Henley Beach South at a glance
3,061
People
$1,740,000
Median sale
$620/wk
Median rent
1.85%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
SA › Henley Beach South › Bode St
$1,350,000–$1,400,000
For sale
Asking range
2
Bedrooms
1
Bathrooms
2
Car spaces
725 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$1,350,000–$1,400,000
Asking range · $1,862/m² of land
No recorded sale for this property.
Henley Beach South at a glance
3,061
People
$1,740,000
Median sale
$620/wk
Median rent
1.85%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Vs Henley Beach South
-22.4%
Median sale
Suburb $1,740,000
+0.54 pp
Gross yield
Suburb 1.85%
Suburb median $1,740,000 from 9 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$85,783 on top of the price (6.4% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: South Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Henley Beach South's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
SAPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $620/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded. This lot’s own applications are a separate question. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 2.4%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Henley Beach South at a glance
3,061
People
$1,740,000
Median sale
$620/wk
Median rent
1.85%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White WoodvilleOpen Inspection // Tuesday 18th August 12:30pm - 1:00pm & Saturday 29th August 12:00pm - 12:30pm
*Price Guide - The property is being offered by way of best offer. No price guide will be given under the vendors' instruction, however recent sales data will be provided upon request via email and at the open inspections*
It's a rare and exciting opportunity knocking - with a future undeniably tied to its 720sqm* landholding and 18m frontage. A modest two-bedroom home ready to make way for tomorrow's masterpiece, just minutes from Linear Park.
Whether this Torrens titled asset becomes a dependable investment, a long-term landbank, or the quintessential canvas for a redevelopment project (subject to the usual planning consents), this blue-chip coastal suburb quietly has your back.
Inside, the 1950's home leads with a sunroom, two generous bedrooms, and a large-scale living room before drawing you rearward to a simple kitchen, utility/mudroom, and original bathroom.
The kitchen, featuring an updated freestanding cooker, overlooks the deep backyard where mature gardens meet a detached rear garage, with drive-through access via the tandem two-car carport.
Another feature to incorporate into the future home's blueprint.
Renovate room by room, lease for the time being, or start over once council grants approval for one - or a pair (STPC) - of bespoke coastal homes designed to capitalise on the allotment's prized north-facing rear aspect.
Land of this size, in a tightly held seaside suburb filled with premium homes and an exceptional lifestyle radius, waits for no one. Minor upgrades aside, what comes next could be your family's dream of coastal prestige in the making.
Features to Expect:
Torrens titled 2-bedroom home, circa 1958
18m frontage offering incredible subdivision potential (STPC)
Enticing north-facing rear aspect
Tandem 2-car carport + driveway parking
Generous living zone with a feature fireplace, wood and electric heating
Large main bedroom features blinds and newly updated curtains
Bedroom 2 features built-ins and new window furnishings
Updated rear kitchen adjoins the meals area
Original toilet and bathroom, with a bath
Carpets laid throughout
Mature, established and shaded large rear yard
Rear garage (6m x 3.5m approx.)
Close to Linear Park Bikeway Breakout, APEX Park, BMX track and West Beach
5022 | Henley Beach South in Focus:
Land is often where wealth is built, and this outstanding opportunity whispers this sentiment.
Reaching out to the River Torrens Linear Park, Henley Beach Road bus routes and the Halsey Road Playground, every premium home built nearby becomes another blue-chip notch in this beachside suburb's standing.
Parks and playgrounds are all part of its family suburb fabric. Bode Street provides an enviable link from the bikeway to beach, making the seaside strip and the sunset vibes of Henley Square yours whenever the mood strikes.
Adding sought-after schools to its credentials, including Star of the Sea, Henley High School and St. Michael's College, the benefits of this prestigious postcode run deep - with prosperity built into its future.
*We make no representation or warranty as to the accuracy, reliability or completeness of the information relating to the property. Some information has been obtained from third parties and has not been independently verified*
Listing description written by Peter Kiritsis, Ray White Woodville — reproduced as published, not verified by Districts.