Henley Beach South
At $2,111,250, the median house price in Henley Beach South puts it among Adelaide's most expensive coastal suburbs, yet the household income sits only at the 79.3rd percentile nationally. That tension is the suburb's defining characteristic: premium real estate held largely by long-established owners, with 37.3% owning outright and 63.6% of homes being separate houses on a 1.04 km2 footprint. Median age is 43, which is 3 years above the national figure, and university qualifications reach 45.1%, some 15 points above national. The vacancy rate of 11.2% is elevated for a suburb this size, pointing to a proportion of holiday or discretionary-use holdings.
Population
2,799
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,096/wk
DAs (12 months)iDevelopment Applications lodged in the past year
44
Median House
$2.1M
Median 1Q 2026
The $2,111,250 median rose 15.5% from $1,828,000 in 1Q 2025, a gain that outpaces most SA coastal suburbs. Separate houses dominate at 63.6%, with semi-detached at 17.3% and apartments at 19.1%. The bedroom split leans family-sized: 44.4% are three-bedroom and 30.1% are four-plus bedroom homes. Monthly mortgage repayments average $2,167, and the mortgage-to-income ratio sits at 23.9%, below the 30% stress threshold. Outright owners at 37.3% exceed mortgage holders at 35.5%, signalling long-held wealth rather than active buyer churn.
For Buyers
The $2,111,250 median rose 15.5% from $1,828,000 in 1Q 2025, a gain that outpaces most SA coastal suburbs. Separate houses dominate at 63.6%, with semi-detached at 17.3% and apartments at 19.1%. The bedroom split leans family-sized: 44.4% are three-bedroom and 30.1% are four-plus bedroom homes. Monthly mortgage repayments average $2,167, and the mortgage-to-income ratio sits at 23.9%, below the 30% stress threshold. Outright owners at 37.3% exceed mortgage holders at 35.5%, signalling long-held wealth rather than active buyer churn.
For Investors
The renter share is 27.2% and weekly rent is $340, implying a gross yield near 0.8% against the $2,111,250 median, low even by coastal SA standards. The 11.2% vacancy rate is notably higher than typical metropolitan averages, suggesting seasonal or discretionary vacancy in the apartment segment. Development activity runs at 42 applications in 12 months, signalling ongoing infill. The demand driver is overseas migration at net 249 per year, more than offsetting a net internal outflow of negative 9. Rent grew 34.6% over the period, above many comparable coastal markets, so the income story is improving even as current yields remain thin.
Development Activity
Total DAs
283
Last 12 Months
44
YoY ChangeiYear-over-year change in DA lodgements
+18.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Henley Beach South iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Henley Beach Primary School
U, R-6 · 354 students
Demographics
The median age of 43 is 3 years above the national figure, and the senior share rose 2.1 points over the decade, a consistent aging trajectory. University qualifications at 45.1% run 15 points above the national average, consistent with the professional occupation profile. Ancestry is strongly Anglo-Celtic: English leads at 1,148 residents, followed by Irish (291), Scottish (264) and Italian (241). Overseas-born at 21.9% is only 0.3 points above the national figure, so the composition is not particularly migrant-heavy despite the strong overseas inflow. Volunteering reaches 19.2% and only 3.2% of residents need daily assistance. Average household size is 2.5, equal to the national average.
Age Distribution
Bedrooms
Dwelling Structure
63.6%
Houses
17.3%
Townhouse
19.1%
Apartment
Tenure
Tenure splits: 37.3% own outright, 35.5% carry a mortgage and 27.2% rent. Outright owners exceeding mortgage holders reflects long-held wealth rather than a market driven by recent purchasers. The stock is 63.6% separate houses, above the national average, keeping detached pricing elevated through scarcity. Three-bedroom homes at 44.4% and four-plus at 30.1% confirm a family-scale character. The median rose from $1,828,000 in 1Q 2025 to $2,111,250 in 1Q 2026, a 15.5% gain. Rent-to-income at 16.2% is lower than mortgage-to-income at 23.9%, so tenants face less cost pressure than buyers. The 11.2% vacancy rate is the primary signal of softness.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$340
HH Size
2.5
Personal Income / wk
$1,040
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.2%
Unoccupied
138
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.0%
Couples, no children
2,273
Total families
Economy & Employment
Healthcare is the largest employer at 19.2% of residents (217 workers), followed by Professional/Technical at 11.4% and Education at 11.0%. By occupation, Professionals lead with 452, ahead of Managers (298). Full-time employment runs at 61.9% and the unemployment rate is 3.9%. Real income grew 20.7% over the decade. The SEIFA IRSD decile of 8 and IRSAD decile of 7 confirm a low-disadvantage, above-average advantage profile nationally, placing the suburb well above the state median on both measures, though not at the top decile.
