Beaconsfield
A 14-year CAGR of 4.8%, from $486,500 in 2013 to a mid-2023 peak of $1,079,000 then correcting 12.9% to $940,000, shows Beaconsfield riding Melbourne's outer-ring cycle harder than most. Household incomes at the 87th percentile nationally, combined with a 50.4% mortgage rate, the highest in this batch, confirm a suburb of dual-income families leveraging heavily into property. The 45.7 per 1,000 crime rate is dominated by property offences (202 of 332), close to the Melbourne suburban average. At 60.2% four-plus-bedroom homes, the housing stock was purpose-built for families.
Population
7,267
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,279/wk
DAs (12 months)iDevelopment Applications lodged in the past year
16
At $940,000 (mid-2024), Beaconsfield sits 12.9% below its mid-2023 peak of $1,079,000, offering a meaningful correction entry. The preceding quarter of $882,000 (Jan-Mar 2024) suggests price volatility within a narrow band. Mortgage-to-income of 20.3% is comfortable on the 87th-percentile household income. The stock is 86.6% detached houses with 60.2% having 4-plus bedrooms, designed for families with children. Semi-detached at 10.2% provides some townhouse alternatives. The 82.6% residential retention rate is high, indicating homeowner satisfaction. Two schools, both above ICSEA 1040, provide local education without leaving the suburb.
For Buyers
At $940,000 (mid-2024), Beaconsfield sits 12.9% below its mid-2023 peak of $1,079,000, offering a meaningful correction entry. The preceding quarter of $882,000 (Jan-Mar 2024) suggests price volatility within a narrow band. Mortgage-to-income of 20.3% is comfortable on the 87th-percentile household income. The stock is 86.6% detached houses with 60.2% having 4-plus bedrooms, designed for families with children. Semi-detached at 10.2% provides some townhouse alternatives. The 82.6% residential retention rate is high, indicating homeowner satisfaction. Two schools, both above ICSEA 1040, provide local education without leaving the suburb.
For Investors
Weekly rent of $390 on the approximately $940,000 median produces a gross yield of roughly 2.2%. The 3.6% vacancy rate is healthy. Only 16.9% of households rent, limiting the tenant pool. With 16 DAs in 12 months, mostly subdivision applications, new lot creation is feeding supply into the market. Population growth data projects to moderate expansion. The 12.9% correction from peak creates a capital risk buffer for new investors but also signals this suburb tracks broader Melbourne cycles closely. The construction industry employs 15.8% of residents, above any other sector, meaning local employment is cyclically exposed.
Development Activity
Total DAs
27
Last 12 Months
16
YoY ChangeiYear-over-year change in DA lodgements
+1500.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beaconsfield iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beaconsfield Primary School
Prep-6 · 603 students
St Francis Xavier College
7-12 · 2797 students
Demographics
Beaconsfield's median age of 39 sits 1 year below the national figure. University attainment at 29.6% is 0.5 points below the national rate, average by most measures. English ancestry dominates (2,818), followed by Scottish (766) and Irish (757), with Italian (360) adding a Southern European thread. At 20.8% born overseas, the suburb sits 0.8 points below the national average. Sinhala (51 speakers) and Mandarin (40) are the most common non-English languages. Average household size of 2.9 is 0.4 above the national figure. The participation rate of 67% is strong, and the 3.9% unemployment rate is near the national average.
Age Distribution
Bedrooms
Dwelling Structure
86.6%
Houses
10.2%
Townhouse
N/A
Apartment
Tenure
The median house price of $940,000 (mid-2024) represents a 93.2% gain from the 2013 base of $486,500, with a CAGR of 4.8% over 14 years. The peak of $1,079,000 in mid-2023 shows recent correction of 12.9%. Detached houses at 86.6% dominate, with semi-detached at 10.2%. Four-plus-bedroom homes at 60.2% and three-bedroom at 30.6% confirm the family-oriented stock. Ownership patterns show heavy leverage: 50.4% hold mortgages (the highest in this batch), 32.7% own outright, and only 16.9% rent. Rent-to-income of 17.1% and mortgage-to-income of 20.3% both sit well below stress thresholds.
