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ABS 2021 Census · Updated 21 May 2026
Henley Beach is a well-established middle-ring suburb of Adelaide, Australia, with a population of approximately 6,259, making it a smaller community. Located approximately 9 km from the Adelaide CBD, Henley Beach is a middle ring area in South Australia. The median household income is $97,708 per year.
Strong household incomes in Henley Beach underpin solid property demand. Its proximity to the CBD adds a strong location premium.
Official Australia Post postcode for Henley Beach. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 2 schools within or near this suburb.
Find schools near Henley Beach on My School →Estimated 3 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Henley Beach's population of 6,259 sits 69% above the South Australia suburb median of 3,699, giving it a wider tenant and buyer catchment than the average SA locality. Median household income of $97,708/year runs 21% above the South Australia suburb median of $80,964, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Rent of $345/week (75% coverage of the $2,000/month median mortgage) leaves a gap of roughly $505/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 9 km from the Adelaide CBD, Henley Beach sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks. Only 52% of dwellings are separate houses (vs 73% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. Local rents consume roughly 18% of household income — a useful sanity check on tenant affordability.
How Henley Beach stacks up against the median of all South Australia suburbs in our dataset. Positive values mean Henley Beach sits above the state median; negative means below.
| Metric | Henley Beach | SA median | Δ vs state |
|---|---|---|---|
| Population | 6,259 | 3,699 | +69% |
| Median household income | $97,708/yr | $80,964/yr | +21% |
| Median rent (weekly) | $345 | $320 | +8% |
| Median mortgage (monthly) | $2,000 | $1,616 | +24% |
| Distance to CBD | 9 km | 13 km | -31% |
| Separate houses | 52% | 73% | -21pp |
Pre-inspection briefing for Henley Beach — every item is derived from public datasets, with full citations in our data sources page.
Strong buy-and-hold fundamentals: household incomes run 21% above the South Australia suburb median ($97,708 vs $80,964), and the 9 km CBD distance keeps this suburb in the primary demand zone. In South Australia, suburbs with this profile have historically clustered in the upper tercile of 10-year capital growth.
Moderate rental coverage: rent of $345/week covers 75% of a $2,000/month mortgage, leaving a $505/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 52% of dwellings are separate houses (vs 73% SA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Henley Beach property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Henley Beach enters 2026 with a demographic tailwind — household incomes 21% above the South Australia suburb median of $80,964 and a population of 6,259 give it the depth and purchasing power to outperform the wider SA market over the next 12–18 months. Rental coverage runs at ~75% of the typical mortgage ($1,495/month rent vs $2,000/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 72/100 places Henley Beach in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Henley Beach scores 72/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 6,259, median household income of $97,708/year and median weekly rent of $345. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Henley Beach are proximity to Adelaide (9 km), an above-state-median household income of $97,708/year, a dwelling mix that is 52% separate houses, roughly 2 schools and 3 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Henley Beach has a usual resident population of approximately 6,259, compared with a South Australia suburb median of 3,699 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Henley Beach sits 9 km straight-line from the Adelaide CBD. This is inner-ring territory — pricing competes directly with established Adelaide employment nodes.
The most recent census recorded a median weekly rent of $345 in Henley Beach, equating to approximately $17,940/year in gross rental income (state median $320/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Henley Beach is $2,000, or approximately $24,000/year (vs $1,616/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $345 works out to $1,495/month, covering 75% of the median mortgage repayment of $2,000/month. That leaves a $505/month shortfall (around $6,060/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $2,000 median mortgage, the broader South Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.