Baxter
With 92.3% of residents commuting by car and only 1.1% using public transport, Baxter is one of the most car-dependent suburbs in the Mornington Peninsula region. That figure captures the suburb's character: low density at 218.5 people per km2, a predominantly detached-house stock at 87.3%, and a relatively stable population of 2,166 where 83.3% have stayed put in the same dwelling compared to high-turnover urban centres. Median house prices reached $706,000 in the April-June 2024 quarter, up 113.6% from $330,500 in 2013, with a compound annual growth rate of 5.6% over 14 years.
Population
2,166
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,493/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$706K
Apr-Jun 2024
The median house price of $706,000 in April-June 2024 sits below its January-March 2024 peak of $755,000, a 6.5% pullback that may represent a buying opportunity for those who missed the run-up. Prices have compounded at 5.6% annually over 14 years from $330,500 in 2013, which is a meaningful real return compared to inflation. The housing stock is dominated by separate houses at 87.3%, with three-bedroom homes accounting for 64.7% of all dwellings and four-plus bedrooms at 22.4%. Monthly mortgage repayments average $1,690, producing a mortgage-to-income ratio of 26.1%, which falls below the standard 30% stress threshold. Ownership rates are high: 34.5% own outright and 48.4% are on a mortgage, leaving only 17.1% renting.
For Buyers
The median house price of $706,000 in April-June 2024 sits below its January-March 2024 peak of $755,000, a 6.5% pullback that may represent a buying opportunity for those who missed the run-up. Prices have compounded at 5.6% annually over 14 years from $330,500 in 2013, which is a meaningful real return compared to inflation. The housing stock is dominated by separate houses at 87.3%, with three-bedroom homes accounting for 64.7% of all dwellings and four-plus bedrooms at 22.4%. Monthly mortgage repayments average $1,690, producing a mortgage-to-income ratio of 26.1%, which falls below the standard 30% stress threshold. Ownership rates are high: 34.5% own outright and 48.4% are on a mortgage, leaving only 17.1% renting.
For Investors
Baxter's investor fundamentals are modest rather than compelling. The renter share of 17.1% is well below average, limiting the tenant pool, and weekly rent of $360 against a $706,000 median implies a gross yield around 2.7%, lower than many comparable regional suburbs. The vacancy rate of 4.5% is elevated, signalling soft rental demand relative to supply. Development activity is thin at just 4 applications in the past 12 months, meaning no near-term supply pressure from new builds. The suburb's strength for investors is in long-term capital growth: a CAGR of 5.6% over 14 years and a 113.6% total price gain from 2013 to 2024 show consistent appreciation, driven by the Mornington Peninsula's appeal as a lifestyle and semi-rural corridor south of Melbourne.
Development Activity
Total DAs
10
Last 12 Months
4
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Baxter iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Baxter Primary School
Prep-6 · 216 students
Demographics
Baxter skews slightly older than average, with a median age of 40 matching the national figure exactly. The overseas-born share of 14.4% is 7.2 percentage points below the national rate, reflecting the suburb's Anglo-Celtic roots: English (943 residents), Irish (265) and Scottish (250) are the three largest ancestry groups. University qualifications at 19.7% run 10.4 points below the national figure, consistent with an occupational mix weighted toward trade and service industries. Average household size of 2.3 is marginally below the national average. The family composition leans toward couples: 33.0% of families are couples with children and 30.6% are couples without children, with no single-parent family data recorded.
