Henley Beach vs West Beach
Henley Beach (median $1,750,000) is roughly 3% cheaper to buy into than West Beach ($1,808,000). Over the past year, West Beach (+23.6%) ran 16.8 percentage points ahead of Henley Beach (+6.8%) on house-price growth.
Buying in Henley Beach or West Beach?
Selling in Henley Beach? The free selling guide
Henley Beach and West Beach side by side
| Measure | Henley Beach | West Beach |
|---|---|---|
| Price and market | ||
| Median house | $1,750,000 | $1,808,000 |
| Median unit | $316,800 | $316,800 |
| House price change, 12 months | +6.8% | +23.6% |
| Renting | ||
| House rent | $820/wk | $715/wk |
| Unit rent | $580/wk | $520/wk |
| Owner occupied | 67.0% | 72.0% |
| Renter occupied | 30.0% | 26.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 1049 | 1078 |
| Lifestyle and people | ||
| Walk score | 30 | – |
| Transit score | 0 | – |
| Bike score | 100 | – |
| Population | 6,259 | 5,175 |
| Median age | 45 | 45 |
| Climate | ||
| Annual rainfall | 439 mm | 428 mm |
| Mean max, January | 29.2°C | 28.8°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
On school quality, the average ICSEA across schools serving West Beach (1078) sits above Henley Beach (1049).
- For buyers
- Henley Beach is the lower entry point at $1,750,000 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: Henley Beach delivers the better gross yield (2.44% vs 2.06%), but West 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
- West Beach edges out on average school ICSEA (1078 vs 1049).
Henley Beach vs West Beach: common questions
Is Henley Beach or West Beach cheaper to buy in?
Henley Beach has the lower median house price at $1,750,000, roughly 3% below West Beach ($1,808,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Henley Beach or West Beach?
Over the past 12 months, West Beach grew +23.6% vs +6.8% in Henley Beach, a gap of 16.8 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 Henley Beach or West Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), West Beach scores 1078 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 suburb has higher rental yield, Henley Beach or West Beach?
Gross rental yield on houses is 2.44% in Henley Beach vs 2.06% in West 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.
Keep comparing
The two suburbs
Compare Henley Beach with
Choosing between Henley Beach and West Beach?
The free buying guide: budget, schemes, inspections and how not to overpay.