Median house price
$2.11M
+16% change
SA · Charles Sturt Council
Henley Beach South, 5022
Est. population · Jun 2025
2,921
Growth (1 yr)
+1.7%
Growth (5 yr)
+7.0%
Median age
43
Median income
$2,096/wk
Employment rate
66.9%
Median house price · Q1 2026
$2,111,250
Languages at home
11.7%non-English
Most common: Greek, Italian, German
2021 Census · usual residence
Desirability score
- Coastal
- Excellent transport
- Heritage area
- Green suburb
- Education hub
Suburb profile
Life in Henley Beach South revolves around the coast, with the feel of a mid-sized suburb that never strays far from the water. The wider metro area and neighbouring suburbs stay within easy reach when you want a change of scene. The area suits established families and long-term locals, with family life visible on every street.
Local parks and tree cover add a welcome outdoor dimension to suburban life. Buses connect the area to surrounding suburbs, keeping the wider city within easy reach. Property sits in a premium price band and is harder to enter for many buyers.
Renewal is happening in measured doses, with new development complementing what is already there.
Against similar coastal suburbs, the suburb sits around average overall, mainly because local dining and lifestyle amenities, plus safety lag behind, despite relative strength in community and employment, plus growth momentum. Limited access to some essential local services also trimmed the result.
At a glance
Henley Beach South snapshot
A quick read of housing, growth, livability, and risk
Median rent
$815/wk
Houses $1,200 · Units $490
Population (ERP)
2,921
+1.7% annual growth
Dwelling vacancy
11.2%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#10
among Coastal & beach · Emerging
Safety
70th
percentile in state (higher = safer)
Pop. growth
89th
percentile in SA
Advantage (IRSAD)
10/10
national SEIFA decile
School ICSEA
81st
percentile among schools with ICSEA
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Desirability
Ranks & confidence
- Desirability score
- 45.0/100 — Average
- State standing
- Top 42% of South Australia's suburbs
- National rank
- 2929th in Australia
- State rank
- 292nd in SA
- Peer rank
- #10 among Coastal & beach · Emerging suburbs
- Cohort rank
- #36 among Coastal & beach suburbs
- Data confidence
- 89%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (01/01/26 to 31/03/26)
- $490
- Houses (01/01/26 to 31/03/26)
- $1,200
- All types (01/01/26 to 31/03/26)
- $815
- Rental bonds lodged (01/01/26 to 31/03/26)
- 20
- Median house price (Q1 2026)
- $2,111,250
- Median price change
- +15.5%
Median weekly rent from SA Housing Authority rental bond data. Figures can be unreliable where few bonds were lodged in the quarter.
Median house sale prices cover metropolitan Adelaide and selected fringe councils (19 LGAs, including Adelaide Hills and Gawler), not all of regional South Australia.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- SA rent report & metro median house sales — Government of South Australia · 1 January - 31 March 2026; 1Q 2026 · Updated · Quarterly; metro-fringe sales only
Population
Estimated resident population
2,921(June 2025)
+1.7% annual · +7.0% over 5 years · 89th percentile in SA
Growth figures & methodology
- Annual growth
- +1.7%
- 5-year growth
- +7.0%
- Change in 1 year
- +50
- Change in 5 years
- +191
- Growth rank in SA
- 89th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~3,100), extrapolated at +1.1% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 2,799
- Median age
- 43
- Median household income / week
- $2,096
- Dwelling vacancy
- 11.2%
- Unoccupied private dwellings
- 138 of 1,237
- Median monthly mortgage
- $2,167
- Employment rate
- 66.9%
- Dwelling mix (houses / semi / flats)
- 696 / 189 / 209
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences increased compared with the previous period.
