Fulham vs Henley Beach.
Comparing two suburbs with median house prices of $1,620,000 and $1,790,000. Fulham edges out on more headline metrics in this comparison.
Fulham (median $1,620,000) is roughly 9% cheaper to buy into than Henley Beach ($1,790,000). Over the past year, Fulham (+17.8%) ran 17.8 percentage points ahead of Henley Beach (0%) on house-price growth.
Henley Beach scores higher on walkability (8/100 vs 30/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Fulham (1058) sits above Henley Beach (1049).
For buyers
Fulham is the lower entry point at $1,620,000 median, 9% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Fulham carries both higher gross yield (2.25% vs 2.22%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Fulham edges out on average school ICSEA (1058 vs 1049).
Common questions
Is Fulham or Henley Beach cheaper to buy in?
Fulham has the lower median house price at $1,620,000, roughly 9% below Henley Beach ($1,790,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Fulham or Henley Beach?
Over the past 12 months, Fulham grew +17.8% vs 0% in Henley Beach, a gap of 17.8 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Fulham or Henley Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fulham scores 1058 vs 1049 in Henley Beach. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Fulham or Henley Beach?
Henley Beach scores 30/100 on walkability vs 8/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Fulham or Henley Beach?
Gross rental yield on houses is 2.25% in Fulham vs 2.22% in Henley Beach. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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