Henley Beach at a glance
7,063
People
$1,600,000
Median sale
$620/wk
Median rent
2.02%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
SA › Henley Beach › North St
$2,200,000–$2,400,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
2
Car spaces
693 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
$2,200,000–$2,400,000
Asking range · $3,175/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Henley Beach (last 5 years) with land size have a median of $3,614/m² of land (n=60). Districts calculation from recorded sales — not a valuation.
Henley Beach at a glance
7,063
People
$1,600,000
Median sale
$620/wk
Median rent
2.02%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Vs Henley Beach
+37.5%
Median sale
Suburb $1,600,000
-0.55 pp
Gross yield
Suburb 2.02%
Suburb median $1,600,000 from 14 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.
$141,458 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'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 1.5%. 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 at a glance
7,063
People
$1,600,000
Median sale
$620/wk
Median rent
2.02%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harris Real Estate BlackwoodA far-reaching 700sqm (approx) plot, four bedrooms, three bathrooms, multiple living spaces and a resort-like rear garden give this beautifully resolved home the scale to evolve over a lifetime tied to the distinctly Australian pleasures of bare-footed summers spent moving between house, lawn, water and coast.
Downstairs alone can absorb several lives at once, with a large front sitting room, the first of two ensuited bedrooms, central living and dining zone and a dedicated gym or rumpus room giving work, play, guests and downtime their own place to land.
Unapologetically large and full of light, the ever-social main living zone features engineered timber flooring, vast windows and room for statement furniture pieces, long dining tables and the inevitable migration of family life.
The social hub; a dynamic kitchen pairing dark cabinetry and stone benchtops with an electric-blue splashback, extensive storage, dual ovens, island/breakfast and a servery window to the alfresco pavilion beyond it.
Upstairs broadens the possibilities again, placing bedrooms, bathrooms and another generous family room around the landing, creating a level capable of becoming the children's domain, teenage territory or a quieter retreat as the household evolves.
The rear garden turns the coastal brief into something tangible, moving from a deep covered alfresco and outdoor kitchen to lawn, established screening and a solar-heated magnesium pool wrapping two sides of a home made for the best summers of your life.
Beyond the headline spaces is a serious layer of utility, from the oversized double garage and adjoining storage to a substantial laundry, walk-in pantry, extensive bedroom robes and further storage threaded through both levels.
Henley Beach finishes the story with substance rather than postcode theatre, pairing one of Adelaide's best stretches of metropolitan coast with the restaurants and bars of Henley Square, the jetty, everyday shopping, established schooling and straightforward access back toward the city, giving a large family home the rare luxury of a location no stage of life is likely to outgrow.
Feature to note:
• Four bedrooms, three bathrooms, four distinct living zones and gym/rumpus across two levels
• Ground-floor bedroom accommodation adding genuine multi-generational flexibility
• An expansive central living and dining zone primed for large-scale entertaining
• Separate front sitting room
• Dedicated gym or rumpus with easy potential for work, media or guest use
• Large upper-level family retreat giving teenagers or children their own territory
• Covered alfresco with built-in outdoor cooking facilities
• Lawn, established privacy and a substantial solar-heated magnesium swimming pool shaping the backyard into a summer playground
• Ducted A/C for year round comfort
• Double garaging and the kind of internal scale rarely associated with life this close to the coast
Specifications:
CT / 5587/216
Council / Charles Sturt
Zoning / GN
Built / 1964
Land / 693m2 (approx)
Frontage / 17.14m
Council Rates / $3,700pa
Emergency Services Levy / $316.20pa
SA Water / $373.60pq
Estimated rental assessment / $1600 to $1700 per week
Nearby Schools /Fulham North P.S, Fulham Gardens P.S, Henley Beach P.S, Grange P.S, Kidman Park P.S, Henley H.S, Findon H.S, Seaton H.S, Underdale H.S.
Disclaimer: All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition). Interested parties should make their own enquiries and obtain their own legal and financial advice. Should this property be scheduled for auction, the Vendor's Statement may be inspected at any Harris Real Estate office for 3 consecutive business days immediately preceding the auction and at the auction for 30 minutes before it starts. RLA | 343664
Listing description written by Tyson Edwards, Harris Real Estate Blackwood — reproduced as published, not verified by Districts.