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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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2021 Census | -- people
Sales Activity
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Population
Henley Beach has seen population growth performance typically on par with national averages when looking at short and medium term trends
As of May 2026, the estimated population of the suburb of Henley Beach is around 7,063. This figure reflects a growth of 804 people since the 2021 Census, which recorded a population of 6,259. The increase is inferred from AreaSearch's estimation of the resident population at 7,025 in June 2025, based on the latest ERP data release by the ABS, and an additional 52 validated new addresses since the Census date. This results in a population density ratio of 2,825 persons per square kilometer, placing Henley Beach in the upper quartile nationally according to AreaSearch's assessments. The suburb's growth rate of 12.8% since the 2021 census exceeds both the state average of 7.5% and the SA3 area, indicating it as a region leader in population growth. Overseas migration contributed approximately 82.0% of overall population gains during recent periods for 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, released in 2023 and based on 2021 data, with adjustments made using a method of weighted aggregation of population growth from LGA to SA2 levels. Looking ahead, Henley Beach is projected to increase its population by just below the median of statistical areas analysed by AreaSearch. By 2041, the suburb is expected to have an additional 708 persons based on aggregated SA2-level projections, reflecting a total gain of 9.5% over the 16-year period.
Frequently Asked Questions - Population
Development
Recent residential development output has been above average within Henley Beach when compared nationally
Henley Beach has seen an average of approximately 38 new homes approved per year over the past five financial years, totalling around 194 homes. As of FY26, 30 approvals have been recorded. On average, each dwelling constructed between FY21 and FY25 has accommodated about 1.7 new residents per year. This indicates a balanced supply and demand market, supporting stable conditions in Henley Beach.
The average construction cost value for new homes is around $629,000, suggesting developers target the premium market segment with higher-end properties. In FY26, commercial approvals have reached $12.1 million, indicating moderate levels of commercial development. Compared to Greater Adelaide, Henley Beach records roughly three-quarters the building activity per person, while it ranks among the 78th percentile of areas assessed nationally in terms of development activity.
New developments consist predominantly of detached dwellings (72.0%) with a smaller proportion of medium and high-density housing (28.0%), maintaining Henley Beach's traditional suburban character focused on family homes. With approximately 149 people per approval, Henley Beach reflects an area experiencing growth in development activity. According to the latest AreaSearch quarterly estimate, Henley Beach is projected to gain around 670 residents by 2041. Given current development patterns, new housing supply should meet demand, offering favourable conditions for buyers and potentially facilitating further population growth beyond current projections.
Frequently Asked Questions - Development
Development applications around Henley Beach
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Henley Beach has emerging levels of nearby infrastructure activity, ranking in the 31stth percentile nationally
No changes can influence a region's performance more than modifications to local infrastructure, significant projects, and planning initiatives. AreaSearch has identified zero projects likely to impact this area. Notable projects include Rivergarden Estate, Charles Sturt Playground Renewal Program, Findon High School Upgrade, and The Queen Elizabeth Hospital Redevelopment Stage Three. Below is a list of those most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Northern Adelaide Irrigation Scheme
The Northern Adelaide Irrigation Scheme (NAIS) is a recycled water scheme delivering high-quality treated water from the Bolivar Wastewater Treatment Plant to agribusinesses across the Northern Adelaide Plains. Stage 1 infrastructure was built to provide up to 12 gigalitres per year of climate-independent recycled water for horticulture, floriculture, fruit and nut orchards, table and wine grapes, and high-value broad-acre crops, with the network designed to enable future expansion to 20 gigalitres. Key infrastructure includes an advanced water recycling plant at Bolivar, a transfer pipeline, pump stations, an above-ground earth-banked storage at Korunye, managed aquifer recharge, and a distribution network with farm-gate connection points. Construction began in 2018 and the scheme is operational. As of 2025 around 35 per cent of the contracted volume has been sold, and SA Water has been undertaking a review to assess current and forecast demand and identify potential opportunities for the scheme.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
Adelaide Level Crossing Removal Planning Program
A joint Australian and South Australian Government program to conduct planning studies at priority at-grade level crossing locations across metropolitan Adelaide, and establish a ten-year Level Crossing Removal Program. Adelaide has 126 at-grade level crossings where boom gates can be closed for up to 25% of peak traffic periods. Priority sites under active planning include Cormack Road (Wingfield), Kings Road (Parafield), and Park Terrace (Salisbury). The program commenced in early 2022 and is expected to be completed by late 2026, with the first major removal project - Curtis Road, Munno Para - announced in May 2025 with a $250 million joint funding commitment and construction starting by 2027.
