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 › Bolingbroke Ave
$1,350,000
Last sold
8 May 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
337 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
Last sold
$1,350,000
8 May 2026 · derived via latest_sale
Local land rate: recorded House sales in Henley Beach (last 5 years) with land size have a median of $3,512/m² of land (n=59). 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
-15.6%
Median sale
Suburb $1,600,000
+0.37 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.
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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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 Ray White Morphett ValePerfectly positioned in one of Adelaide's most sought after coastal pockets, this impressive contemporary home delivers an exceptional standard of living with generous proportions, quality finishes and outstanding indoor outdoor flow. Designed to maximise space and natural light across two expansive levels, the home offers a refined lifestyle just moments from both the beach and the ever popular and vibrant Henley Square. This home is located within the catchment area of several highly regarded schools.
This quality 2011 built home is sure to impress. The heart of the home unfolds at the rear where an expansive open plan living and dining zone creates a superb environment for both everyday living and entertaining. Soaring 2.7m ceilings add to the home's contemporary and open plan feel, with a cool and sophisticated colour palette. The ground floor is complemented by satin finished spotted gum flooring which flow throughout, further adding to the home's aesthetic appeal.
The designer kitchen is centrally positioned and well equipped with a 900mm free standing oven, a glass splashback, dishwasher, generous pantry storage and bench space, all thoughtfully designed to cater for both relaxed family meals and larger gatherings. The kitchen also features engineered stone benchtops and a peninsula island breakfast bar with a waterfall edge.
Accommodation is privately positioned on the upper level and comprises three well proportioned bedrooms, all featuring plush quality carpets and ceiling fans. The luxurious main suite enjoys its own balcony, walk in robe and a stylish ensuite, creating a peaceful retreat within the home. Bedrooms two and three are both generous in size and feature built in mirrored robes, while the central main bathroom, featuring a jacuzzi bath, services the upper level with ease. A well appointed laundry, additional storage room, and a separate powder room are located on the ground floor, adding further practicality to the home's thoughtful layout.
Outdoor living is equally impressive with a covered alfresco entertaining space flowing onto a generous north facing rear lawn framed by established tropical landscaping. The alfresco is well appointed with a heater, ceiling fan and cafe blinds - allowing year round enjoyment. The alfresco features a fully built in outdoor kitchen, with large gas BBQ with extractor hood, sink, bar fridge all enhanced with engineered stone benchtops - everything you need for effortless outdoor entertaining.
A small garden shed to the rear houses 15 amp power connection for future pool/outdoor spa. The setting provides the perfect balance of low maintenance living and room for children or pets to enjoy. Secure garaging is provided by a spacious double garage with automatic panel lift doors and internal access, complemented by additional off street parking along the paved driveway.
Energy efficiency is addressed with the addition of a 6.6 kW solar electrical system, and a 13.1 kWh battery. The home is kept comfortable all year round by a Daikin ducted reverse cycle air conditioning system. Security is addressed with the addition of a Paradox security alarm system.
The location enhances the lifestyle appeal, placing you only minutes from the golden sands of Henley Beach and the vibrant dining and café scene of Henley Square. Quality schooling options nearby include Fulham Gardens Primary School, St Michael's College, Star of the Sea School, Henley High School and Henley Beach Primary School.
Everyday convenience is easily met with shopping at Henley Square, Fulham Gardens Shopping Centre and Harbour Town Premium Outlets, while the Linear Park trail offers excellent walking and cycling opportunities along the River Torrens.
An exceptional coastal home that delivers space, style and lifestyle in equal measure.
With realistic Vendor expectations this property will be sold, so call Drew Westcott 0484 323 152 or Scott Nowak 0412 567 212 from Ray White Morphett Vale for more information or to arrange an inspection. RLA:334173
Ray White Morphett Vale, Number One Real Estate Agents, Property Auction Specialists, Sale Agents and Property Managers in South Australia
Disclaimer: Every care has been taken to verify the correctness of all details used in this advertisement. However, no warranty or representation is given or made as to the correctness of information supplied and neither the owners nor their agent can accept responsibility for errors or omissions.
Listing description written by Drew Westcott, Ray White Morphett Vale — reproduced as published, not verified by Districts.