Offence counts & rates
- Total offences (2024–25)
- 165
- Against the person
- 35
- Against property
- 130
- Rate per 1,000 residents
- 56.5
- Person-crime prevalence
- About 1 in 80 residents
- State safety percentile
- 69.6th (lower crime is better)
- Family & domestic abuse offences
- 96
- Increase (daily rate)
- +9.6%
Most common offence types
- Other Property Damage And Environmental40
- Other Theft31
- Sct - Residence11
- Serious Assault Not Resulting In Injury23
- Theft From Motor Vehicle10
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- SAPOL reported crime statistics — South Australia Police — OpenData · 2023-24 → 2024-25; 2024-25 · Updated · Financial-year releases
Family & Lifestyle
Schools & preschools
- Schools within 2 km
- 1
- Median school ICSEA (7 schools)
- 1,089
- Median ICSEA percentile
- 81th
School list
- Henley Beach Primary SchoolPrimary · Government · ICSEA 1104 · 85th percentile · LBOTE 22% · 354 students · Top SEA quarter 39% · 0.2 km awayView on My School →
- Henley High SchoolSecondary · Government · ICSEA 1045 · 66th percentile · LBOTE 26% · 1,381 students · Top SEA quarter 21% · 0.8 km awayView on My School →
- West Beach Primary SchoolPrimary · Government · ICSEA 1089 · 81th percentile · LBOTE 18% · 297 students · Top SEA quarter 33% · 1.1 km awayView on My School →
- Fulham North Primary SchoolPrimary · Government · ICSEA 1095 · 83th percentile · LBOTE 20% · 395 students · Top SEA quarter 37% · 1.2 km awayView on My School →
- St Michael's CollegeCombined · Catholic · ICSEA 1064 · 73th percentile · LBOTE 13% · 2,193 students · Top SEA quarter 28% · 1.7 km awayView on My School →
- Star of the Sea SchoolPrimary · Catholic · ICSEA 1108 · 86th percentile · LBOTE 3% · 558 students · Top SEA quarter 43% · 1.8 km awayView on My School →
- Fulham Gardens Primary SchoolPrimary · Government · ICSEA 1042 · 65th percentile · LBOTE 30% · 148 students · Top SEA quarter 20% · 1.9 km awayView on My School →
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- Government education sites register — Government of South Australia · current · Updated
- School ICSEA (ACARA) — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Public transport
19 public transport stops in this suburb
- Stop 22A Lexington Rd - North side
- Stop 22C Lexington Rd - South side
- Stop 23 Henley Beach Rd - South side
- Stop 23B Seaview Rd - East side
- Stop 25 Seaview Rd - West side
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Adelaide Metro GTFS stops — Department for Infrastructure and Transport (SA) · current · Updated
Amenities
81 nearby amenities within ~1.5 km
2 restaurants · 2 playgrounds
Local character & venue list
Local character
- A car helps for daily errands
- Decent local green space — 3 parks in suburb, 2 playgrounds nearby
- Well connected by public transport — 19 public transport stops
- Walkability proxy
- 33/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0.71
- Parks per 1,000 residents
- 1.07
Food & drink(2)
- Jimbos Chicken And SeafoodRestaurant
- Restaurant
Community(1)
- Henley Beach Primary SchoolSchool
38 Hazel Terrace
Sport & outdoors(6)
- Park (3)
- Playground (2)
- Sports field
Transport(21)
21 bus stops
Other(10)
- Bench
- Bicycle Parking (3)
- Bicycle Repair Station
- Drinking water
- Garden
- Parking (31)
- Parking Space (8)
- Public toilets
- Shelter (2)
- Shower (2)
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Green cover
- Parks & woodland (OSM)
- 3
- Parks (OSM)
- 3
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Western Hospital (2.2 km)
- Nearest hospital type
- Private Hospital
- Nearest hospital emergency
- No emergency department listed
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & GP Plus clinics (SA) — SA Health · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 70
- Participants per 1,000 residents
- 24.0
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 27° / 16°
- Rainfall
- 49 mm · ~6 rainy days
Autumn (Mar–May)
- Usual max / min
- 22° / 13°
- Rainfall
- 94 mm · ~12 rainy days
Winter (Jun–Aug)
- Usual max / min
- 16° / 8°
- Rainfall
- 161 mm · ~20 rainy days
Spring (Sep–Nov)
- Usual max / min
- 21° / 11°
- Rainfall
- 95 mm · ~12 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from PlanSA register and EPA licensed activities.
