Henley Beach

Henley Beach has seen population growth performance typically on par with national averages when looking at short and medium term trends

Henley Beach's population, as of May 2026, is approximately 16,981. This figure represents an increase of 1,347 people since the 2021 Census, which recorded a population of 15,634. The growth is inferred from the estimated resident population of 16,888 in June 2025 and an additional 216 validated new addresses since the Census date. This results in a population density ratio of 2,849 persons per square kilometer, placing Henley Beach in the upper quartile relative to other locations assessed by AreaSearch. The area's growth rate of 8.6% since the 2021 census exceeds both the state average (7.5%) and its SA3 region, indicating it as a growth leader. Overseas migration contributed approximately 86.5% of overall population gains in recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, the SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data and adjusted using weighted aggregation methods from LGA to SA2 levels. Future population trends suggest an increase just below the median of statistical areas analysed by AreaSearch. By 2041, Henley Beach is expected to expand by approximately 1,882 persons, reflecting a total gain of 10.5% over the 16-year period, based on the latest annual ERP population numbers.

AreaSearch assessment of residential development activity positions Henley Beach among the top 25% of areas assessed nationwide

Henley Beach has received approximately 127 dwelling approvals annually over the past five financial years, totalling 636 homes. As of FY-26, 92 approvals have been recorded. On average, 1.4 new residents arrive per year for each new home built between FY-21 and FY-25, indicating balanced supply and demand with stable market conditions. The average construction value of new homes is $420,000, suggesting developers target the premium market segment.

In FY-26, commercial approvals amount to $29.3 million, reflecting high local commercial activity. Henley Beach maintains similar construction rates per person relative to Greater Adelaide, preserving market equilibrium with surrounding areas. Building activity consists of 71.0% detached dwellings and 29.0% medium and high-density housing, sustaining the area's suburban identity with a focus on family homes.

With around 122 people per approval, Henley Beach reflects a developing area. Population forecasts indicate an increase of 1,789 residents by 2041, with current construction levels expected to meet demand adequately, creating favourable conditions for buyers and potentially enabling growth beyond current forecasts.

Henley Beach has limited levels of nearby infrastructure activity, ranking in the 12thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified five projects that could impact the area. Notable projects are Gleneagles Reserve Stormwater Management & Reserve Upgrade, Fulham Gardens Shopping Centre Redevelopment, Findon Energy Storage Facility, and Rivergarden Estate. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

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The exceptional employment performance in Henley Beach places it among Australia's strongest labour markets

Henley Beach has a well-educated workforce with significant representation in essential services sectors. The unemployment rate was 1.9% as of December 2025, which is below Greater Adelaide's rate of 3.8%. Employment growth over the past year was estimated at 6.1%.

There were 9,717 residents employed while workforce participation was 68.8%, slightly higher than Greater Adelaide's 66.0%. According to Census responses, only 13.3% of residents worked from home. Leading employment industries among residents include health care & social assistance, education & training, and retail trade.

However, health care & social assistance employs just 15.1% of local workers, lower than Greater Adelaide's 17.7%. The predominantly residential area appears to offer limited local employment opportunities as indicated by the Census working population vs resident population count. In the 12-month period ending December 2025, employment increased by 6.1% and labour force by 5.7%, causing the unemployment rate to fall by 0.4 percentage points. By comparison, Greater Adelaide recorded employment growth of 4.2%, labour force growth of 3.9%, with unemployment falling by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Henley Beach's employment mix suggests local employment should increase by 6.6% over five years and 13.7% over ten years, assuming constant population projections for illustrative purposes.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year ended June 2023, Henley Beach SA2 had a median income among taxpayers of $59,968 with an average level of $82,336. These figures are significantly higher than national averages and compare to levels of $54,808 and $66,852 across Greater Adelaide respectively. Based on Wage Price Index growth of 10.17% since financial year ended June 2023, current estimates suggest approximately $66,067 (median) and $90,710 (average) as of March 2026. According to the Census conducted in August 2021, household, family and personal incomes in Henley Beach are around the 58th percentile nationally. Income distribution data shows that the predominant cohort consists of 28.0% of locals (4,754 people) with incomes between $1,500 and $2,999, which is consistent with broader trends across the region showing 31.8% in the same category. After accounting for housing costs, 86.6% of income remains for other expenses. The area's SEIFA income ranking places it in the 7th decile nationally.

