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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.
est. as @ -- *
2021 Census | -- people
Sales Activity
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Population
Henley Beach South 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 South is around 3,061. This reflects an increase of 262 people since the 2021 Census, which reported a population of 2,799 people. The change was inferred from AreaSearch's resident population estimate of 3,043 following examination of the latest ERP data release by the ABS in June 2025, along with an additional 82 validated new addresses since the Census date. This level of population equates to a density ratio of 2,943 persons per square kilometer, placing Henley Beach South in the upper quartile relative to national locations assessed by AreaSearch. The suburb's population growth of 9.4% since the 2021 census exceeded both the state average of 7.5% and the SA3 area average, marking it as a growth leader in the region. Overseas migration contributed 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 by this data and years post-2032, the SA State Government's Regional/LGA projections are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Considering projected demographic shifts, Henley Beach South is expected to increase its population by just below the median of statistical areas analysed by AreaSearch, expanding by 279 persons to reach an estimated total of 3,340 by 2041 based on aggregated SA2-level projections. This reflects an overall increase of 8.5% in total over the 16-year period from 2025 to 2041.
Frequently Asked Questions - Population
Development
Recent residential development output has been above average within Henley Beach South when compared nationally
AreaSearch analysis of ABS building approval numbers shows Henley Beach South had approximately 31 new homes approved annually over the past five financial years, totalling an estimated 158 homes. As of FY-26, 22 approvals have been recorded. This results in an average of 1.4 new residents per year per dwelling constructed between FY-21 and FY-25, indicating balanced supply and demand with stable market conditions. The average construction value of these dwellings is $629,000, suggesting developers target the premium market segment.
In FY-26, $6.6 million in commercial approvals have been registered, reflecting limited commercial development focus compared to residential activity. Over the past five years, Henley Beach South has seen 29.0% more development per person than Greater Adelaide's average, offering reasonable buyer options while sustaining existing property demand. However, development activity has moderated recently. This activity is significantly higher than the national average, indicating strong developer confidence in the area.
New building activity consists of 70.0% detached houses and 30.0% townhouses or apartments, maintaining Henley Beach South's suburban identity with a concentration of family homes suited to buyers seeking space. With approximately 120 people per approval, Henley Beach South reflects a developing area. According to AreaSearch's latest quarterly estimate, the population is forecasted to grow by 261 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.
Frequently Asked Questions - Development
Development applications around Henley Beach South
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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 South has emerging levels of nearby infrastructure activity, ranking in the 26thth percentile nationally
No changes can significantly impact an area's performance like alterations to local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of zero projects that are expected to affect the area. Notable projects include the River Torrens to Darlington (T2D) Project, North South Corridor, The Queen Elizabeth Hospital Redevelopment Stage Three, and SA Housing Trust Maintenance Contracts Review and Service Program. Below is a list detailing those most likely to be relevant.
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Frequently Asked Questions - Infrastructure
Enabling Infrastructure for Hydrogen Production
A national program to coordinate and deploy the enabling infrastructure required to support large-scale renewable hydrogen production across Australia. Building on the 2024 National Hydrogen Strategy and the National Hydrogen Infrastructure Assessment (NHIA), the program aligns electricity transmission, water supply, transport corridors, port and storage infrastructure with Renewable Energy Zones and prospective hydrogen hubs (Bell Bay, Darwin, Eyre Peninsula, Gladstone, Latrobe Valley, Hunter Valley, Pilbara). Two key federal mechanisms underpin delivery. The Hydrogen Headstart program provides up to 4 billion AUD in long-term revenue support via production credits, with Round 2 (2 billion AUD administered by ARENA) opening for Expressions of Interest in October 2025 with EOIs closing 8 December 2025. The Hydrogen Production Tax Incentive (HPTI), legislated through the Future Made in Australia (Production Tax Credits and Other Measures) Act 2025 which received Royal Assent on 14 February 2025, provides an uncapped refundable tax offset of 2 AUD per kilogram of eligible renewable hydrogen for up to 10 years between 1 July 2027 and 30 June 2040 for projects reaching final investment decision by 2030. The HPTI is jointly administered by the ATO and Clean Energy Regulator and requires certification under the Guarantee of Origin scheme. Round 1 of Hydrogen Headstart shortlisted six projects representing more than 3.5 GW of electrolyser capacity, with 814 million AUD ultimately awarded.
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.
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.
Bulk Water Supply Security
Nationwide program led by the National Water Grid Authority to improve bulk water security and reliability for non-potable and productive uses. Activities include strategic planning, science and business cases, and funding of state and territory projects such as storages, pipelines, dam upgrades, recycled water and efficiency upgrades to build drought resilience and support regional communities, industry and the environment.
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.
River Torrens to Darlington (T2D) Project
The River Torrens to Darlington (T2D) Project delivers the final 10.5 km section of Adelaide's North South Corridor, creating a 78 km non-stop motorway. The project combines southern and northern twin three-lane tunnels with lowered and surface motorways. Major works are underway at the Southern Precinct at Tonsley, which serves as the purpose-built launch site for the Tunnel Boring Machines (TBMs) for the Southern Tunnels. Tunnelling is expected to start in the second half of 2026, and the project is planned for completion by 2031.
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.
Employment
AreaSearch analysis of employment trends sees Henley Beach South performing better than 90% of local markets assessed across Australia
Henley Beach South has an educated workforce with professional services well represented. The unemployment rate was 1.1% in the past year, with estimated employment growth of 6.1%. As of December 2025, 1,907 residents were employed, with an unemployment rate of 2.7%, below Greater Adelaide's 3.8%.
