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.
Everything below is suburb-wide. Overlays change block to block - see which ones actually touch your lot. The map is free.
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. It shows where constraints fall; the interactive map shows them on your exact address.
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 - a $9 planning report pulls them at the lot level for any Henley Beach address.
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. These figures are suburb-wide - the overlays that actually apply to a given lot can differ block to block, which is what a property-level check tells you.
Henley Beach data sources and coverage
Every figure below is an aggregate for the suburb boundary. “Not mapped” means LayeredGeo does not hold a source layer covering this suburb; it is never an all-clear for a particular property.
| 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 |
| Demographics | Not available | Australian Bureau of Statistics (2021 Census and SEIFA) |
Profile last materially updated 20 August 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.
See what's in the $9 report →Henley Beach planning - frequently asked
Where can I see a flood map of Henley Beach?
The schematic on this page is a Henley Beach flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 31% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Henley Beach address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.
Is Henley Beach flood-prone?
About 31% of Henley Beach falls within a mapped flood overlay, against the council-wide suburb average of 31%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.
Is Henley Beach bushfire-prone?
Bushfire mapping covers Henley Beach and little to none of it is mapped as bushfire-prone. Always confirm for the exact lot, as mapping can change.
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. Zoning sets what you can build and do on a site, and can differ lot by lot.
Does Henley Beach have heritage-listed places?
Henley Beach has 31 heritage-listed places on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.
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.
Do I need a planning report for a Henley Beach property?
A Henley Beach planning report pulls every overlay - zoning, flood, bushfire, heritage and environmental - that touches a single lot, on live council and state data. The interactive map preview is free; a full PDF report is $9.
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 | 100% | 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 | 100% | 0% |
| West Beach City of West Torrens |
3.5 km | 72% | 0% |
| Tennyson | 3.5 km | 11% | 0% |
| Findon | 3.6 km | 43% | 0% |