Age Distribution
Bedrooms
Dwelling Structure
87.3%
Houses
12.7%
Townhouse
N/A
Apartment
Tenure
The tenure pattern reveals a settled, mortgage-committed community. Outright owners at 34.5% and mortgage holders at 48.4% together account for 82.9% of households, compared to a national owner-occupier average well below that combined figure. Renters at 17.1% are a minority, which suppresses rental yield but reflects genuine owner preference for the area. Three-bedroom homes dominate at 64.7%, followed by four-plus bedrooms at 22.4%, making Baxter a family-oriented market rather than a downsizer or investor-driven one. The semi-detached share of 12.7% provides some housing diversity around the detached-dominant 87.3% majority. Price history shows strong long-run appreciation: from a trough of $325,000 in 2014 to a peak of $755,000 in early 2024, before settling at $706,000 in the most recent quarter.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,690
Rent / wk
$360
HH Size
2.3
Personal Income / wk
$774
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
42
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.1%
Community Profile
Ancestry
Household Composition
30.6%
Couples, no children
1,685
Total families
Economy & Employment
Construction is the dominant industry at 22.5% of local employment (162 workers), unusually high compared to the national average, because the peninsula's ongoing residential and rural development draws tradespeople to the area. Healthcare follows at 17.1% (123 workers), then Education at 10.8%, Manufacturing at 7.4% and Retail at 6.5%. By occupation, Professionals lead (162 workers), followed closely by Labourers (144), Community and Personal Service (137), Managers (134) and Clerical/Admin (132). The unemployment rate of 2.8% is low and the full-time employment rate sits at 62.8%. Household income at the 46.6th percentile nationally puts Baxter in the mid-income bracket, below the median but not in the lower tier.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.8%
Part-time
34.4%
Participation
59.7%
Employed
1,067
Occupations
Top Industries
University
19.7%
Postgraduate
3.4%
Born Overseas
14.4%
Dwellings
902
Transport to Work
Car dependence is the defining livability trade-off in Baxter. With 92.3% of residents driving to work and only 1.1% using public transport, the suburb functions as a low-density, lifestyle-oriented area that works well for households with multiple vehicles but is difficult without one. Crime stands at 254 recorded offences, a rate of 117.3 per 1,000 residents, with property and deception offences accounting for 156 of those. At 2,166 residents across 9.91 km2, the density of 218.5 people per km2 is low compared to suburban Melbourne norms. No schools are recorded within the suburb boundary itself, so families depend on facilities in surrounding Mornington Peninsula localities. Mortgage stress is minimal with a mortgage-to-income ratio of 26.1%, which is below the 30% threshold that typically signals financial strain.
Drive
92.3%
Public Transport
1.1%
Walk / Cycle
3.2%
Work from Home
N/A
Safety & Crime
Total Offences
254
Year ending June 2024
Rate per 1,000 People
117.3
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Baxter compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Baxter a good suburb to live in?
Baxter suits households seeking a low-density, semi-rural lifestyle on the Mornington Peninsula. The mortgage-to-income ratio of 26.1% is below the 30% stress threshold, meaning typical owner-occupiers are not financially stretched. The main trade-offs are near-complete car dependence (92.3% drive to work) and no recorded schools inside the suburb boundary, so families rely on neighbouring localities.
What is the median house price in Baxter?
The median house price was $706,000 in the April-June 2024 quarter, down 6.5% from the January-March 2024 peak of $755,000. Long-term appreciation has been strong: prices have grown 113.6% from $330,500 in 2013, a compound annual growth rate of 5.6% over 14 years. Monthly mortgage repayments average $1,690.
What schools are in Baxter?
No schools are recorded within the Baxter suburb boundary in this dataset. Families in the area typically access schools in neighbouring Mornington Peninsula suburbs. The suburb's university qualification rate of 19.7% is 10.4 points below the national figure, reflecting the local occupational mix rather than a lack of educational engagement.
Is Baxter safe?
Baxter recorded 254 offences in the reference period, a rate of 117.3 per 1,000 residents. Property and deception offences were the largest category at 156 incidents. Crimes against the person numbered 31. The low population of 2,166 means even a modest absolute count produces a relatively elevated per-capita rate, so context matters when interpreting this figure.
Is Baxter good for property investment?
The investment case rests primarily on capital growth rather than yield. A 5.6% compound annual growth rate over 14 years and 113.6% total price appreciation from 2013 to 2024 are strong indicators. However, weekly rent of $360 against a $706,000 median implies a gross yield around 2.7%, and a vacancy rate of 4.5% suggests soft rental demand, so investors should model returns with conservative rental assumptions.
How is Baxter's population changing?
Baxter has a stable, low-turnover population of 2,166, with 83.3% of residents staying in the same dwelling and only 16.7% annual turnover. Development activity of just 4 planning applications in the past 12 months confirms the suburb is in slow-change mode rather than active expansion. The density of 218.5 people per km2 is low, suggesting significant land remains undeveloped relative to Melbourne's denser suburbs.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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