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
34.2%
Participation
65.9%
Employed
1,484
Occupations
Top Industries
University
45.1%
Postgraduate
10.7%
Born Overseas
21.9%
Dwellings
1,094
Transport to Work
Car dependency is high: 85.4% drive to work, well above the national average, and only 6.8% use public transport. Safety data records 165 incidents at a rate of 58.9 per 1,000 residents; the IRSD decile 8 score confirms a low-disadvantage environment nationally. No schools are recorded within the 1.04 km2 boundary, so families rely on neighbouring suburbs. The IEO decile of 7 reflects above-average education outcomes. Rent-to-income at 16.2% keeps renters well below stress levels, and only 3.2% of 2,799 residents need daily assistance.
Drive
85.4%
Public Transport
6.8%
Walk / Cycle
3.1%
Work from Home
N/A
Population Forecast
+0.88%/yr
(+148 people/yr)
EstablishedPopulation growth runs at 0.88% annually, adding roughly 148 residents per year, above the rate of many established SA coastal suburbs. The 10-year gain of 12.2% is solid. Medium-scenario forecasts project the broader Statistical Area reaching 17,500 by 2031, up from 16,888 in 2025. Growth depends almost entirely on overseas migration at net 249 per year, above the national median for suburbs of this size, offsetting a net internal outflow of negative 9. Gentrification is scored as early signs, with vacancy accelerating from 5% to 11% and population up 17% since 2011. Affordability improved from 43.6% of income in 2011 to 39.5% in 2021.
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
165
Year ending June 2024
Rate per 1,000 People
58.9
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 South compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Henley Beach South a good suburb to live in?
Henley Beach South ranks in IRSD decile 8 and IRSAD decile 7 nationally, confirming low disadvantage and above-average advantage. Household incomes are at the 79.3rd percentile nationally and university qualifications reach 45.1%, some 15 points above national. The main trade-offs are a $2,111,250 median house price and an 11.2% vacancy rate.
What is the median house price in Henley Beach South?
The median house price is $2,111,250 as of 1Q 2026, up 15.5% from $1,828,000 in 1Q 2025. Separate houses make up 63.6% of the stock. Monthly mortgage repayments average $2,167 and weekly rent is $340, giving a rent-to-income ratio of 16.2% for local tenants.
What schools are in Henley Beach South?
No schools are recorded inside the 1.04 km2 Henley Beach South boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well-educated, with 45.1% holding university qualifications, which is 15 points above the national figure.
Is Henley Beach South safe?
Recorded incidents total 165 in the reference period, a rate of 58.9 per 1,000 residents. As a broader indicator, the suburb scores IRSD decile 8 nationally, placing it in the low-disadvantage tier, and only 3.2% of its 2,799 residents need daily assistance. Both signals are consistent with a stable, low-risk residential environment.
Is Henley Beach South good for property investment?
The $340 weekly rent against a $2,111,250 median implies a gross yield near 0.8%, which is low. The 11.2% vacancy rate is elevated compared to typical metropolitan suburbs, adding leasing risk. However, the 15.5% price gain in one year and rent growth of 34.6% over the period show strong capital momentum, and overseas migration of net 249 per year underpins long-term demand.
How is Henley Beach South's population changing?
Population grows at 0.88% annually, adding about 148 residents per year, with a 12.2% gain over the past decade. Overseas migration is the primary driver at net 249 per year, more than offsetting a net internal outflow of negative 9. Medium forecasts project continued steady growth through 2031.
How much development is happening in Henley Beach South?
There were 42 development applications lodged in the past 12 months, active for a 1.04 km2 suburb. Recent applications include multi-storey detached dwellings, ancillary accommodation and performance-assessed works, indicating ongoing infill and densification rather than greenfield expansion.
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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