
 9.5 km
Drive time (normal traffic) 18 min 16 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 50.5
7-9am + 5-7pm
 75.2
7-9am + 5-7pm
Median peak wait 1 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 South Fulham
Car (driver) 71.5% / 74.5%
Henley Beach South — Car (driver): 71.5% Fulham — Car (driver): 74.5%
Worked from Home 16.3% / 12.0%
Henley Beach South — Worked from Home: 16.3% Fulham — Worked from Home: 12.0%
Bus 5.7% / 6.3%
Henley Beach South — Bus: 5.7% Fulham — Bus: 6.3%
Car (passenger) 4.0% / 5.0%
Henley Beach South — Car (passenger): 4.0% Fulham — Car (passenger): 5.0%
Bicycle 1.1% / 1.3%
Henley Beach South — Bicycle: 1.1% Fulham — Bicycle: 1.3%
Walked Only 1.5% / 0.9%
Henley Beach South — Walked Only: 1.5% Fulham — Walked Only: 0.9%

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

Setting

Henley Beach South Fulham
Elevation 5 m
above sea level, at the suburb centre
 11 m
above sea level, at the suburb centre
Distance to the ocean 475 m
1.1 km to a named beach
 1.6 km
1.9 km to a named beach

NBN connectivity

Henley Beach South Fulham
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 3%
1,411 premises
 1%
1,398 premises

Climate

Henley Beach South 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 South Fulham
PM2.5 6.0 µg/m³
same for both
PM10 17.8 µg/m³
same for both
NO₂ 1.12 pphm
same for both

Council rates

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

Federal electorate

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

Tags

Henley Beach South

Beach Coastal Middle-Ring Parks Premium Quiet

Fulham

Coastal Inner Parks Premium

More comparisons

Other comparisons with Henley Beach South

Henley Beach South vs Henley Beach Henley Beach South vs West Beach

Other comparisons with Fulham

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