Henley Beach South flood map & planning overlays

A planning-constraint profile of Henley Beach South (City of Charles Sturt, SA) - 1.12 km², mapped from live council and state overlay data. This suburb is moderately constrained.
Profile updated 26 September 2026.

Suburb-wide figures; the free map shows which overlays touch your lot.

Planning schematicHenley Beach South

Constraint readout

1.12 km² - this suburb is moderately constrained by planning overlays.

Flood overlay 24%

≈ council avg (31%) · #20 of 37 mapped council suburbs

Bushfire-prone 0%

· #1 of 37 mapped council suburbs

Environmental13%

4.3× council avg (3%) · #4 of 37 in council

Heritage sites 4 Noise corridor 2% Aircraft noise (ANEF) 2% Aircraft seen below 3,000 ft 100% Mostly General Neighbourhood Flood 20th most affected of 37 →

Elevation hillshade with street names, clipped to Henley Beach South's boundary, with the flood, bushfire and environmental overlays drawn on top. Amber hatching is the published aircraft noise (ANEF) contour. 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 South

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.

Inside an aircraft noise contour

2% of the suburb's land sits inside a published ANEF or airport-environs contour. Contours vary street by street, so whether a particular lot is inside one needs a property-level check.

Highest contour present

ANEF 20

Under AS 2021, land between ANEF 20 and 25 is conditionally acceptable for houses, usually with noise attenuation built in. The contour is a forecast, not a measurement at any one house.

Contours held

SA Planning and Design Code aircraft noise

Observed overflight - sampled 4 Sep to 26 Sep 2026

Under observed aircraft

100%

of the suburb, at or below 10,000 ft

Below 3,000 ft

100%

of the suburb's area

Lowest measured

500 ft

averaging 500 ft

Busiest square

~19 a day

19 a day below 3,000 ft · ±14%
typical observed square 8 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 South at a glance

Parcels 1,580 Median lot 366 m² Bus stops 19

How Henley Beach South is zoned

General Neighbourhood 61%

Open Space 19%

Waterfront Neighbourhood 16%

Housing Diversity Neighbourhood 3%

Local Activity Centre 1%

Established Neighbourhood 0%

Selling in Henley Beach South? 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 1.12 km², Henley Beach South is moderately constrained by planning overlays. About 24% of the suburb sits within a mapped flood overlay. There are 4 heritage-listed sites on record, and the dominant land-use zone is General Neighbourhood. The median lot measures about 366 m² across 1,580 parcels.

Who lives in Henley Beach South

Census 2021 figures published by the ABS for the Henley Beach South suburb boundary itself, not a wider region.

Population

2,799

usual residents, 2021

Median age

years

Median household income

$2,096

per week, City of Charles Sturt suburb typical $1,595

Median rent

$340

per week, City of Charles Sturt suburb typical $320

Median mortgage

$2,167

per month

Household size

2.5

people, average

Socio-economic standing

ABS SEIFA 2021 ranks every Australian suburb. Decile 1 is the most disadvantaged tenth of the country, decile 10 the least.

Advantage and disadvantage (IRSAD) Decile 10

most disadvantagedleast disadvantaged

Score 1076, and decile 10 within South Australia. The national average is 1000.

Relative disadvantage (IRSD) Decile 9

most disadvantagedleast disadvantaged

Age profile

Share of Henley Beach South's 2,799 residents in each ABS age band.

0-4 4.5%

5-14 12.0%

15-19 6.3%

20-24 5.8%

25-34 10.2%

35-44 13.3%

45-54 16.4%

55-64 15.4%

65-74 10.5%

75-84 3.8%

85+ 1.8%

Population trend, 2001 to 2025

Estimated resident population of Henley Beach, the wider ABS statistical area containing Henley Beach South. There is no annual population series published at suburb level, so this describes the surrounding area rather than Henley Beach South 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 South 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)	Inside a held contour	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 South 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 100% of Henley Beach South. 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 South lot.

See what's in the $9 report →

Henley Beach South planning - frequently asked

Is Henley Beach South flood-prone?

About 24% of Henley Beach South falls within a mapped flood overlay, against the council-wide suburb average of 31%.

Is Henley Beach South bushfire-prone?

Bushfire mapping covers Henley Beach South and little to none of it is mapped as bushfire-prone.

Is Henley Beach South affected by aircraft noise?

About 2% of Henley Beach South sits inside a published aircraft noise contour, and the highest contour present is ANEF 20 - under AS 2021, land between ANEF 20 and 25 is conditionally acceptable for houses, usually with noise attenuation in the build. ANEF contours are forecasts published per airport and used to control noise-sensitive development; they are not a measurement at any one house, and a property can sit under a flight path and outside every contour.

Is Henley Beach South under a flight path?

Aircraft were observed below 3,000 ft over about 100% of Henley Beach South, in the period sampled (4 Sep 2026 to 26 Sep 2026). The lowest measured aircraft was at 500 ft, with an average of 500 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 South?

The dominant planning zone in Henley Beach South is General Neighbourhood, though the suburb also includes Open Space and Waterfront Neighbourhood.

Does Henley Beach South have heritage-listed places?

Henley Beach South has 4 heritage-listed places on record.

What is the typical lot size in Henley Beach South?

Across 1,580 surveyed parcels in Henley Beach South, the median lot size is about 366 m².

Does Henley Beach South have a train station?

There is no train station inside Henley Beach South itself. The suburb is served by 19 bus stops.

What is the population of Henley Beach South?

At the 2021 Census Henley Beach South had 2,799 usual residents, with a median age of 43 and an average household size of 2.5 people. The wider Henley Beach statistical area, which contains Henley Beach South, went from 13,880 people in 2001 to 16,888 in 2025, up 22%.

Is Henley Beach South an advantaged suburb?

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Henley Beach South scores 1076 and sits in decile 10 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 South?

Median household income in Henley Beach South was $2,096 a week at the 2021 Census, against $1,595 for the typical suburb in City of Charles Sturt. Median rent was $340 a week and the median mortgage repayment $2,167 a month.

Compare nearby suburbs

Nearby suburb	Distance	Flood mapped	Bushfire-prone
Fulham City of West Torrens	1.2 km	11%	0%
Henley Beach	1.6 km	31%	0%
Fulham Gardens	1.9 km	24%	0%
West Beach City of West Torrens	2.0 km	9%	0%
Lockleys City of West Torrens	2.9 km	7%	0%
Kidman Park	3.0 km	15%	0%
Adelaide Airport City of West Torrens	3.5 km	42%	0%
Brooklyn Park City of West Torrens	3.8 km	29%	0%
Grange	3.9 km	24%	0%
Seaton	4.3 km	42%	0%

See all City of Charles Sturt suburb profiles →