Henley Beach vs Fulham Gardens.
Comparing two suburbs with median house prices of $1,790,000 and $1,440,000.
Fulham Gardens (median $1,440,000) is roughly 24% cheaper to buy into than Henley Beach ($1,790,000). Over the past year, Henley Beach (+30.7%) ran 10.4 percentage points ahead of Fulham Gardens (+20.3%) on house-price growth.
Henley Beach scores higher on walkability (30/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Fulham Gardens (1053) sits above Henley Beach (1049).
For buyers
Fulham Gardens is the lower entry point at $1,440,000 median, 24% 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 Gardens delivers the better gross yield (2.89% vs 2.56%), 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 Gardens edges out on average school ICSEA (1053 vs 1049).
Common questions
Is Henley Beach or Fulham Gardens cheaper to buy in?
Fulham Gardens has the lower median house price at $1,440,000, roughly 24% 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, Henley Beach or Fulham Gardens?
Over the past 12 months, Henley Beach grew +30.7% vs +20.3% in Fulham Gardens, a gap of 10.4 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 Henley Beach or Fulham Gardens have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Fulham Gardens scores 1053 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, Henley Beach or Fulham Gardens?
Henley Beach scores 30/100 on walkability vs 16/100. 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, Henley Beach or Fulham Gardens?
Gross rental yield on houses is 2.89% in Fulham Gardens vs 2.56% 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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