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 is approximately 17,359 as of February 2026. This figure indicates a growth of 1,725 people since the 2021 Census, representing an increase of 11.0%. The ABS estimated resident population in June 2024 was 16,561, with an additional 205 validated new addresses contributing to this growth. This results in a population density ratio of 2,912 persons per square kilometer, placing Henley Beach in the upper quartile nationally according to AreaSearch's assessments. The area's growth rate surpassed both the state average (9.0%) and Greater Adelaide since the 2021 Census, positioning it as a regional growth leader. Overseas migration accounted for approximately 82.3% of overall population gains during recent periods in Henley Beach.

AreaSearch employs 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 a method of weighted aggregation from LGA to SA2 levels. Future population dynamics suggest an increase just below the median for statistical areas analysed by AreaSearch, with Henley Beach expected to expand by 2,003 persons to reach approximately 19,362 by 2041, reflecting a total gain of 6.9% over the 17-year period.

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, 49 approvals have been recorded. On average, 1.4 new residents per year have arrived with each new home constructed between FY-21 and FY-25. The average construction value of these new homes is $420,000, indicating a focus on the premium market segment.

In FY-26, commercial approvals worth $29.3 million have been registered, reflecting high levels of local commercial activity. Henley Beach maintains similar construction rates per person compared to Greater Adelaide, preserving market equilibrium with surrounding areas. Detached dwellings account for 71.0% of new building activity, while medium and high-density housing makes up the remaining 29.0%, sustaining the area's suburban identity.

With around 122 people per approval, Henley Beach is a developing area. According to AreaSearch quarterly estimates, Henley Beach is projected to gain 1,205 residents by 2041. Current construction levels are expected to meet demand adequately, creating favourable conditions for buyers and potentially enabling growth that exceeds current forecasts.

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

Five projects identified by AreaSearch are expected to impact the local area significantly. These include Gleneagles Reserve Stormwater Management & Reserve Upgrade, Fulham Gardens Shopping Centre Redevelopment, Rivergarden Estate, and Apex Park Stage 2 Redevelopment. Details regarding these projects are provided below for further reference.

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. Its unemployment rate is 2.1%, lower than Greater Adelaide's 3.9%. Employment growth over the past year was estimated at 4.3%.

As of September 2025, 9,524 residents are employed, with an unemployment rate of 1.8% below Greater Adelaide's rate. Workforce participation is 69.2%, slightly higher than Greater Adelaide's 66.4%. A low 13.3% of residents work from home, potentially impacted by Covid-19 lockdowns.

Leading employment industries include health care & social assistance, education & training, and retail trade. However, health care & social assistance employs only 15.1% of local workers, below Greater Adelaide's 17.7%. The area offers limited local employment opportunities, as indicated by the ratio of working population to resident population. From September 2024 to August 2025, employment increased by 4.3%, while labour force grew by 4.4%, keeping unemployment broadly flat at 2.1%. In comparison, Greater Adelaide recorded employment growth of 3.0% and a slight fall in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Henley Beach. Over five years, national employment is forecast to expand by 6.6%, and over ten years by 13.7%. 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

Henley Beach SA2 had a median income among taxpayers of $59,968 and an average level of $82,336 in financial year 2023. These figures are high nationally compared to Greater Adelaide's median of $54,808 and average of $66,852. As of September 2025, estimated median income is approximately $65,245 and average income is around $89,582 based on an 8.8% increase since financial year 2023. According to the 2021 Census, incomes in Henley Beach cluster around the 58th percentile nationally. Income distribution shows that 28.0% of locals (4,860 people) fall into the $1,500 - 2,999 category. After housing costs, 86.6% of income remains for other expenses. Henley Beach'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

Henley Beach dwelling structures, as per the latest Census, consisted of 66.1% houses and 33.9% other dwellings (semi-detached, apartments, 'other' dwellings). This compared to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Henley Beach was at 41.6%, with mortgaged dwellings at 31.5% and rented ones at 26.8%. The median monthly mortgage repayment in the area was $2,000, exceeding Adelaide metro's average of $1,562. The median weekly rent figure was $350, compared to Adelaide metro's $320. Nationally, Henley Beach's mortgage repayments were higher than the Australian average of $1,863, while rents were lower than 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 making up 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% for residents aged 15+, surpassing the South Australian (SA) average of 25.7% and that of SA3 area at 28.8%. Bachelor degrees are most prevalent at 21.6%, followed by postgraduate qualifications at 7.2% and graduate diplomas at 3.2%. Vocational credentials are prominent with 30.5% of residents aged 15+ holding such qualifications, including advanced diplomas at 11.0% and certificates at 19.5%.

Educational participation is high with 26.9% of residents currently enrolled in formal education, comprising 9.8% in primary, 6.9% in secondary, 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

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. The area's transport accessibility is rated as excellent, with residents on average located 160 meters from the nearest stop. Most residents commute outwards due to its residential nature. Cars remain the primary 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. The 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

Henley Beach's health outcomes show excellent results according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups.

Private health cover is exceptionally high at approximately 60% of the total population (10,398 people), compared to Greater Adelaide's 52.7%. The most common conditions are arthritis (affecting 8.3%) and mental health issues (6.3%). 71.3% of residents declare themselves completely clear of medical ailments, compared to 67.9% in Greater Adelaide. Working-age residents have low chronic condition prevalence. Henley Beach has 21.5% of residents aged 65 and over (3,728 people), higher than Greater Adelaide's 19.3%. 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 compared to most local areas, with 25.0% of its residents 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% of the population, compared to 42.4% across Greater Adelaide. The top three ancestry groups were English (25.2%), Australian (21.1%), and Italian (10.9%), with Italians being more prevalent than the regional average of 5.2%.

Notably, Greek (5.6%) was overrepresented compared to the regional average of 2.0%, as were Serbian (0.8% vs 0.4%) and Polish (1.1% vs 1.0%).

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

The median age in Henley Beach is 44 years, which is notably higher than Greater Adelaide's average of 39 years and also exceeds the Australian median of 38 years. Compared to Greater Adelaide's average, the 55-64 age cohort is significantly over-represented in Henley Beach at 14.3%, while the 25-34 age group is under-represented at 11.1%. Between the 2021 Census and the present day, the population aged 75 to 84 has grown from 6.8% to 7.9%. Conversely, the 45 to 54 age cohort has decreased from 15.5% to 13.6%, and the 5 to 14 age group has dropped from 11.9% to 10.8%. Population projections for Henley Beach in the year 2041 indicate substantial demographic changes, with the 85+ age cohort expected to grow significantly by 472 people (an increase of 86%), from 552 to 1,025 individuals. The aging population trend is clear, as those aged 65 and above are projected to comprise 68% of this growth. Conversely, the 0 to 4 and 35 to 44 age cohorts are expected to experience population declines.