Henley Beach South

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

Based on analysis of ABS population updates for the broader area, as of Nov 2025, Henley Beach South's estimated population is around 3,165. This reflects an increase of 366 people since the 2021 Census, which reported a population of 2,799. The change is inferred from AreaSearch's estimation of resident population at 3,036 following examination of ABS' latest ERP data release in June 2024 and an additional 64 validated new addresses since the Census date. This level of population equates to a density ratio of 3,043 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Henley Beach South's growth rate of 13.1% since the 2021 census exceeded both state (8.7%) and metropolitan area averages, marking it as a growth leader in the region. Population growth was primarily driven by overseas migration contributing approximately 82.0% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered, post-2032 projections use SA State Government's Regional/LGA projections by age category released in 2023 and based on 2021 data, adjusted employing a method of weighted aggregation from LGA to SA2 levels. Considering projected demographic shifts, the Henley Beach South (SA2) is expected to expand by 305 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 2.7% in total over the 17 years.

AreaSearch analysis of residential development drivers sees Henley Beach South recording a relatively average level of approval activity when compared to local markets analysed countrywide

Henley Beach South has seen approximately 30 new homes approved annually over the past five financial years, totalling an estimated 154 homes. As of FY-26, 10 approvals have been recorded. On average, this results in around 0.8 new residents per year per dwelling constructed between FY-21 and FY-25. This indicates that new supply is keeping pace with or exceeding demand, offering ample buyer choice and creating capacity for population growth beyond current forecasts.

The average construction value of these homes is $629,000, suggesting developers are targeting the premium market segment with higher-end properties. In terms of commercial development, Henley Beach South has seen $6.6 million in approvals registered this financial year, indicating limited focus on commercial projects compared to residential ones. Compared to Greater Adelaide, Henley Beach South has experienced slightly more development activity over the past five years, with a 26.0% increase per person.

This has preserved reasonable buyer options while sustaining existing property demand. However, recent periods have shown a moderation in development activity. Recent construction in Henley Beach South comprises approximately 69.0% detached dwellings and 31.0% townhouses or apartments. The growing mix of townhouse and apartment developments provides options across different price points, catering to both family homes and more affordable compact living. With around 130 people per approval, Henley Beach South reflects a developing area. According to AreaSearch's latest quarterly estimate, the suburb is forecasted to gain 86 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Henley Beach South has emerging levels of nearby infrastructure activity, ranking in the 26thth percentile nationally

The performance of an area can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 0 projects that are expected to impact the area. Notable projects include the River Torrens to Darlington (T2D) Project, North South Corridor, The Queen Elizabeth Hospital Redevelopment Stage Three, and SA Public Housing Maintenance and Services Contracts. The following list outlines those projects likely to be most relevant.

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

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Employment conditions in Henley Beach South rank among the top 10% of areas assessed nationally

Henley Beach South has a well-educated workforce with strong professional services representation. The unemployment rate was 1.4% in the past year, with an estimated employment growth of 4.5%.

As of September 2025, 1,862 residents were employed, with an unemployment rate of 2.6%, below Greater Adelaide's rate of 3.9%. Workforce participation was 69.2%, higher than Greater Adelaide's 61.7%. Employment is concentrated in health care & social assistance, professional & technical, and education & training. The area shows strong specialization in professional & technical services, with an employment share 1.4 times the regional level.

Health care & social assistance employs 16.1% of local workers, below Greater Adelaide's 17.7%. The predominantly residential area offers limited local employment opportunities. In the past year, employment increased by 4.5%, alongside a labour force increase of 4.4%, reducing the unemployment rate by 0.1 percentage points. This contrasts with Greater Adelaide's employment and labour force growth of 3.0% each, and a 0.1 percentage point reduction in unemployment. State-level data to 25-Nov-25 shows SA employment grew by 1.19%, adding 10,710 jobs, with an unemployment rate of 4.0%. National employment forecasts from May-25 project national growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Henley Beach South's employment mix suggests local employment should increase by 6.8% over five years and 13.9% over ten years, based on simple weighting extrapolation for illustrative purposes.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows that income in Henley Beach South is high nationally. The median income is $67,387 and the average is $95,019. This contrasts with Greater Adelaide's figures of a median income of $54,808 and an average of $66,852. Based on Wage Price Index growth of 8.8% since financial year 2023, current estimates for Henley Beach South would be approximately $73,317 (median) and $103,381 (average) as of September 2025. According to the 2021 Census, household, family, and personal incomes in Henley Beach South rank highly nationally, between the 72nd and 81st percentiles. The earnings profile shows that 26.8% of locals (848 people) earn between $1,500 and $2,999 weekly, reflecting patterns seen in the metropolitan region where 31.8% similarly occupy this range. A significant 36.8% earn above $3,000 weekly. After housing costs, residents retain 87.0% of their income, reflecting strong purchasing power. The area's SEIFA income ranking places it in the 8th decile.

