Grange vs Henley Beach
Grange (median $1,690,000) is roughly 3% cheaper to buy into than Henley Beach ($1,750,000). Over the past year, Henley Beach (+6.8%) ran 12.9 percentage points ahead of Grange (-6.1%) on house-price growth.
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Grange and Henley Beach side by side
| Measure | Grange | Henley Beach |
|---|---|---|
| Price and market | ||
| Median house | $1,690,000 | $1,750,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | -6.1% | +6.8% |
| Renting | ||
| House rent | $830/wk | $820/wk |
| Unit rent | $462/wk | $580/wk |
| Owner occupied | 71.0% | 67.0% |
| Renter occupied | 24.0% | 30.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1048 | 1049 |
| Lifestyle and people | ||
| Walk score | 24 | 30 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 6,143 | 6,259 |
| Median age | 49 | 45 |
| Climate | ||
| Annual rainfall | 439 mm | 439 mm |
| Mean max, January | 29.2°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 (24/100 vs 30/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Henley Beach (1049) sits above Grange (1048).
- For buyers
- Grange is the lower entry point at $1,690,000 median, 3% 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: Grange delivers the better gross yield (2.55% 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
- Henley Beach edges out on average school ICSEA (1049 vs 1048).
Grange vs Henley Beach: common questions
Is Grange or Henley Beach cheaper to buy in?
Grange has the lower median house price at $1,690,000, roughly 3% 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, Grange or Henley Beach?
Over the past 12 months, Henley Beach grew +6.8% vs -6.1% in Grange, a gap of 12.9 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 Grange or Henley Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Henley Beach scores 1049 vs 1048 in Grange. 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, Grange or Henley Beach?
Henley Beach scores 30/100 on walkability vs 24/100. 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, Grange or Henley Beach?
Gross rental yield on houses is 2.55% in Grange 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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