Henley Beach
A 30.7% one-year jump in the median house price, from $1,370,000 to $1,790,000, is the headline that defines this beachside suburb of 6,259 people. Household income sits in the 70.2nd percentile nationally, comfortable but well short of the price tag, so much of the buying power comes from established equity rather than fresh income. The median age of 45 runs 5.0 years above the national figure, and the resident base is aging, with the senior share up 2.1 points over the decade. University qualifications reach 43.8%, which is 13.7 points above national, and 57.9% of dwellings are separate houses, keeping it lower-density than its $1.79M price would suggest at 2,505 residents per km2.
Population
6,259
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,879/wk
DAs (12 months)iDevelopment Applications lodged in the past year
110
Median House
$1.8M
Median 1Q 2026
The $1,790,000 median makes this one of Adelaide's most expensive coastal markets, and the rise was steep: prices climbed 30.7% in a single year from $1,370,000. Stock favours families, with 57.9% separate houses against 22.2% apartments, and three-bedroom homes dominate at 42.3% while four-plus bedroom dwellings make up 26.6%. Despite the high entry price, monthly mortgage repayments average only $2,000, giving a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. That gap exists because outright owners (37.0%) slightly outnumber mortgage holders (31.9%), so the suburb is held largely by debt-free, long-settled households rather than recent leveraged buyers facing the full purchase price.
For Buyers
The $1,790,000 median makes this one of Adelaide's most expensive coastal markets, and the rise was steep: prices climbed 30.7% in a single year from $1,370,000. Stock favours families, with 57.9% separate houses against 22.2% apartments, and three-bedroom homes dominate at 42.3% while four-plus bedroom dwellings make up 26.6%. Despite the high entry price, monthly mortgage repayments average only $2,000, giving a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. That gap exists because outright owners (37.0%) slightly outnumber mortgage holders (31.9%), so the suburb is held largely by debt-free, long-settled households rather than recent leveraged buyers facing the full purchase price.
For Investors
A 31.2% renter share and weekly rent of $345 give landlords a tenant pool, but the numbers point to caution rather than yield. Against the $1,790,000 median, that rent implies a gross yield near 1.0%, very low even for premium Adelaide. The vacancy rate of 9.5% signals softer rental absorption than a tight market would show. Demand support leans on migration: net overseas inflow averages 249 residents a year while internal migration runs slightly negative at minus 9, so growth is externally driven. Development is moderate at 103 applications in 12 months, including new detached dwellings rather than large apartment supply. With rent up 34.6% over the period and annual population growth of 0.88%, the case rests on capital growth and rent escalation more than running yield.
Development Activity
Total DAs
675
Last 12 Months
110
YoY ChangeiYear-over-year change in DA lodgements
+8.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Henley Beach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Star of the Sea School
R-6 · 558 students
Fulham North Primary School
R-6 · 395 students
St Michael's College
R-12 · 2193 students
Henley High School
U, 7-12 · 1381 students
Fulham Gardens Primary School
U, R-6 · 148 students
Demographics
The median age of 45 is 5.0 years above the national figure, and the trajectory is aging because the senior share rose 2.1 points while the working-age share fell 1.0 point over the decade. Overseas-born residents reach 20.6%, which is 1.0 point below national, so this is a less migrant-heavy area than most metro suburbs. Ancestry leans Anglo, led by English (2,466), with Irish (670) and Italian (666) close behind, and the top non-English languages are Greek (73) and Italian (62). University qualifications at 43.8% run 13.7 points above national. Average household size is 2.3, which is 0.2 below national, consistent with the older profile where couples without children make up 26.9% of families against couples with children at a larger 1,896 households.
Age Distribution
Bedrooms
Dwelling Structure
57.9%
Houses
19.9%
Townhouse
22.2%
Apartment
Tenure
Tenure splits almost evenly: 37.0% own outright, 31.9% carry a mortgage and 31.2% rent, with outright owners narrowly ahead, a sign of long-held, debt-free wealth rather than churn. The stock is 57.9% separate houses, 22.2% apartments and 19.9% semi-detached, so detached living dominates despite the coastal premium. Three-bedroom dwellings account for 42.3% and four-plus bedroom homes 26.6%, suiting families. The median house price rose from $1,370,000 to $1,790,000 across 2025 to 2026, a 30.7% one-year move. Mortgage-to-income at 24.6% and rent-to-income at 18.4% both sit below the 30% stress line, a comfortable position that reflects how much of the housing is owned outright relative to the steep purchase price.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$345
HH Size
2.3
Personal Income / wk
$971
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.5%
Unoccupied
271
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.9%
Couples, no children
4,897
Total families
Economy & Employment
The workforce concentrates in services: Healthcare leads at 17.6% (409 workers), Education follows at 12.5% (290) and Professional/Tech at 10.7% (249), with Construction at 8.7% and Public Admin at 8.3%. By occupation, Professionals (926) and Managers (587) form the bulk of jobs, which aligns with university qualifications running 13.7 points above national. Unemployment is low at 3.8% and the full-time employment rate is 61.9%. On SEIFA the suburb scores decile 8 on IRSD and decile 7 on both IRSAD and IEO, the upper-advantage tiers, while IER (economic resources) sits a notch lower at decile 6, because the 31.2% renter base depresses aggregate household wealth measures. Real incomes grew 20.7% over the decade.
