Allenby Gardens vs Henley Beach

For units, Allenby Gardens sits at a median of $920K against $960K in Henley Beach, which makes Allenby Gardens the more affordable unit market and Henley Beach the pricier one.

On cash flow, Allenby Gardens leads: houses there return a gross rental yield of 3.28%, compared with 2.65% in Henley Beach, a gap of 0.63 percentage points.

Over the past year house prices moved +8.0% in Allenby Gardens and +5.1% in Henley Beach, so recent momentum favours Allenby Gardens, although both suburbs recorded growth.

Looking back three years, Allenby Gardens houses are +33.1% and Henley Beach houses +22.9%, so Allenby Gardens has compounded faster than Henley Beach over the longer window.

Rental vacancy is 0.3% in Allenby Gardens and 1.1% in Henley Beach, so landlords in Allenby Gardens face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Henley Beach is the bigger suburb, with a population of 6,259 against 2,045, roughly 3.1 times the size of Allenby Gardens; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Allenby Gardens for rental income, Allenby Gardens for recent price momentum, Allenby Gardens for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.