Findon High School Upgrade
South Australia's Department for Education delivered a $10 million upgrade at Findon High School. Works included refurbishing specialist learning areas (food technology, textile design, digital design and art), outdoor connection for the disability unit, creation of advanced manufacturing and STEAM spaces, relocation and upgrade of the resource centre, music and drama areas, student amenities, ICT/security/fire upgrades, landscaping and demolition of aged accommodation. Construction is complete.
Northern Adelaide Transport Study
A comprehensive transport study managed by the Department for Infrastructure and Transport to inform future investment across Northern Adelaide's inner and outer suburbs. The study area spans from Prospect to Roseworthy and Buckland Park to One Tree Hill, focusing on road safety, freight efficiency, and public transport integration to support a projected population increase of over 140,000 residents by 2041. It specifically evaluates the resilience of strategic road corridors and identifies improvements to active transport networks to accommodate rapid urban expansion.
Rivergarden Estate
Large master-planned residential community in Fulham Gardens featuring over 400 homes, wetlands, parks and direct access to the River Torrens Linear Park.
Employment
AreaSearch analysis of employment trends sees Henley Beach performing better than 90% of local markets assessed across Australia
Henley Beach has a well-educated workforce with prominent representation in essential services sectors. The unemployment rate was 1.4% as of December 2025. Employment growth over the past year was estimated at 7.1%.
Residents' unemployment rate is below Greater Adelaide's, at 2.4% versus 3.8%, with workforce participation at 70.8%. Moderately, 14.4% of residents work from home, considering Covid-19 lockdown impacts. Key industries include health care & social assistance, education & training, and construction. Notably, professional & technical employment is concentrated, at 1.3 times the regional average.
However, health care & social assistance has limited presence, with 14.9% compared to 17.7% regionally. The area offers limited local employment opportunities, as indicated by Census data on working population versus resident population. In the year ending December 2025, employment increased by 7.1%, labour force by 6.7%, reducing unemployment by 0.3 percentage points. Comparatively, Greater Adelaide had employment growth of 4.2% and a 0.3 percentage point unemployment reduction. Jobs and Skills Australia's forecasts from May-25 project national employment to expand by 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 6.7% over five years and 13.7% over ten years, though this is a simple weighting extrapolation for illustrative purposes only.
Frequently Asked Questions - Employment
Income
The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis
AreaSearch's latest postcode level ATO data for financial year ended June 2023 shows median income in Henley Beach suburb is $62,916 and average income is $88,714. This compares with Greater Adelaide's median income of $54,808 and average income of $66,852 for the same period. Based on Wage Price Index growth rate of 10.17% from June 2023 to March 2026, estimated median income would be approximately $69,315 and average income would be around $97,736 by March 2026. According to Census 2021 data, personal income ranks at the 75th percentile ($971 weekly) and household income at the 57th percentile in Henley Beach. Income analysis reveals that 26.2% of individuals earn between $1,500 and $2,999 weekly. In surrounding regions, 31.8% fall into this earnings band. High consumer spending is supported by 31.5% of households earning over $3,000 weekly after housing costs. After accounting for housing expenses, 86.4% of income remains for other expenses. The area's SEIFA income ranking places it in the 8th decile.
