Charles Sturt · 5022

Henley Beach, SA

8.2%/yr capital growth, tight 1.1% vacancy.

NextSuburb scoreTier C
51Average
Median house
$1.34M
5y growth
8.2%/yr
Gross yield
1.3%
Vacancy
1.1%
Growth-led, low cashflowMedium confidence
Last updated May 2026Next refresh 3 June 2026Informational only — not financial advice

Eight-signal breakdown

Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.

  • Capital growth (5y)8.2%/yr
    82/100
  • Population growth+6.5% (5y)
    65/100
  • Supply tightening-4.0% YoY
    70/100
  • Rental yield1.3%
    27/100
  • Rental demand1.1% vacancy
    73/100
  • Income growth+17.0% (5y)
    68/100
  • Construction pipelineno nearby pipeline
    0/100
  • Affordability10% under cap
    10/100

Why this score

Henley Beach scores 51/100 (Average). The two strongest signals: 8.2%/yr capital growth over five years and 1.1% vacancy rate. The standout watch-out: gross yield of 1.3% leaves modest cashflow.

Drivers
  • Capital growth8.2%/yr
  • Tight rentals1.1%
  • Supply tightening-4.0% YoY
  • Income growth+17.0% (5y)
Risks
  • Thin gross yield (1.3%)
  • No major construction project in this state

Comparable suburbs

Three SA suburbs in the same budget band with the closest NextSuburb scores.

See the full SA ranking

60-month score history

Backfilled — live history begins May 2026
364655Jun 21Jun 22Jun 23Jun 24Jun 25May 26

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