Henley Beach flood map & planning overlays
A planning-constraint profile of Henley Beach
(City of Charles Sturt, SA) - 2.72 km², mapped from live council and
state overlay data. This suburb is highly constrained.
Profile updated 26 September 2026.
Suburb-wide figures; the free map shows which overlays touch your lot.
Constraint readout
2.72 km² - this suburb is highly constrained by planning overlays.
Elevation hillshade with street names, clipped to Henley Beach's boundary, with the flood, bushfire and environmental overlays drawn on top. Magenta is where aircraft were observed in the sampled period, brightest below 3,000 ft.
Nearby suburbs, nearest first
Aircraft noise and flight paths over Henley Beach
Two different things, kept apart on purpose. The ANEF contour is the planning instrument - a forecast published per airport that planning schemes use to control noise-sensitive development. Observed overflight is what a sampled aircraft-tracking feed actually recorded over the suburb - where aircraft flew, how low and how often.
Observed overflight - sampled 4 Sep to 26 Sep 2026
typical observed square 1 a day
Night movements: observed, lowest 500 ft - night is sampled as often as day, but night traffic is light, so this is a floor and no rate can be put on it.
Traffic is sampled rather than watched continuously, so every figure is a floor: aircraft not captured between samples are not represented. Rates are per 500 m square - the busiest square in the suburb, not a count of flights over the suburb - and a square is only rated where enough traffic was seen to measure it. Altitudes are above mean sea level. Flight paths change with runway use, weather, season and airspace design. This is a record of observed traffic; it is not a noise contour and not a planning control.
Henley Beach at a glance
How Henley Beach is zoned
Selling in Henley Beach? The zone and overlays on this page are the Planning and Design Code controls a Form 1 vendor's statement has to disclose.
Across its 2.72 km², Henley Beach is highly constrained by planning overlays. About 31% of the suburb sits within a mapped flood overlay. There are 31 heritage-listed sites on record, and the dominant land-use zone is General Neighbourhood. The median lot measures about 363 m² across 3,591 parcels.
Who lives in Henley Beach
Census 2021 figures published by the ABS for the Henley Beach suburb boundary itself, not a wider region.
Socio-economic standing
ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.
Score 1064, and decile 10 within South Australia. The national average is 1000.
Age profile
Share of Henley Beach's 6,259 residents in each ABS age band.
Population trend, 2001 to 2025
Estimated resident population of Henley Beach, the wider ABS statistical area containing Henley Beach. There is no annual population series published at suburb level, so this describes the surrounding area rather than Henley Beach itself.
13,880 in 2001 to 16,888 in 2025, up 22%.
Source: ABS Census 2021 and SEIFA 2021 (Suburbs and Localities), Regional Population (SA2), CC BY 4.0. Small counts are randomly adjusted by the ABS.
Henley Beach data sources and coverage
“Not mapped” means we hold no source layer for this suburb - never an all-clear.
| Dataset | Coverage | Publisher |
|---|---|---|
| Flood mapping | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Bushfire-prone mapping | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Zoning | Mapped | the South Australian Planning and Design Code and Location SA spatial data |
| Heritage and environment | Mapped where published | the South Australian Planning and Design Code and Location SA spatial data |
| Aircraft noise contours (ANEF) | Not held | the South Australian Planning and Design Code and Location SA spatial data, Defence |
| Observed flight paths | Observed | adsb.lol, under the Open Database License |
| Demographics | Available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 26 September 2026. See the methodology and full source list. Source data changes over time and critical decisions should be checked with the responsible authority.
Check a specific Henley Beach address
See exactly which overlays touch a single property - the interactive map is free. Need it on paper? A full planning PDF is just $9.
Aircraft have been seen below 3,000 ft over about 79% of Henley Beach. The report's Aircraft Overflight page narrows that to the address itself: how many aircraft a day, how low, and at what heights.
Building or pricing a slab? The $119 geotechnical desktop report covers geology, soils, bores and an indicative AS 2870 site class for a Henley Beach lot.
See what's in the $9 report →Henley Beach planning - frequently asked
Is Henley Beach flood-prone?
About 31% of Henley Beach falls within a mapped flood overlay, against the council-wide suburb average of 31%.
Is Henley Beach bushfire-prone?
Bushfire mapping covers Henley Beach and little to none of it is mapped as bushfire-prone.
Is Henley Beach under a flight path?
Aircraft were observed below 3,000 ft over about 79% of Henley Beach, and over about 98% at any altitude up to 10,000 ft, in the period sampled (4 Sep 2026 to 26 Sep 2026). The lowest measured aircraft was at 500 ft, with an average of 1,000 ft. At the busiest point in the suburb about 19 aircraft a day were recorded passing over one 500 m square. Traffic is sampled rather than watched continuously and flight paths change with runway use, weather and season; the ANEF contour is the planning instrument.
What is the zoning in Henley Beach?
The dominant planning zone in Henley Beach is General Neighbourhood, though the suburb also includes Established Neighbourhood and Open Space.
Does Henley Beach have heritage-listed places?
Henley Beach has 31 heritage-listed places on record.
What is the typical lot size in Henley Beach?
Across 3,591 surveyed parcels in Henley Beach, the median lot size is about 363 m².
Does Henley Beach have a train station?
There is no train station inside Henley Beach itself. The suburb is served by 42 bus stops.
What is the population of Henley Beach?
At the 2021 Census Henley Beach had 6,259 usual residents, with a median age of 45 and an average household size of 2.3 people. The wider Henley Beach statistical area, which contains Henley Beach, went from 13,880 people in 2001 to 16,888 in 2025, up 22%.
Is Henley Beach an advantaged suburb?
On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Henley Beach scores 1064 and sits in decile 9 of 10 nationally and decile 10 within South Australia (decile 1 is the most disadvantaged tenth, decile 10 the least).
What is the median household income in Henley Beach?
Median household income in Henley Beach was $1,879 a week at the 2021 Census, against $1,595 for the typical suburb in City of Charles Sturt. Median rent was $345 a week and the median mortgage repayment $2,000 a month.
Compare nearby suburbs
| Nearby suburb | Distance | Flood mapped | Bushfire-prone |
|---|---|---|---|
| Fulham Gardens | 1.3 km | 24% | 0% |
| Henley Beach South | 1.6 km | 24% | 0% |
| Fulham City of West Torrens |
1.9 km | 11% | 0% |
| Grange | 2.4 km | 24% | 0% |
| Kidman Park | 2.6 km | 15% | 0% |
| Seaton | 3.0 km | 42% | 0% |
| Lockleys City of West Torrens |
3.3 km | 7% | 0% |
| West Beach City of West Torrens |
3.5 km | 9% | 0% |
| Tennyson | 3.5 km | 11% | 0% |
| Findon | 3.6 km | 43% | 0% |