2026· 23 proposals
July 2026
- Land Division - Creating two allotments from one - 26A106723 HOBART RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Verandah95C HENLEY BEACH RD HENLEY BEACH SOUTH SA 5022Under Assessment
June 2026
- Torrens Title Land Division - one allotment into three12 BODE ST HENLEY BEACH SOUTH SA 5022Decision Made
- Removal of One (1) significant tree (Melaleuca nesophylla - Pink Melaleuca and one (1) Regulated tree (Corymbia citrodora Lemon-scented Gum, located to the front of the dwelling.25 HAZEL TCE HENLEY BEACH SOUTH SA 5022Under Assessment
- Dwelling additions and alterations to the rear of the existing dwelling, including a swimming pool and associated safety features, and the removal of two significant trees1 THORNTON ST HENLEY BEACH SOUTH SA 5022Under Assessment
- Swimming pool and associated safety barrier to the rear of the existing dwelling15 LEXINGTON RD HENLEY BEACH SOUTH SA 5022Decision Made
- Swimming pool with associated safety fence2 BODE ST HENLEY BEACH SOUTH SA 5022Under Assessment
May 2026
- Two storey detached dwelling with swimming pool and associated safety features and removal of a significant Willow Myrtle tree in the front yard149 HALSEY RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Two single storey dwellings and removal of one significant and one regulated tree23 HOBART RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Ancillary accommodation to the rear of the existing dwelling124 SEAVIEW RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Two three storey detached dwellings with undercroft garaging, inground swimming pool and associated safety fencing for dwelling 1 and associated retaining walls and fencing146 SEAVIEW RD HENLEY BEACH SOUTH SA 5022Under Assessment
April 2026
- Retaining wall replacementUNIT 9 123 MILITARY RD HENLEY BEACH SOUTH SA 5022Under Assessment
March 2026
- Conventional land division one into two allotments146 SEAVIEW RD HENLEY BEACH SOUTH SA 5022Under Assessment
- SUPPLY & INSTALL NEW LOUVRE PATIO & PERGOLA WITH SHADECLOTH26 MOSELEY WAY HENLEY BEACH SOUTH SA 5022Decision Made
- Swimming pool and associated safety features to the rear of the approved dwelling5 BURFORD RD HENLEY BEACH SOUTH SA 5022Decision Made
- Two, two storey detached dwellings7 RUSSELL ST HENLEY BEACH SOUTH SA 5022Decision Made
February 2026
- Concrete sleeper retaining wall to the rear of the units144 SEAVIEW RD HENLEY BEACH SOUTH SA 5022Decision Made
- Alterations and additions to the rear of the existing dwelling171 MILITARY RD HENLEY BEACH SOUTH SA 5022Decision Made
- Alterations and additions to the exiting dwelling including garageUNIT 2 201 MILITARY RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Torrens Title Land Division - 1 allotment into 220 FLETCHER RD HENLEY BEACH SOUTH SA 5022Decision Made
January 2026
- Three storey detached dwelling with an overall building height 9.78 metres with associated retaining walls and fencing117 MILITARY RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Torrens Title Land Division - one allotment into two.7 RUSSELL ST HENLEY BEACH SOUTH SA 5022Decision Made
- Torrens Title Land Division - one allotment into two.7 CATALINA ST HENLEY BEACH SOUTH SA 5022Decision Made
2025· 17 proposals
December 2025
- Two storey dwelling to the rear of existing dwelling and retaining wall and fence along portion of northern, western and southern boundaries127 MILITARY RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Two, two storey detached dwellings9 RUSSELL ST HENLEY BEACH SOUTH SA 5022Decision Made
- Inground fiberglass swimming pool and safety barrier14 YORKTOWN CR HENLEY BEACH SOUTH SA 5022Decision Made
November 2025
- Two storey detached dwelling, shed, swimming pool with associated safety barriers, deck and 2.1m high brick fence to front yard.7 PHILLIPS ST HENLEY BEACH SOUTH SA 5022Under Assessment
- Three storey detached dwelling (including a roof terrace) with garage wall on northern boundary for a length of 7.9 metres, stairwell wall on northern boundary for 7.2 metres at a height of 7.5 metres and garage wall on southern boundary for a length of 7.9 metres at a height of 4 metres, associated earthwork, retaining and fencing, new front masonry fence and inground swimming pool with associated safety fencing.151 ESPLANADE HENLEY BEACH SOUTH SA 5022Under Assessment
