Athelstone vs Henley Beach
Property investment comparison - Athelstone, SA 5076 vs Henley Beach, SA 5022
Head-to-head across core investment metrics: Athelstone wins 5, Henley Beach wins 0. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Athelstone | Henley Beach |
|---|---|---|
| Median house price | $1.1M | - |
| Median unit price | $630K | $960K |
| Gross rental yield (houses) | 3.30% | 2.65% |
| Gross rental yield (units) | - | 3.08% |
| 1-year house growth | +14.1% | +5.1% |
| 3-year house growth | +41.1% | +22.9% |
| Vacancy rate | 0.5% | 1.1% |
| Population | 9,601 | 6,259 |
Athelstone vs Henley Beach: what the numbers say
For units, Athelstone sits at a median of $630K against $960K in Henley Beach, which makes Athelstone the more affordable unit market and Henley Beach the pricier one.
On cash flow, Athelstone leads: houses there return a gross rental yield of 3.30%, compared with 2.65% in Henley Beach, a gap of 0.65 percentage points.
Over the past year house prices moved +14.1% in Athelstone and +5.1% in Henley Beach, so recent momentum favours Athelstone, although both suburbs recorded growth.
Looking back three years, Athelstone houses are +41.1% and Henley Beach houses +22.9%, so Athelstone has compounded faster than Henley Beach over the longer window.
Rental vacancy is 0.5% in Athelstone and 1.1% in Henley Beach, so landlords in Athelstone face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Athelstone is the bigger suburb, with a population of 9,601 against 6,259, larger than Henley Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Athelstone for rental income, Athelstone for recent price momentum, Athelstone for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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