Henley Beach displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Henley Beach's dwellings, as per the latest Census, consisted of 66.1% houses and 33.9% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Henley Beach stood at 41.6%, with mortgaged dwellings at 31.5% and rented ones at 26.8%. The median monthly mortgage repayment was $2,000, higher than Adelaide metro's average of $1,562. Median weekly rent in Henley Beach was $350, compared to Adelaide metro's $320. Nationally, Henley Beach's mortgage repayments were higher at $2,000 versus Australia's average of $1,863, while rents were lower at $350 compared to the national figure of $375.

Henley Beach has a typical household mix, with a lower-than-average median household size

Family households account for 69.9% of all households, including 32.6% couples with children, 27.0% couples without children, and 9.4% single parent families. Non-family households constitute the remaining 30.1%, with lone person households at 27.3% and group households comprising 2.7%. The median household size is 2.4 people, which is smaller than the Greater Adelaide average of 2.5.

The educational profile of Henley Beach exceeds national averages, with above-average qualification levels and academic performance metrics

The area's educational profile is notable regionally, with university qualification rates at 32.0% among residents aged 15+, surpassing the South Australian average of 25.7% and that of SA3 area at 28.8%. Bachelor degrees are most prevalent at 21.6%, followed by postgraduate qualifications (7.2%) and graduate diplomas (3.2%). Trade and technical skills are prominent, with vocational credentials held by 30.5% of residents aged 15+, including advanced diplomas (11.0%) and certificates (19.5%).

Educational participation is high, with 26.9% of residents currently enrolled in formal education. This includes primary education (9.8%), secondary education (6.9%), and tertiary education (5.8%).

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Henley Beach has 97 active public transport stops, all of which are bus stops. These stops are served by 40 different routes that together facilitate 2,523 weekly passenger trips. Transport accessibility is rated as excellent, with residents on average being located 160 meters from the nearest stop. Most residents commute outward due to Henley Beach's primarily residential nature. Cars remain the dominant mode of transport, used by 88% of residents, while buses are used by 6%. On average, there are 1.4 vehicles per dwelling.

According to the 2021 Census, a relatively low 13.3% of residents work from home, which may be influenced by COVID-19 conditions. Across all routes, service frequency averages 360 trips per day, equating to approximately 26 weekly trips per individual stop.

Henley Beach's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Henley Beach shows excellent health outcomes based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups.

Private health cover stands at approximately 60% of the total population (10,171 people), higher than Greater Adelaide's 52.7%. The most common conditions are arthritis (8.3%) and mental health issues (6.3%), while 71.3% report no medical ailments, compared to 67.9% across Greater Adelaide. Working-age residents have low chronic condition prevalence. The area has 22.0% of residents aged 65 and over (3,729 people), higher than Greater Adelaide's 19.2%. Health outcomes among seniors are strong but rank lower nationally compared to the broader population.

The level of cultural diversity witnessed in Henley Beach was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Henley Beach had a higher cultural diversity than most local areas, with 25.0% of its population born overseas and 19.9% speaking a language other than English at home. Christianity was the predominant religion in Henley Beach, accounting for 55.4%, compared to 42.4% across Greater Adelaide. The top three ancestry groups were English (25.2%), Australian (21.1%), and Italian (10.9%), which was significantly higher than the regional average of 5.2%.

Notably, Greek (5.6%) and Serbian (0.8%) populations were higher in Henley Beach compared to regional averages of 2.0% and 0.4%, respectively. Polish population was also slightly higher at 1.1%.

Henley Beach hosts a notably older demographic compared to the national average

The median age in Henley Beach is 44 years, which is higher than Greater Adelaide's average of 39 years and also above the Australian median of 38 years. Compared to Greater Adelaide, Henley Beach has a notably higher proportion of people aged 55-64 (14.2%) and a lower proportion of those aged 25-34 (11.3%). Between the 2021 Census and present, the population aged 75-84 increased from 6.8% to 7.9%, while the 25-34 age group rose from 10.2% to 11.3%. Conversely, the 45-54 age cohort decreased from 15.5% to 13.5%, and the 5-14 age group dropped from 11.9% to 10.7%. By 2041, Henley Beach's population aged 85+ is projected to grow significantly, increasing by 533 people (92%) from 582 to 1,116. The aging population trend is evident, with those aged 65 and above comprising 60% of the projected growth. Conversely, the 35-44 and 5-14 age cohorts are expected to decrease in population.