Beaufort
With a median age of 51, Beaufort sits 11 years above the national figure, making it one of regional Victoria's most strikingly older communities. The $365,000 median house price is well below the state median, reflecting an affordability profile that places household income in the 13.9th percentile nationally. Population grew 21.1% over the past decade, reaching 1,712 residents in an area spanning 156.94 km2, yet the vacancy rate of 14.8% signals constrained rental demand rather than a tight market. Around 97% of dwellings are separate houses and 51.2% are owned outright, a tenure pattern typical of long-settled rural towns where debt-free homeownership is the norm.
Population
1,712
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,031/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$365K
Apr-Jun 2024
The $365,000 median house price, recorded in the Apr-Jun 2024 quarter, is significantly lower than state and national medians, making Beaufort one of regional Victoria's more accessible entry points. Prices peaked at $488,000 in Oct-Dec 2023 before pulling back 25.2%, a correction that effectively reset affordability for buyers who missed the post-COVID run-up. Over 14 years, prices have roughly doubled from $186,000, a CAGR of 4.9%. Monthly mortgage repayments average $1,160, producing a mortgage-to-income ratio of 26.0%, below the 30% stress threshold, so buyers are not stretching. Stock is overwhelmingly separate houses at 97%, with 3-bedroom homes the dominant type at 53.9%, and 4-plus bedroom homes accounting for 24.4%. The outright ownership rate of 51.2% is well above average, reflecting long-term owner stability.
For Buyers
The $365,000 median house price, recorded in the Apr-Jun 2024 quarter, is significantly lower than state and national medians, making Beaufort one of regional Victoria's more accessible entry points. Prices peaked at $488,000 in Oct-Dec 2023 before pulling back 25.2%, a correction that effectively reset affordability for buyers who missed the post-COVID run-up. Over 14 years, prices have roughly doubled from $186,000, a CAGR of 4.9%. Monthly mortgage repayments average $1,160, producing a mortgage-to-income ratio of 26.0%, below the 30% stress threshold, so buyers are not stretching. Stock is overwhelmingly separate houses at 97%, with 3-bedroom homes the dominant type at 53.9%, and 4-plus bedroom homes accounting for 24.4%. The outright ownership rate of 51.2% is well above average, reflecting long-term owner stability.
For Investors
A rental yield story at Beaufort requires caution. Weekly rent of $250 against a $365,000 median implies a gross yield around 3.6%, modest by regional standards. The vacancy rate of 14.8% is high compared to a healthy market threshold of 2-3%, signalling that rental demand does not absorb available stock. The renter share is just 17.8%, lower than national averages, so the tenant pool is thin. Development activity is minimal, with only 7 applications in the past 12 months. On the positive side, annual population growth runs at 1.08% (around 52 persons per year), driven by balanced internal and overseas migration averaging 47 and 8 net arrivals annually. Rent grew 55.7% over the decade, outpacing income growth of 25.8%, which points to long-run rental demand firming even if the current vacancy is elevated.
Development Activity
Total DAs
13
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
+700.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beaufort iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beaufort Primary School
Prep-6 · 130 students
Beaufort Secondary College
7-12 · 201 students
Demographics
Beaufort's median age of 51 is 11 years above the national figure, and the senior share rose 5.9 points while the working-age share fell 3.4 points over the decade, confirming a firmly aging trajectory. The overseas-born share is 10.6%, which is 11 percentage points below the national figure, and ancestry is predominantly Anglo-Celtic: English (778 residents), Irish (220) and Scottish (201) are the top three groups. University qualifications reach 15.9%, which is 14.2 points below the national average, consistent with a blue-collar and service-sector workforce profile. Average household size of 2.1 is 0.4 below national, and couples without children make up 37.5% of families, reflecting the older resident base. The volunteering rate of 21.8% suggests a degree of community participation above what the disadvantage index alone would predict.
Age Distribution
Bedrooms
Dwelling Structure
97.0%
Houses
1.9%
Townhouse
0.4%
Apartment
Tenure
Beaufort's housing market is defined by affordable detached houses and high outright ownership. The median price of $365,000 in Apr-Jun 2024 represents a 96.2% gain since 2013 when the trough stood at $186,000, outpacing many regional benchmarks. The peak reached $488,000 in Oct-Dec 2023, and the subsequent 25.2% correction brought prices closer to long-run fundamentals. Tenure is unusually owner-heavy: 51.2% own outright and only 31.0% carry a mortgage, far above the national outright ownership rate, suggesting the population is older and has paid down debt over decades. Renters account for 17.8% of households. Separate houses comprise 97% of dwellings, apartments just 0.4%. The 3-bedroom home at 53.9% is the dominant type, with 4-plus bedroom homes at 24.4% pointing to a suburban family standard rather than compact living.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,160
Rent / wk
$250
HH Size
2.1
Personal Income / wk
$575
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.8%
Unoccupied
126
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.0%
Community Profile
Ancestry
Household Composition
37.5%
Couples, no children
1,201
Total families
Economy & Employment
Healthcare is the largest employer at 19.1% of workers (73 jobs), ahead of Public Administration at 17.5% (67 jobs) and Construction at 10.2% (39 jobs). Agriculture and Education each account for 9.7% (37 jobs apiece), reflecting the mixed rural-service character of a regional town. By occupation, Labourers lead at 104 workers, followed by Community and Personal Service at 96 and Professionals at 86. The unemployment rate is 5.4%, modestly above national averages, and the participation rate of 43.1% is notably low, largely because 656 residents are not in the labour force, consistent with an older and partly retired population. On SEIFA, Beaufort scores in the 3rd decile on both IRSD and IRSAD, placing it in the lower third nationally for relative disadvantage and advantage, with household income in the 13.9th percentile confirming limited economic resources.
