Fulham vs Henley Beach
Fulham (median $1,520,000) is roughly 13% cheaper to buy into than Henley Beach ($1,750,000). Over the past year, Henley Beach (+6.8%) ran 4.8 percentage points ahead of Fulham (+2%) on house-price growth.
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Fulham and Henley Beach side by side
| Measure | Fulham | Henley Beach |
|---|---|---|
| Price and market | ||
| Median house | $1,520,000 | $1,750,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +2.0% | +6.8% |
| Renting | ||
| House rent | $755/wk | $820/wk |
| Unit rent | $510/wk | $580/wk |
| Owner occupied | 72.0% | 67.0% |
| Renter occupied | 22.0% | 30.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1058 | 1049 |
| Lifestyle and people | ||
| Walk score | 8 | 30 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 2,920 | 6,259 |
| Median age | 44 | 45 |
| Climate | ||
| Annual rainfall | 428 mm | 439 mm |
| Mean max, January | 28.8°C | 29.2°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
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 $1,520,000 median, 13% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Investors face a yield-versus-growth split: Fulham delivers the better gross yield (2.58% vs 2.44%), but Henley Beach has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
- For families
- Fulham edges out on average school ICSEA (1058 vs 1049).
Fulham vs Henley Beach: common questions
Is Fulham or Henley Beach cheaper to buy in?
Fulham has the lower median house price at $1,520,000, roughly 13% below Henley Beach ($1,750,000). 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, Henley Beach grew +6.8% vs +2% in Fulham, a gap of 4.8 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 2.58% in Fulham vs 2.44% 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.
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