Grange vs Henley Beach.
Comparing two suburbs with median house prices of $1,737,500 and $1,790,000.
Grange (median $1,737,500) is roughly 3% cheaper to buy into than Henley Beach ($1,790,000). Over the past year, Grange (+19.4%) ran 19.4 percentage points ahead of Henley Beach (0%) on house-price growth.
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 $1,737,500 median, 3% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Grange carries both higher gross yield (2.47% vs 2.22%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Henley Beach edges out on average school ICSEA (1049 vs 1048).
Common questions
Is Grange or Henley Beach cheaper to buy in?
Grange has the lower median house price at $1,737,500, roughly 3% 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, Grange or Henley Beach?
Over the past 12 months, Grange grew +19.4% vs 0% in Henley Beach, a gap of 19.4 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 2.47% in Grange 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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