- Deck and shed.6 AYLWIN ST HENLEY BEACH SOUTH SA 5022Decision Made
October 2025
- Verandah to the rear of the existing dwelling11 FLETCHER RD HENLEY BEACH SOUTH SA 5022Decision Made
- Two, two-storey detached dwellings, construction of swimming pools with associated safety barriers, 1.5m high masonry front fence and removal of 1 significant tree and 1 regulated tree.20 FLETCHER RD HENLEY BEACH SOUTH SA 5022Decision Made
- Alfresco extension3 FLETCHER RD HENLEY BEACH SOUTH SA 5022Decision Made
- Double Storey detached dwelling5 BURFORD RD HENLEY BEACH SOUTH SA 5022Decision Made
- Swimming Pool and safety barrier to the rear of the existing dwelling24 HOBART RD HENLEY BEACH SOUTH SA 5022Decision Made
September 2025
- Land division creating a new allotment at the rear of the existing dwelling with a new garage to the front of existing dwelling and retaining walls and fencing along portion of northern, western and eastern boundaries and within the front yard of the site127 MILITARY RD HENLEY BEACH SOUTH SA 5022Under Assessment
- Construction of a concrete swimming pool and associated pool fencing.147A HALSEY RD HENLEY BEACH SOUTH SA 5022Decision Made
- Single-storey detached dwelling9 BODE ST HENLEY BEACH SOUTH SA 5022Under Assessment
August 2025
- Land division (One allotment into two)5 BURFORD RD HENLEY BEACH SOUTH SA 5022Decision Made
- Swimming pool and associated safety feature, extension to the decking at the rear and privacy screen to match existing161 MILITARY RD HENLEY BEACH SOUTH SA 5022Decision Made
- Cafe blinds to existing verandah238 -240B SEAVIEW RD HENLEY BEACH SOUTH SA 5022Under Assessment
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- PlanSA development applications & EPA licences — Government of South Australia — PlanSA · 2026 · Updated
Heritage
7 heritage places
- Dwelling188 Seaview Road HENLEY BEACH SOUTHLocal heritage
- Dwelling212 Seaview Road HENLEY BEACH SOUTHLocal heritage
- House25 Henley Beach Road HENLEY BEACH SOUTHContributory item
- House27 Henley Beach Road HENLEY BEACH SOUTHContributory item
- House29 Henley Beach Road HENLEY BEACH SOUTHContributory item
- House31 Henley Beach Road HENLEY BEACH SOUTHContributory item
- House33 Henley Beach Road HENLEY BEACH SOUTHContributory item
Data sources & freshness
- SA Heritage Places database — Department for Environment and Water (SA) · current · Updated
Hazards
- Bushfire planning zone
- No overlay at centroid
Bushfire overlay checked at suburb centroid against all current SA Planning risk layers (high, medium, general, urban interface, regional, outback). Safer places from CFS designated locations.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Bushfire & hazard overlays (SA) — Government of South Australia · current · Updated
Politics & representation
- Federal electorate
- Hindmarsh
- Member of Parliament
- Mark BUTLER (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 131,379
- Turnout (2025)
- 91.4%
- Swing since 2022 (2025)
- +7.4 pp toward Labor
Two-party preferred (2025)
Coalition 33.6%Labor 66.3%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 2.8 km away).
Coalition 38.2%Labor 61.8%
4.6 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: +9.9 pp toward Labor
Nearest polling places
- Henley SouthLabor 61.9% · Coalition 38.1% TPP (2025)0.2 km away
- Fulham NorthLabor 60.9% · Coalition 39.1% TPP (2025)0.9 km away
- West BeachLabor 59.6% · Coalition 40.4% TPP (2025)1.0 km away
- FulhamLabor 62.4% · Coalition 37.6% TPP (2025)1.1 km away
- Henley BeachLabor 61.5% · Coalition 38.5% TPP (2025)1.5 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 10/10
- IRSD decile (2021)
- 9/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
Compare with
Similar suburbs to weigh up side by side — scores, safety, schools, and lifestyle.
More in Charles Sturt Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of South Australia.