Henley Beach, SA 5022
City Of Charles Sturt, South Australia
Good to Know
Henley Beach, SA 5022 is a high-value house market in the City of Charles Sturt area, currently positioned as a long-hold capital growth submarket. On Adelaide's coastal fringe west of the CBD, it's home to roughly 6,259 adults across 3,334 dwellings, with a vacancy rate of 1.77%.
According to HtAG Analytics, Henley Beach is exhibiting supply-constrained conditions. Stock on Market sits at 0.19% and Inventory at 1.4 months — well below the ~3-month balanced threshold — driving +8.8% YoY price growth and +1.8% YoY rent growth.
What the market data is signalling
Henley Beach's market shows stronger capital appreciation than rental momentum: prices are up 8.8% over 12 months while rents have risen only 1.8%. That spread, combined with a low gross yield of 2.66% (median rent $939), points to a capital-growth-led market where investors chasing yield will face pressure on cashflow.
Supply-side readings reinforce the price bias — Stock on Market is an opportune 0.19% and Inventory an opportune 1.4 months, supporting continued seller advantage and upward price momentum. For a visual of where this sits today, see the Markets in the Moment (MiM™) heatmap.
Who lives in Henley Beach — and why it matters for investors
Henley Beach has an advantaged socioeconomic profile: IRSAD is 1064, comfortably above the recommended threshold, signalling relative affluence and resilience to downside. The renter/owner split is neutral at 30.0% renters, and the units/houses mix is neutral at 24.0% units — both patterns that tend to reduce short-term volatility compared with highly rentalised or high-unit suburbs.
These demographic and advantage signals shape demand profiles and long-cycle prospects — see our IRSAD Crossover study for the research behind the effect.
Why suburb-level data matters for Henley Beach
Council- or region-level averages can mask local pockets like Henley Beach. Decisions should rest on the suburb's own metrics: typical house price here is $1,834,944, gross yield is 2.66%, Stock on Market is 0.19%, Inventory is 1.4 months and median days on market are 48 days. Those specific readings are what drive buy/sell timing at the property level.
Read more on why precinct-level analysis matters in our LGA vs Suburb research. For a full data pack, download the full Henley Beach, SA 5022 data guide.
What's behind the RCS™ score of 77
HtAG's RCS™ score of 77 is a composite that bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single rating. A high overall score like this usually reflects stronger capital potential offset by weaker yield; inspecting the sub-scores is essential to match the suburb to your strategy.
Learn how the RCS™ is built, or open Henley Beach in HtAG Copilot to explore the sub-score breakdown for yourself.
Forward signals to watch
Track the vacancy rate — currently 1.77%: sustained readings in the balanced band (~1–3.5%) imply steady rental demand but limited upside pressure on rents unless supply tightens further.
Monitor the building approvals ratio — currently 1.36%: a neutral pipeline suggests moderate new supply that is unlikely to overwhelm the existing tight market in the near term.
And watch the wider Adelaide cycle phase: a city-wide slowing or acceleration will tilt local momentum in Henley Beach, amplifying or dampening the suburb's existing price trajectory.
Does this area meet your investment goals?
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RCS Breakdown
Henley Beach's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Market Trends
Henley Beach's headline values — $1,834K to buy and $937PW to rent, a 2.65% gross yield. Over the past decade, prices have moved 107.55% and rents 72.93% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,834K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$937PW today, with rent growth at (+1.84% YoY) compared to price growth (+8.81%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Henley Beach in its cycle - and is the 2.65% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Henley Beach's long-hold story?
Beyond the headline price, Henley Beach carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Henley Beach's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Henley Beach can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Henley Beach genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Henley Beach prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Henley Beach - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Henley Beach looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Henley Beach's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Henley Beach has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Henley Beach shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Henley Beach has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Henley Beach 5022 SA is 5,242, with a median age of 45. Of those, 48.28% are married, 12.76% are divorced or separated, 34.41% are single and 4.52% are widowed.
The average household size is 2.3 people per dwelling, and the median household monthly income is estimated to be $10,668. The median monthly mortgage repayment for households in this suburb is $2,000 which is 18.75% of their earnings.
Source: ABS Census Data (2021)