Henley Beach South vs Henley Beach.
Comparing two suburbs with median house prices of $2,111,250 and $1,790,000. Henley Beach edges out on more headline metrics in this comparison.
Henley Beach (median $1,790,000) is roughly 18% cheaper to buy into than Henley Beach South ($2,111,250). Over the past year, Henley Beach (+30.7%) ran 15.2 percentage points ahead of Henley Beach South (+15.5%) on house-price growth.
Henley Beach scores higher on walkability (14/100 vs 30/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Henley Beach South (1053) sits above Henley Beach (1049).
For buyers
Henley Beach is the lower entry point at $1,790,000 median, 18% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Henley Beach carries both higher gross yield (2.56% vs 2.46%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Henley Beach South edges out on average school ICSEA (1053 vs 1049).
Common questions
Is Henley Beach South or Henley Beach cheaper to buy in?
Henley Beach has the lower median house price at $1,790,000, roughly 18% 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, Henley Beach South or Henley Beach?
Over the past 12 months, Henley Beach grew +30.7% vs +15.5% in Henley Beach South, a gap of 15.2 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 South or Henley Beach have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Henley Beach South 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 South or Henley Beach?
Henley Beach scores 30/100 on walkability vs 14/100. 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 South or Henley Beach?
Gross rental yield on houses is 2.56% in Henley Beach vs 2.46% in Henley Beach South. 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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