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

Henley Beach South's dwelling structure, as per the latest Census, consisted of 63.6% houses and 36.4% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Adelaide metro's 66.1% houses and 33.9% other dwellings. Home ownership in Henley Beach South stood at 36.8%, with mortgaged dwellings at 36.1% and rented ones at 27.1%. The median monthly mortgage repayment was $2,167, higher than Adelaide metro's average of $1,733. The median weekly rent figure in Henley Beach South was $340, slightly above Adelaide metro's $325. Nationally, Henley Beach South's mortgage repayments were significantly higher at $2,167 compared to the Australian average of $1,863, while rents were lower at $340 against the national figure of $375.

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

Family households account for 70.7% of all households, including 34.2% couples with children, 27.2% couples without children, and 8.7% single parent families. Non-family households comprise the remaining 29.3%, with lone person households at 25.1% and group households making up 3.5%. The median household size is 2.5 people, larger than the Greater Adelaide average of 2.4.

Henley Beach South shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Henley Beach South has a notably high level of educational attainment among its residents aged 15 and above, with 38.0% holding university qualifications. This figure surpasses both the state (SA) average of 25.7% and the SA3 area average of 28.8%. The area's residents have a significant educational advantage, which positions them well for knowledge-based opportunities. Bachelor degrees are the most common at 25.6%, followed by postgraduate qualifications at 7.9% and graduate diplomas at 4.5%.

Vocational credentials are also prevalent among residents aged 15 and above, with 30.9% holding such qualifications. Advanced diplomas account for 11.8% of this figure, while certificates make up 19.1%. Educational participation in the area is notably high, with 28.2% of residents currently enrolled in formal education. This includes 9.9% in primary education, 7.4% in secondary education, and 6.5% pursuing tertiary education.

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

Henley Beach South has 19 active public transport stops, all of which are bus stops. These stops are served by 16 different routes that together facilitate 928 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents on average being located 142 meters from the nearest stop.

On average, there are 132 trips per day across all routes, which equates to approximately 48 weekly trips per individual stop.

Henley Beach South'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 South. Both young and old age cohorts have low prevalence of common health conditions. The rate of private health cover is exceptionally high at approximately 64% of the total population (2,040 people), compared to 53.3% across Greater Adelaide.

This is higher than the national average of 55.7%. The most common medical conditions in the area are arthritis and asthma, impacting 7.6 and 6.7% of residents respectively. A total of 72.3% of residents declare themselves completely clear of medical ailments, compared to 68.9% across Greater Adelaide. The area has 16.9% of residents aged 65 and over (534 people), which is lower than the 20.0% in Greater Adelaide. Health outcomes among seniors are particularly strong, broadly in line with the general population's health profile.

In terms of cultural diversity, Henley Beach South 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 South's cultural diversity was above average, with 21.9% of its population born overseas and 11.7% speaking a language other than English at home. Christianity was the predominant religion in Henley Beach South, comprising 46.7% of its population. However, Islam was overrepresented compared to Greater Adelaide, making up 0.9% versus 2.8%.

The top three ancestry groups were English (29.2%), Australian (23.8%), and Irish (7.4%). Notably, German (6.0%) and Greek (3.3%) were overrepresented while Italian was underrepresented at 6.1%.

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

The median age in Henley Beach South is 43 years, which is significantly higher than Greater Adelaide's average of 39 years and Australia's national average of 38 years. Compared to Greater Adelaide, Henley Beach South has a higher proportion of residents aged 55-64 (15.5%) but fewer residents aged 25-34 (11.0%). According to the 2021 Census, the age group of 15-24 years has increased from 12.1% to 13.2%, while the age group of 45-54 years has decreased from 16.4% to 14.7%. By 2041, demographic projections indicate significant shifts in Henley Beach South's age structure. The 85+ age group is expected to grow by 81%, reaching 132 people from the current 72. Notably, the combined age groups of 65 and above will account for 67% of total population growth, reflecting the area's aging demographic profile. In contrast, both the age groups of 0-4 years and 35-44 years are projected to decrease in number.