Workforce participation was 74.5%, higher than Greater Adelaide's 66.0%. About 15.7% of residents worked from home, considering Covid-19 lockdown impacts. Employment is concentrated in health care & social assistance (16.1%), professional & technical (23.8%), and education & training (8.4%). The area specializes in professional & technical roles, with an employment share 1.4 times the regional level.
In contrast, health care & social assistance employs fewer residents than Greater Adelaide. The predominantly residential area offers limited local employment opportunities. Between December 2024 and December 2025, employment increased by 6.1%, labour force grew by 5.8%, reducing unemployment by 0.3 percentage points. In comparison, Greater Adelaide saw employment rise by 4.2% and labour force grow by 3.9%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment 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, though this is a simple extrapolation for illustrative purposes only.
Frequently Asked Questions - Employment
Income
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 ending June 2023 indicates that Henley Beach South has a high national median income of $67,387 and an average income of $95,019. This contrasts 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 of 10.17% from financial year ending June 2023 to March 2026, estimated incomes would be approximately $74,240 (median) and $104,682 (average). According to the 2021 Census, Henley Beach South's household, family, and personal incomes rank high nationally, between the 72nd and 81st percentiles. The earnings profile shows that 26.8% of locals (820 people) earn between $1,500 - 2,999 weekly, similar to metropolitan Adelaide's 31.8%. Notably, 36.8% earn above $3,000 weekly. After housing costs, residents retain 87.0% of their income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 8th decile.
Frequently Asked Questions - Income
Housing
Henley Beach South displays a diverse mix of dwelling types, with above-average rates of outright home ownership
Henley Beach South's dwellings, as per the latest Census, consisted of 63.6% houses and 36.4% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Henley Beach South was 36.8%, with mortgaged dwellings at 36.1% and rented ones at 27.1%. The median monthly mortgage repayment in the area was $2,167, higher than Adelaide metro's average of $1,562. Median weekly rent in Henley Beach South was $340, compared to Adelaide metro's $320. Nationally, Henley Beach South's mortgage repayments were significantly higher at $2,167 versus the Australian average of $1,863, while rents were lower at $340 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Henley Beach South has a typical household mix, with a fairly typical 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 constitute 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, which aligns with the Greater Adelaide average.
Frequently Asked Questions - Households
Local Schools & Education
Henley Beach South shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators
Henley Beach South's educational attainment is notably higher than broader benchmarks. As of 2016, 38.0% of its residents aged 15 and above held university qualifications, compared to 25.7% in South Australia (SA) and 28.8% in the SA3 area. Bachelor degrees were the most prevalent at 25.6%, followed by postgraduate qualifications at 7.9% and graduate diplomas at 4.5%. Vocational credentials were also common, with 30.9% of residents aged 15 and above holding such qualifications - advanced diplomas accounted for 11.8% and certificates for 19.1%.
Educational participation was high, with 28.2% of residents enrolled in formal education as of 2016. This included 9.9% in primary education, 7.4% in secondary education, and 6.5% 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 South has 19 active public transport stops, all serving buses. These stops are covered by 16 different routes, offering a total of 928 weekly passenger trips. The area's transport accessibility is rated excellent, with residents typically living just 142 meters from the nearest stop. Most residents commute outwards daily. Cars remain the primary mode of transport, used by 88% of residents, while buses account for 7%. On average, there are 1.4 vehicles per dwelling.
According to the 2021 Census, 15.7% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency across all routes averages 132 trips per day, equating to approximately 48 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Henley Beach South's residents are extremely healthy with both young and old age cohorts seeing low prevalence of common health conditions
Analysis shows Henley Beach South's health metrics are strong. Mortality rates and chronic condition prevalence were low across both young and old age cohorts. Private health cover was exceptionally high at 64%, compared to Greater Adelaide's 52.7% and the national average of 55.7%.
Common medical conditions included arthritis (7.6%) and asthma (6.7%), with 72.3% reporting no ailments, higher than Greater Adelaide's 67.9%. Under-65 health outcomes were better than average. Seniors made up 18.2%, lower than Greater Adelaide's 19.2%. Senior health outcomes aligned with national rankings and the general population.
Frequently Asked Questions - Health
Cultural Diversity
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 had a cultural diversity above average, with 21.9% of its population born overseas and 11.7% speaking a language other than English at home. Christianity was the main religion in Henley Beach South, comprising 46.7% of people there. Islam was overrepresented compared to Greater Adelaide, making up 0.9% versus 3.0%.
The top three ancestry groups were English (29.2%), Australian (23.8%), and Irish (7.4%). Notably, German (6.0%) Greek (3.3%), and Italian (6.1%) ethnicities were overrepresented compared to regional averages of 5.1%, 2.0%, and 5.2% respectively.
Frequently Asked Questions - Diversity
Age
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 average of 38 years. Compared to Greater Adelaide, Henley Beach South has a higher proportion of residents aged 55-64 (15.4%) but fewer residents aged 25-34 (11.3%). According to the 2021 Census, the age group 25-34 has increased from 10.2% to 11.3%, while the age group 75-84 has increased from 3.8% to 4.9%. Conversely, the age group 45-54 has decreased from 16.4% to 14.1%, and the age group 5-14 has dropped from 12.0% to 10.8%. By 2041, demographic projections indicate significant shifts in Henley Beach South's age structure. The 85+ age group is projected to grow by 77% (66 people), reaching a total of 152. Notably, the combined age groups of 65 and above will account for 51% of total population growth, reflecting the area's aging demographic profile. In contrast, both the age groups 35-44 and 5-14 are projected to decrease in numbers.