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 › Halsey Rd
$2,395,000–$2,495,000
For sale
Asking range
$1,360,000
Last sold
6 Dec 2021
3
Bedrooms
1
Bathrooms
2
Car spaces
788 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
$2,395,000–$2,495,000
Asking range · $3,039/m² of land
Last recorded sale $1,360,000 (6 Dec 2021).
Local land rate: recorded House sales in Henley Beach South (last 5 years) with land size have a median of $3,194/m² of land (n=28). Districts calculation from recorded sales — not a valuation.
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
+37.6%
Median sale
Suburb $1,740,000
-0.50 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.
$154,283 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 1.3%. 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 For Sale By OwnerThe Phone Code for this property is: 85059. Please quote this number when phoning or texting.
Residence 1
LHS - 393sqm approx. Torrens Title
Do not miss this opportunity to secure a brand new, premium quality home in one of the most tightly held and sought-after beachside suburbs. Currently in the process of subdivision, with titles expected shortly, this custom built home is being offered to the market as house and land package.
The location offers a blend of coastal charm, community appeal, and urban convenience:
• 500m walk to the beach
• Backing onto the River Torrens Linear Park Walking and Cycle Trail
• 5-minute drive to Henley Square; a vibrant hub offering cafes, restaurants, and boutique shops
• Close to Henley High School and Henley Beach Primary School
• Walking distance to parks, reserves, and playgrounds
• Easily accessible to public transport
• 20-minute drive to the Adelaide CBD
• High growth suburb of Henley Beach South
The premium quality build by Ontier Group ensures a well-equipped and comfortable home from the start:
• Full turn key with high-quality internal and external finishes
• Stunning street appeal with natural stone, timber, cladding, and curved edges
• 4 spacious bedrooms, two with a WIR and ensuite, other two with BIRs
• 3 modern bathrooms with quality fixtures and fittings and floor to ceiling tiles
• Additional toilet/powder room downstairs
• Open-plan living, meals, and kitchen area filled with natural light
• Well-appointed kitchen with SMEG appliances, ample cabinetry, stone benchtops, and butler's pantry
• Upstairs retreat living space
• Ducted, zoned, reverse cycle heating and cooling for year-round comfort
• High ceilings of 3020 and 2720
• Floating floors to the main areas, carpet to the bedrooms
• Alfresco outdoor entertaining area with outdoor kitchen
• Secure double garage with panel lift door
• Aluminium windows and sliding doors
• Fully insulated ceilings, walls, and floors for energy efficiency
• Colorbond roof
• Landscaping
• Exposed aggregate concrete driveway and footpaths
• 25-year structural warranty and a six-month service period after final completion date
Do not delay, be the first to enjoy this high-quality home and elevate your lifestyle in Henley Beach South.
Residence 2 next door is also available for sale
RHS - 395sqm approx. Torrens Title
Disclaimer:
Whilst every care has been taken to verify the accuracy of the details in this advertisement, For Sale By Owner (forsalebyowner.com.au Pty Ltd) cannot guarantee its correctness. Prospective buyers or tenants need to take such action as is necessary, to satisfy themselves of any pertinent matters.
Listing description written by For Sale By Owner (SA) (RLA251994), For Sale By Owner — reproduced as published, not verified by Districts.