Fulham vs Henley Beach South.
Comparing two suburbs with median house prices of $1,620,000 and $2,111,250. Fulham edges out on more headline metrics in this comparison.
Fulham (median $1,620,000) is roughly 23% cheaper to buy into than Henley Beach South ($2,111,250). Over the past year, Fulham (+17.8%) ran 2.3 percentage points ahead of Henley Beach South (+15.5%) on house-price growth.
Henley Beach South scores higher on walkability (8/100 vs 14/100 ), 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 South (1053).
For buyers
Fulham is the lower entry point at $1,620,000 median, 23% 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: Henley Beach South delivers the better gross yield (2.46% vs 2.18%), but Fulham 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 1053).
Common questions
Is Fulham or Henley Beach South cheaper to buy in?
Fulham has the lower median house price at $1,620,000, roughly 23% below Henley Beach South ($2,111,250). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Fulham or Henley Beach South?
Over the past 12 months, Fulham grew +17.8% vs +15.5% in Henley Beach South, a gap of 2.3 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 South have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fulham scores 1058 vs 1053 in Henley Beach South. 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 South?
Henley Beach South scores 14/100 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 South?
Gross rental yield on houses is 2.46% in Henley Beach South vs 2.18% in Fulham. 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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