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 17,336 as of November 2025. This figure represents an increase of 1,702 people since the 2021 Census, which recorded a population of 15,634. The growth was inferred from the estimated resident population of 16,561 in June 2024 and an additional 187 validated new addresses post-Census. This results in a population density ratio of 2,908 persons per square kilometer, placing Henley Beach in the upper quartile nationally according to AreaSearch's assessments. The area's growth rate of 10.9% since the 2021 Census exceeded both state (8.7%) and Greater Adelaide averages, indicating it as a region with significant population increase. Overseas migration contributed approximately 82.3% of overall population gains during recent periods in Henley Beach.

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 released in 2023, with adjustments made using weighted aggregation methods from LGA to SA2 levels. Future population trends suggest Henley Beach will experience a growth rate just below the median of statistical areas analyzed. By 2041, the area is expected to have expanded by approximately 2,003 persons based on the latest annual ERP population numbers, reflecting an overall gain of 7.1% 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, totaling 636 homes. As of FY-26, 49 approvals have been recorded. On average, 1.4 new residents per year have moved into new homes between FY-21 and FY-25. The average construction value of new homes is $420,000, indicating a focus on premium market properties.

This financial year has seen $29.3 million in commercial approvals, reflecting high local commercial activity. Henley Beach's construction rates per person are similar to Greater Adelaide's, maintaining market equilibrium with surrounding areas. Detached dwellings make up 71.0% of new building activity, while medium and high-density housing accounts for 29.0%, preserving 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 1,228 residents by 2041. Current construction levels should meet housing demand adequately, creating favorable conditions for buyers and potentially exceeding current population 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.

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 highly educated workforce with significant representation in essential services sectors. Its unemployment rate is 2.1%, lower than Greater Adelaide's 3.9%. Over the past year, employment grew by an estimated 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 69.4%, slightly higher than Greater Adelaide's 66.5%. Census data shows that 13.3% of residents work from home.

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 compared to Greater Adelaide's 17.7%. The area appears to have limited local employment opportunities as indicated by the difference between the working population and resident population counts. Between September 2024 and September 2025, employment increased by 4.3%, while labour force grew by 4.4%, leaving unemployment broadly flat at around 1.8%. In comparison, Greater Adelaide recorded employment growth of 3.0% and a slight decrease in unemployment over the same period. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Henley Beach's employment mix indicates potential local employment growth of 6.6% over five years and 13.7% over ten years, although these are simple weighted extrapolations for illustrative purposes only and do not account for localized population projections.

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

AreaSearch aggregated latest postcode level ATO data released for financial year 2023. Henley Beach SA2 had median income of $59,968 and average income of $82,336 among taxpayers. Nationally, these figures are high compared to $54,808 (median) and $66,852 (average) in Greater Adelaide. With 8.8% Wage Price Index growth since financial year 2023, estimated incomes as of September 2025 would be approximately $65,245 (median) and $89,582 (average). According to 2021 Census figures, Henley Beach incomes cluster around the 58th percentile nationally. Income distribution shows 28.0% of locals (4,854 people) earn between $1,500 - 2,999 annually. After housing expenses, 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 structure, as per the latest Census, comprised 66.1% houses and 33.9% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Adelaide metro had 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 Henley Beach was $2,000, higher than Adelaide metro's $1,562. The median weekly rent figure 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 constitute 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 comprise the remaining 30.1%, with lone person households at 27.3% and group households at 2.7%. The median household size is 2.4 people, which is smaller than the Greater Adelaide average of 2.5 people.

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 both the South Australian (SA) average of 25.7% and the SA3 area average of 28.8%. Bachelor degrees are most prevalent at 21.6%, followed by postgraduate qualifications at 7.2% and graduate diplomas at 3.2%. Trade and technical skills are prominent, with 30.5% of residents aged 15+ holding vocational credentials - advanced diplomas at 11.0% and certificates at 19.5%.

Educational participation is significantly 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

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 accessibility of these transport services is considered excellent, with residents typically residing just 160 meters from the nearest stop. As a primarily residential area, most residents commute outward for work or other purposes. Car remains the dominant mode of transportation, used by 88% of residents, while only 6% use public buses. On average, there are 1.4 vehicles per dwelling in Henley Beach.

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 shows excellent health outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence, with very low prevalence across all age groups. Private health cover is exceptionally high at approximately 60% of the total population (10,384 people), compared to 52.7% across Greater Adelaide.

The most common conditions are arthritis (affecting 8.3%) and mental health issues (6.3%), while 71.3% report being completely clear of medical ailments, compared to 67.9% in Greater Adelaide. Working-age residents have low chronic condition prevalence. The area has 21.2% residents aged 65 and over (3,678 people), higher than Greater Adelaide's 19.0%. 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, making up 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 significantly more represented than the regional average of 5.2%.

Notably, Greeks were overrepresented at 5.6%, compared to 2.0% regionally, Serbians 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 median age in Henley Beach is 44 years, which is higher than Greater Adelaide's average of 39 years and Australia's median of 38 years. Compared to Greater Adelaide, Henley Beach has a notably higher proportion of the 55-64 age cohort (14.1% locally) but a lower proportion of 25-34 year-olds (11.0%). Between the 2021 Census and now, the percentage of people aged 75 to 84 has increased from 6.8% to 7.7%, while the percentage of those aged 45 to 54 has decreased from 15.5% to 13.9%. By 2041, population forecasts indicate significant growth in the 85+ age cohort, with an increase of 482 people (an 89% rise) from 542 to 1,025. The aging population trend is evident, with those aged 65 and above comprising 68% of projected growth. Conversely, the 0-4 and 35-44 age cohorts are expected to experience population declines.