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 › Seaview Rd
$775,000–$795,000
For sale
Asking range
2
Bedrooms
2
Bathrooms
1
Car spaces
121 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
$775,000–$795,000
Asking range · $6,405/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
-51.6%
Median sale
Suburb $1,600,000
+2.14 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.
$48,173 on top of the price (6.2% 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 4.2%. 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 Ray White Henley BeachPerfectly positioned within the highly sought-after Baju Apartments, this beautifully appointed ground-floor residence delivers an exceptional lifestyle opportunity just footsteps from the golden sands of Henley Beach and the vibrant atmosphere of Henley Square.
Offering approximately 121sqm of luxurious coastal living, this spacious apartment has been thoughtfully designed to maximise comfort, functionality and effortless indoor-outdoor living.
Upon entering through your private courtyard, you're welcomed into a well-considered floorplan featuring two generous bedrooms, both complete with built-in robes. The master suite offers the added luxury of a private ensuite, while the second bedroom is serviced by a centrally located bathroom, making the home equally suited to downsizers, professionals, guests or investors.
At the heart of the home is a contemporary kitchen with stone benchtops, quality appliances, excellent storage and a central island bench overlooking the expansive open-plan dining and living area. Flooded with natural light, this impressive space seamlessly extends onto a large undercover balcony - perfect for entertaining friends, enjoying your morning coffee or simply relaxing with the coastal breeze.
Adding further appeal is your own private secure underground car park, providing convenient and secure off-street parking - a highly desirable feature in such a tightly held coastal location.
A separate laundry, ample linen storage and secure apartment living complete this outstanding low-maintenance offering.
Located only moments from the beach, Henley Square's renowned cafés and restaurants, boutique shopping, public transport and picturesque walking trails, this is an opportunity to secure a premium coastal lifestyle in one of Adelaide's most desirable seaside suburbs.
Features You'll Love:
- Spacious approximately 121sqm apartment in the tightly held Baju Apartments
- Ground-floor position with private courtyard entry
- Two generous bedrooms with built-in robes
- Master bedroom with stylish ensuite
- Two well-appointed bathrooms
- Expansive open-plan living and dining area
- Modern kitchen with island bench, stone benchtops and quality appliances
- Large undercover balcony ideal for year-round entertaining
- Private secure underground car park
- Separate laundry and additional linen storage
- Secure apartment complex with lift access and intercom entry
- Walking distance to Henley Beach, Henley Square, restaurants, shopping and public transport
Whether you're looking to downsize in style, invest in a blue-chip coastal location or secure your own beachside sanctuary,
119/356 Seaview Road presents an exceptional opportunity to enjoy the very best of Henley Beach living.
RLA183205
Listing description written by Anthony Fahey, Ray White Henley Beach — reproduced as published, not verified by Districts.