Bellevue Heights vs Henley Beach
Property investment comparison - Bellevue Heights, SA 5050 vs Henley Beach, SA 5022
Head-to-head across core investment metrics: Bellevue Heights wins 3, Henley Beach wins 2. 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 | Bellevue Heights | Henley Beach |
|---|---|---|
| Median house price | $1.2M | - |
| Median unit price | - | $960K |
| Gross rental yield (houses) | 3.00% | 2.65% |
| Gross rental yield (units) | 2.50% | 3.08% |
| 1-year house growth | +15.9% | +5.1% |
| 3-year house growth | +35.0% | +22.9% |
| Vacancy rate | 1.6% | 1.1% |
| Population | 2,712 | 6,259 |
Bellevue Heights vs Henley Beach: what the numbers say
On cash flow, Bellevue Heights leads: houses there return a gross rental yield of 3.00%, compared with 2.65% in Henley Beach, a gap of 0.35 percentage points.
Over the past year house prices moved +15.9% in Bellevue Heights and +5.1% in Henley Beach, so recent momentum favours Bellevue Heights, although both suburbs recorded growth.
Looking back three years, Bellevue Heights houses are +35.0% and Henley Beach houses +22.9%, so Bellevue Heights has compounded faster than Henley Beach over the longer window.
Rental vacancy is 1.1% in Henley Beach and 1.6% in Bellevue Heights, so landlords in Henley Beach 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 2,712, roughly 2.3 times the size of Bellevue Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bellevue Heights for rental income, Bellevue Heights for recent price momentum, Henley Beach for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Bellevue Heights, SA 5050
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