Frequently Asked Questions - Income
Housing
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 57.9% houses and 42.1% 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 36.8%, with mortgaged dwellings at 31.9% and rented ones at 31.3%. The median monthly mortgage repayment in the area was $2,000, higher than Adelaide metro's average of $1,562. The median weekly rent figure for Henley Beach was $345, compared to Adelaide metro's $320. Nationally, Henley Beach's mortgage repayments were higher at $2,000 against the Australian average of $1,863, while rents were lower at $345 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Henley Beach features high concentrations of lone person households, with a lower-than-average median household size
Family households constitute 65.6% of all households, including 31.0% couples with children, 25.5% couples without children, and 8.4% single parent families. Non-family households account for the remaining 34.4%, with lone person households at 31.6% and group households comprising 2.6%. The median household size is 2.3 people, which is smaller than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
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 of 34.6% among residents aged 15+, surpassing the South Australian average of 25.7% and the SA3 area average of 28.8%. Bachelor degrees are most prevalent at 23.0%, followed by postgraduate qualifications (7.9%) and graduate diplomas (3.7%). Vocational credentials are also prominent, with 30.3% of residents aged 15+ holding such qualifications – advanced diplomas at 11.8% and certificates at 18.5%.
Educational participation is high, with 27.4% of residents currently enrolled in formal education. This includes 10.2% in primary education, 6.9% in secondary education, and 6.3% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Henley Beach has 44 active public transport stops serving a mix of bus routes. These stops are covered by 33 different routes that collectively facilitate 1,572 weekly passenger trips. Transport accessibility is rated excellent, with residents typically residing 144 meters from the nearest stop. As a mainly residential area, most commuters travel outward. Car remains the primary mode of transport at 87%, while bus usage stands at 6%. The average vehicle ownership per dwelling is 1.3.
According to the 2021 Census, 14.4% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 224 trips daily across all routes, translating to approximately 35 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Henley Beach's residents are extremely healthy with both young and old age cohorts seeing low prevalence of common health conditions
Analysis of health metrics shows strong performance throughout Henley Beach. Mortality rates and chronic condition prevalence were low across both young and old age cohorts. Private health cover was exceptionally high at approximately 62% of the total population (4,378 people), compared to 52.7% across Greater Adelaide and a national average of 55.7%.
The most common medical conditions in the area were arthritis and mental health issues, impacting 8.1 and 6.6% of residents respectively. 72.2% of residents declared themselves completely clear of medical ailments, compared to 67.9% across Greater Adelaide. Working-age residents had low chronic condition prevalence. The area has 20.5% of residents aged 65 and over (1,447 people), higher than the 19.2% in Greater Adelaide. Health outcomes among seniors were above average, with national rankings broadly in line with the general population.
Frequently Asked Questions - Health
Cultural Diversity
In terms of cultural diversity, Henley Beach records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics
Henley Beach's cultural diversity was found to be above average, with 20.6% of its population born overseas and 11.9% speaking a language other than English at home. Christianity is the main religion in Henley Beach, comprising 51.2% of the population. Notably, Judaism is overrepresented compared to Greater Adelaide, making up 0.1% of Henley Beach's population versus 0.1%.
The top three ancestry groups in Henley Beach are English at 28.6%, Australian at 23.0%, and Irish at 7.8%. Some ethnic groups show notable divergences: Polish is overrepresented at 1.1% compared to the regional average of 1.0%, Italian is overrepresented at 7.7% versus 5.2%, and Serbian is also overrepresented at 0.7% compared to 0.4%.
Frequently Asked Questions - Diversity
Age
Henley Beach hosts a notably older demographic compared to the national average
Henley Beach's median age is 45 years, which is higher than Greater Adelaide's average of 39 years and exceeds the national average of 38 years. The 55-64 age group constitutes 14.7% of Henley Beach's population, compared to Greater Adelaide's percentage, while the 25-34 cohort makes up 11.1%. Post-2021 Census data shows that the 75-84 age group has grown from 5.6% to 7.0%, and the 25-34 cohort increased from 9.9% to 11.1%. Conversely, the 45-54 cohort has declined from 16.7% to 14.6%, and the 5-14 group dropped from 12.1% to 10.8%. Demographic modeling indicates that Henley Beach's age profile will significantly change by 2041, with the 85+ cohort projected to grow by 93%, adding 197 residents to reach 409. Senior residents aged 65 and above will drive 57% of population growth, highlighting demographic aging trends. Meanwhile, population declines are projected for the 35-44 and 5-14 age cohorts.