Median House Price Trend
Source: state property sales data
Mortgage / mo
$2,000
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$390
Census 2021
HH Size
2.9
Personal Income / wk
$887
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.6%
Unoccupied
90
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.2%
Couples, no children
6,362
Total families
Economy & Employment
Construction leads at 15.8% (413 workers), the highest single-industry share among non-healthcare leaders in this batch, followed closely by healthcare (15.4%, 401) and education (13.7%, 356). Manufacturing at 9.2% is above the national average, reflecting Dandenong corridor proximity. Professionals (780) and clerical workers (620) lead occupations. Unemployment at 3.9% is near the national average, and the 67% participation rate is strong for a family suburb. SEIFA scores show advantage: IRSD decile 8, IER decile 9, IRSAD decile 7, indicating a well-resourced community, though the IEO decile of 7 suggests educational outcomes are slightly below the economic positioning.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.4%
Part-time
32.7%
Participation
67.0%
Employed
3,771
Occupations
Top Industries
University
29.6%
Postgraduate
7.3%
Born Overseas
20.8%
Dwellings
2,392
Transport to Work
Two schools serve the area: Beaconsfield Primary School (Government, ICSEA 1046, 603 students) and St Francis Xavier College (Catholic, ICSEA 1043, 2,797 secondary students). Both score above the national ICSEA benchmark of 1000. The crime rate of 45.7 per 1,000 is dominated by property offences (202 of 332 total), with crimes against the person at 57. Car dependency at 89.4% is high, with public transport at just 2.2% and walking/cycling at 1.6%. The IRSAD decile of 7 places Beaconsfield above the national midpoint for socio-economic advantage, and the IER decile of 9 confirms strong economic resources.
Drive
89.4%
Public Transport
2.2%
Walk / Cycle
1.6%
Work from Home
N/A
Safety & Crime
Total Offences
332
Year ending June 2024
Rate per 1,000 People
45.7
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 Beaconsfield compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beaconsfield a good suburb to live in?
Beaconsfield suits families seeking large homes (60.2% four-plus bedrooms) with low mortgage stress (20.3% of income). Both schools score above ICSEA 1040, and household incomes sit at the 87th percentile. The crime rate of 45.7 per 1,000, dominated by 202 property offences, is close to the Melbourne suburban average.
What is the median house price in Beaconsfield?
The median house price is $940,000 as of mid-2024, down 12.9% from the mid-2023 peak of $1,079,000. Over 14 years, the CAGR from the $486,500 base in 2013 is 4.8%. The preceding quarter showed $882,000, indicating price volatility.
What schools are in Beaconsfield?
Beaconsfield has 2 schools: Beaconsfield Primary (Government, ICSEA 1046, 603 students) and St Francis Xavier College (Catholic, ICSEA 1043, 2,797 secondary students). St Francis Xavier is one of the largest Catholic colleges in Melbourne's southeast. Both exceed the national ICSEA benchmark of 1000.
Is Beaconsfield safe?
Beaconsfield's crime rate is 45.7 per 1,000 residents, with 332 total offences. Property and deception offences account for 202 (61%), crimes against the person total 57, and drug offences are 22. This profile is close to the average for Melbourne's outer southeastern suburbs.
Is Beaconsfield good for property investment?
Gross yield of approximately 2.2% ($390/week on $940,000) is below the cost of capital. Only 16.9% of households rent, limiting the tenant pool. The 12.9% correction from peak presents both risk and entry opportunity. The 3.6% vacancy rate is healthy, and 16 DAs in 12 months, mostly subdivisions, are feeding new supply.
How is Beaconsfield's population changing?
Beaconsfield sits in Melbourne's Cardinia growth corridor. The demographic is aging in place: the senior share rose 3.7 points and the young share dropped 2.2 points over the decade. The 82.6% residential retention rate indicates high homeowner satisfaction, and the 50.4% mortgage rate, the highest profiled, shows ongoing financial commitment to the suburb.
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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