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 › Hughes Ave
$1,300,000
Last sold
11 Aug 2026
3
Bedrooms
2
Bathrooms
1
Car spaces
340 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
$1,300,000
11 Aug 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
-18.7%
Median sale
Suburb $1,600,000
+0.46 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 Harris Real Estate BlackwoodBest Offer By 12pm Monday 10th August (USP)
A stroll from the sand, Henley High School and local sporting grounds, this 2012-built home puts fresh-aired leisure and the summers of your life at the top of its priority list and asks very little of you in return.
You'll return from a day at the beach or a balmy dinner at Henley Square to a deceptively spacious three-bedroom home that makes beautiful use of a deep south-north plot. The covered outdoor living area sets the stage for effortless entertaining.
Close the cafe binds of the rear patio to extend the living footprint of this solar-powered home with a lock-up garage to go with its ducted comfort, ensuited primary bedroom, bamboo floors and bundles of storage.
Placed at the front, the main bedroom finds peaceful separation from the rear open-plan family room that laps up its sunny northern orientation and draws you to a super-functional kitchen with a broad breakfast bar, dishwasher, gas cooktop and walk-in corner pantry.
Fully-tiled bathrooms - including an updated ensuite - additional off-street parking and landscaped gardens top off this no-fuss, supremely practical home that implores you to step out and start living.
Go on, make that Henley Square dinner reservation, schedule a new weekly beach run routine, plan family bike rides from the Torrens trail to town, enrol the kids in Henley High School and get ready for one special summer after another.
More to love:
⁃ Freestanding, single-level living with three bedrooms and two bathrooms
⁃ A long central hallway separating private quarters from the social rear
⁃ Front main suite with generous proportions and an updated ensuite
⁃ Two secondary bedrooms with built-in robes and ceiling fans
⁃ Family bathroom with a full-size bath, walk-in shower and separate toilet
⁃ Gas cooking, dishwasher, walk-in pantry and abundant kitchen storage
⁃ Bamboo floors adding warmth and durability through the main living spaces
⁃ Broad glazing drawing northern light into the family room
⁃ Seamless flow from indoors to the full-width covered entertaining zone
⁃ Café blinds and ceiling fans making the alfresco useful across the seasons
⁃ 21 solar panels (6.5kW) and ducted reverse-cycle air conditioning
⁃ Automatic lock-up garage with direct internal entry
⁃ Extra driveway parking for a second vehicle or visiting guests
⁃ John Mitchell Reserve and its athletics facilities just moments away
⁃ Easy access to the River Torrens Linear Park Trail for rides, runs and weekend walks
⁃ A walk, short pedal or drive from Henley Square's cafes, famous restaurants and beachfront energy
⁃ Less than 25 minutes to the CBD
Specifications:
CT / 6080/974
Council / Charles Sturt
Zoning / GN
Built / 2012
Land / 340m2 (approx.)
Frontage / 9.3m
Council Rates / $2,014pa
Emergency Services Levy / $194.90pa
SA Water / $240pq
Estimated rental assessment $800 to $850per week/ Written rental assessment coming soon
Nearby Schools / Fulham North P.S, Henley Beach P.S, Fulham Gardens P.S, Grange P.S, West Beach P.S, Henley 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.