Henley Beach

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

Based on AreaSearch's analysis, Henley Beach's population is around 17,359 as of Feb 2026. This reflects an increase of 1,725 people (11.0%) since the 2021 Census, which reported a population of 15,634 people. The change is inferred from the estimated resident population of 16,561 from the ABS as of June 2024 and an additional 205 validated new addresses since the Census date. This population level equates to a density ratio of 2,912 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Henley Beach's 11.0% growth since the 2021 census exceeded the state (9.0%) and Greater Adelaide, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 82.3% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Anticipating future population dynamics, a population increase just below the median of statistical areas analysed by AreaSearch is expected, with the area expected to expand by 2,003 persons to 2041 based on the latest annual ERP population numbers, recording a gain of 6.9% in total over the 17 years.

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

Henley Beach has experienced around 127 dwellings receiving development approval each year, totalling 636 homes over the past 5 financial years. So far in FY-26, 80 approvals have been recorded. At an average of 1.4 new residents per year arriving per new home over the past 5 financial years (between FY-21 and FY-25), supply and demand appear well-balanced, creating stable market conditions, while new homes are being built at an average value of $420,000, revealing that developers are targeting the premium market segment with higher-end properties. Additionally, $29.3 million in commercial approvals have been registered this financial year, demonstrating high levels of local commercial activity.

Relative to Greater Adelaide, Henley Beach maintains similar construction rates (per person), preserving market equilibrium consistent with surrounding areas. New building activity shows 71.0% detached dwellings and 29.0% medium and high-density housing, sustaining the area's suburban identity with a concentration of family homes suited to buyers seeking space. At around 122 people per approval, Henley Beach reflects a developing area.

Population forecasts indicate Henley Beach will gain 1,205 residents through to 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Henley Beach has limited levels of nearby infrastructure activity, ranking in the 8thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 5 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Gleneagles Reserve Stormwater Management & Reserve Upgrade, Fulham Gardens Shopping Centre Redevelopment, Rivergarden Estate, and Apex Park Stage 2 Redevelopment, with the list below detailing those likely to be of most relevance.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

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

Henley Beach features a well-educated workforce, with essential services sectors well represented, an unemployment rate of just 1.9%, and 6.1% in estimated employment growth over the past year. As of December 2025, 9,717 residents are in work while the unemployment rate is 1.9% below Greater Adelaide's rate of 3.8%, and workforce participation is fairly standard (70.4% compared to Greater Adelaide's 67.2%). Based on Census responses, a low 13.3% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Leading employment industries among residents comprise health care & social assistance, education & training, and retail trade. In contrast, health care & social assistance employs just 15.1% of local workers, below Greater Adelaide's 17.7%. The predominantly residential area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 6.1% alongside labour force increasing 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 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Henley Beach. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Henley Beach's employment mix suggests local employment should increase by 6.6% over five years and 13.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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 FY-23, the Henley Beach SA2 had a median income among taxpayers of $59,968 with the average level standing at $82,336. This is extremely high nationally and compares to levels of $54,808 and $66,852 across Greater Adelaide respectively. Based on Wage Price Index growth of 8.8% since FY-23, current estimates would be approximately $65,245 (median) and $89,582 (average) as of September 2025. According to 2021 Census figures, household, family and personal incomes in Henley Beach cluster around the 58th percentile nationally. Distribution data shows the predominant cohort spans 28.0% of locals (4,860 people) in the $1,500 - 2,999 category, consistent with broader trends across the region showing 31.8% in the same category. After housing, 86.6% of income remains for other expenses and the area's SEIFA income ranking places it in the 7th decile.

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

Dwelling structure within Henley Beach, as evaluated at the latest Census, comprised 66.1% houses and 33.9% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Adelaide metro's 75.2% houses and 24.9% other dwellings. Meanwhile, the level of home ownership within Henley Beach was well beyond that of Adelaide metro, at 41.6%, with the remainder of dwellings either mortgaged (31.5%) or rented (26.8%). The median monthly mortgage repayment in the area was well above the Adelaide metro average at $2,000, while the median weekly rent figure was recorded at $350, compared to Adelaide metro's $1,562 and $320. Nationally, Henley Beach's mortgage repayments are higher than the Australian average of $1,863, while rents are less than the national figure of $375.

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

Family households dominate at 69.9% of all households, comprising 32.6% couples with children, 27.0% couples without children, and 9.4% single parent families. Non-family households make up the remaining 30.1%, with lone person households at 27.3% and group households comprising 2.7% of the total. The median household size of 2.4 people 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 stands out regionally, with university qualification rates (32.0% of residents aged 15+) exceeding the SA average of 25.7% and that of the SA3 area (28.8%), reflecting the community's emphasis on higher education. Bachelor degrees lead at 21.6%, followed by postgraduate qualifications (7.2%) and graduate diplomas (3.2%). Trade and technical skills feature prominently, with 30.5% of residents aged 15+ holding vocational credentials, including advanced diplomas (11.0%) and certificates (19.5%).

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

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

Public transport analysis reveals 97 active transport stops operating within Henley Beach, comprising a mix of buses. These stops are serviced by 40 individual routes, collectively providing 2,523 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 160 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 88%, with 6% by bus. Vehicle ownership averages 1.4 per dwelling. A relatively low 13.3% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 360 trips per day across all routes, 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

Health outcomes data demonstrates outstanding results across Henley Beach, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. There is a very low prevalence of common health conditions across all age groups, and the rate of private health cover is exceptionally high at approximately 60% of the total population (10,398 people), compared to 52.7% across Greater Adelaide.

The most common medical conditions in the area are arthritis and mental health issues, impacting 8.3% and 6.3% of residents, respectively, while 71.3% declared themselves as completely clear of medical ailments compared to 67.9% across Greater Adelaide. Working-age residents are notably healthy with low chronic condition prevalence. The area has 21.5% of residents aged 65 and over (3,728 people), which is higher than the 19.3% in Greater Adelaide. Health outcomes among seniors are particularly strong, though they rank lower nationally than 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 is more culturally diverse than the vast majority of local markets, with 25.0% of its population born overseas and 19.9% speaking a language other than English at home. The main religion in Henley Beach is Christianity, which makes up 55.4% of the population, compared to 42.4% across Greater Adelaide.

In terms of ancestry (country of birth of parents), the top three represented groups in Henley Beach are English at 25.2%, Australian at 21.1%, and Italian at 10.9%, which is substantially higher than the regional average of 5.2%. Additionally, there are notable divergences in the representation of other ethnic groups: Greek is overrepresented at 5.6% in Henley Beach (vs 2.0% regionally), Serbian at 0.8% (vs 0.4%), and Polish at 1.1% (vs 1.0%).

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

The 44-year median age in Henley Beach notably exceeds Greater Adelaide's average of 39 and is similarly well above the Australian median of 38. Compared to the Greater Adelaide average, the 55 - 64 cohort is notably over-represented (14.3% locally), while 25 - 34 year-olds are under-represented (11.1%). Since the 2021 Census, the 75 to 84 age group has grown from 6.8% to 7.9% of the population. Conversely, the 45 to 54 cohort has declined from 15.5% to 13.6% and the 5 to 14 group dropped from 11.9% to 10.8%. Population forecasts for 2041 indicate substantial demographic changes for Henley Beach. The 85+ age cohort is projected to grow significantly, expanding by 472 people (86%) from 552 to 1,025. The aging population dynamic is clear, with those 65+ comprising 68% of projected growth. Conversely, the 0 to 4 and 35 to 44 cohorts are expected to experience population declines.