Question 1

Is Henley Beach South a nice place to live?

Accepted Answer

Henley Beach South is a relaxed coastal suburb centred on a broad sandy beach, foreshore reserve and coastal paths, with a mix of original weatherboard cottages and low-rise beachfront apartments. It attracts people after an easy beachside lifestyle — young families, active walkers and retirees who value the calm atmosphere — and has a community of 2,799 people with a median age of 43. A small strip of cafes and shops near the esplanade, regular buses to nearby precincts and parks make day-to-day life straightforward, and most homes are owner-occupied (72.8% combined owned outright or with a mortgage).

The suburb has recently seen public infrastructure activity, including the Unity Housing 'Coast' social and affordable housing project that replaced former public housing, and the council is progressing a merged library and community centre concept called Ngutungka Henley. Coastal management work is also under consideration, and council decided not to proceed with a proposed dog park at Dean Whiteford Reserve.

Question 2

Is it expensive to live in Henley Beach South?

Accepted Answer

A house at the current median price in Henley Beach South, $1,817,500, works out to about 16.7 times a typical local household's annual income at the last Census, which sits well above local incomes. Looking at rents, an average house rent of $850 a week would take roughly 40.5% of that typical local weekly household income at the last Census, a large share, while an average unit rent of $520 a week would take about 24.8%, a moderate share. On these figures, renting — particularly a unit — looks less stretched against local incomes than buying, though how that reads for you depends on your circumstances.

Everyone's financial situation is different, so it's important to consider your own circumstances when deciding which suburb is right for you.

Question 3

Is Henley Beach South a good place to invest?

Accepted Answer

House rents in Henley Beach South jumped 30.8% over the past 12 months. House values also rose, up 14.5% over the year, so the rent a house earns has been the stronger performer this period.

Unit rents increased 5.1% over the same year, a solid rise. If rental income is your priority, the large increase in house rents is the figure that matters; if capital growth is your focus, the 14.5% rise in house values is the relevant number. Whether that suits your goals and circumstances is for you to weigh up.

This information has been prepared without taking your objectives, needs and overall financial situation into account. It is not meant to be a substitute for professional financial advice. For this reason, you should consider the appropriateness of the information and, if necessary, seek appropriate professional advice.

	Houses	Units
Median price Past 3 months	$1.82M	N/A
Change in value Past 12 months	14.5%	N/A
Sold Past 3 months	16	3
Median days on market Past 12 months	80	N/A
Average rent Past 12 months	$850	$520
Change in rent Past 12 months	30.8%	5.1%

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