Unemployment
1.9%
Labour Force
9,905
Unemployed
188
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.9%
Part-time
34.3%
Participation
62.8%
Employed
3,168
Occupations
Top Industries
University
43.8%
Postgraduate
11.2%
Born Overseas
20.6%
Dwellings
2,559
Transport to Work
The suburb is car-dependent, with 85.7% driving against just 5.5% using public transport and 4.3% walking or cycling, well below the active-transport share of denser inner suburbs. It scores decile 8 on the IRSD index of relative disadvantage, an upper tier, meaning few residents face deprivation, and only 4.7% (285 people) need daily assistance despite the older median age of 45. Volunteering runs at 20.1%. The reported crime rate is 47.9 per 1,000 residents from 300 incidents, a figure inflated by daytime visitor and beachfront foot traffic rather than the resident base alone. No schools are recorded inside the 2.5 km2 boundary, so families rely on institutions in neighbouring suburbs, a trade-off for the low-density coastal setting.
Drive
85.7%
Public Transport
5.5%
Walk / Cycle
4.3%
Work from Home
N/A
Population Forecast
+0.88%/yr
(+148 people/yr)
EstablishedGrowth is steady rather than explosive: annual population growth registers 0.88% and the 10-year change is 12.2%, classifying the area as established with early gentrification signs at a score of 31. Overseas migration is the primary driver, adding 249 residents a year, while internal migration runs slightly negative at minus 9, so expansion depends almost entirely on external inflow. The gentrification reading cites population up 17% since 2011 and an accelerating share, and the early-signs stage fits a suburb still climbing within the upper-advantage SEIFA tiers. Affordability improved from 43.6% in 2011 to 39.5% in 2021, an easing trend even as the median house price surged 30.7% in the latest year.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+249
Net Internal / yr
-9
Gentrification Signal
Early signs
Population +17% since 2011, Strong overseas inflow +249/yr, Accelerating: 5% → 11%
Safety & Crime
Total Offences
300
Year ending June 2024
Rate per 1,000 People
47.9
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Henley Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Henley Beach a good suburb to live in?
Henley Beach scores decile 8 on IRSD and decile 7 on IRSAD, the upper-advantage tiers, with household income in the 70.2nd percentile nationally. University qualifications reach 43.8%, 13.7 points above national. The main trade-off is a high $1,790,000 median house price and heavy reliance on cars, with 85.7% driving.
What is the median house price in Henley Beach?
The median house price is $1,790,000, among Adelaide's highest coastal markets. It rose 30.7% in a single year from $1,370,000. Weekly rent averages $345 and monthly mortgage repayments run about $2,000, giving a mortgage-to-income ratio of 24.6%, below the stress threshold.
What schools are in Henley Beach?
No schools are recorded inside the 2.5 km2 Henley Beach boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well educated, with university qualifications at 43.8%, which is 13.7 points above the national figure.
Is Henley Beach safe?
The recorded crime rate is 47.9 per 1,000 residents from 300 incidents, though that figure is inflated by beachfront visitor traffic rather than the resident base. As an indirect indicator, the suburb scores decile 8 on the IRSD index of relative disadvantage, an upper tier consistent with a low-disadvantage area.
Is Henley Beach good for property investment?
Rent of $345 a week against a $1,790,000 median gives a gross yield near 1.0%, very low, and the 9.5% vacancy rate signals soft rental absorption. Net overseas migration of 249 a year supports demand, but with 0.88% population growth, returns depend on capital growth rather than yield.
How is Henley Beach's population changing?
Population growth is 0.88% annually with a 12.2% rise over 10 years, classifying it as established with early gentrification signs at a score of 31. Overseas migration drives growth at 249 residents a year, while internal migration runs slightly negative at minus 9. The profile is aging, with the senior share up 2.1 points.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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