Unemployment
4.2%
Labour Force
2,240
Unemployed
93
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.4%
Part-time
34.2%
Participation
43.1%
Employed
596
Occupations
Top Industries
University
15.9%
Postgraduate
3.6%
Born Overseas
10.6%
Dwellings
726
Transport to Work
Car reliance in Beaufort is high, with 87.8% of residents driving to work, above state and national averages for urban areas, which is expected for a rural town 157 km from Melbourne. Walking and cycling account for 6.1% of commutes. Crime totals 145 incidents annually at a rate of 84.7 per 1,000 residents; property and deception offences account for 102 of those, while crimes against the person number 20. The IRSAD decile of 3 places Beaufort in the lower third nationally for socio-economic advantage, and housing stress is contained: rent-to-income at 24.2% and mortgage-to-income at 26.0% both sit below the 30% stress threshold. The need-for-assistance rate of 10.4% (164 residents) is elevated compared to the national average, consistent with the older age profile and the lower-decile socio-economic position.
Drive
87.8%
Public Transport
N/A
Walk / Cycle
6.1%
Work from Home
N/A
Population Forecast
+1.08%/yr
(+52 people/yr)
EstablishedPopulation growth in Beaufort is moderate and steady. Annual growth runs at 1.08%, adding roughly 52 persons per year. The broader SA2 that encompasses the suburb grew from 4,686 in 2023 to 4,816 in 2025, and medium forecasts project continued growth to around 5,128 by 2031. The 10-year population change of 21.1% is a meaningful gain for a small regional town. Migration is balanced: net internal migration averages 47 arrivals a year and overseas migration adds 8. The gentrification score of 8 out of 100 classifies the suburb as not gentrifying, which reflects its 3rd decile SEIFA position and limited new investment. The aging trajectory with a 5.9-point senior share increase is the dominant structural shift, meaning future service demand will lean toward healthcare and aged care rather than schools and childcare.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+8
Net Internal / yr
+47
Gentrification Signal
Not gentrifying
Population +24% since 2011
Safety & Crime
Total Offences
145
Year ending June 2024
Rate per 1,000 People
84.7
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 Beaufort compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beaufort a good suburb to live in?
Beaufort suits residents who value affordability and a quiet rural lifestyle. The $365,000 median house price is well below state averages, and mortgage-to-income at 26.0% stays below the 30% stress threshold. SEIFA places it in the 3rd decile nationally, reflecting limited services compared to urban areas, but car ownership at 87.8% keeps most residents mobile.
What is the median house price in Beaufort?
The median house price is $365,000, recorded in Apr-Jun 2024. Prices peaked at $488,000 in Oct-Dec 2023 before falling 25.2%. Since 2013, prices have risen 96.2% from a trough of $186,000, a CAGR of 4.9% over 14 years. Weekly rent averages $250.
What schools are in Beaufort?
No schools are recorded within the Beaufort suburb boundary in this dataset. Families with school-age children typically access education in the broader Beaufort township area. The local university qualification rate of 15.9% is 14.2 points below the national average, reflecting the region's vocational and trade workforce composition.
Is Beaufort safe?
Beaufort recorded 145 total crimes in the latest period, a rate of 84.7 per 1,000 residents. Property and deception offences accounted for 102 incidents, crimes against the person 20, and public order offences 12. Direct comparison is limited, but the low-density rural character and strong community volunteering rate of 21.8% are positive indicators.
Is Beaufort good for property investment?
The investment case is mixed. Weekly rent of $250 against a $365,000 median implies a gross yield around 3.6%, modest but ahead of metro markets. The 14.8% vacancy rate is elevated compared to a healthy 2-3%, meaning vacant periods can erode returns. Rent grew 55.7% over the decade, supporting long-run yield improvement, and annual population growth of 1.08% provides a demand base.
How is Beaufort's population changing?
Beaufort's population is growing at 1.08% annually, adding around 52 residents per year. The 10-year growth rate is 21.1%. Medium forecasts project the broader SA2 population reaching 5,128 by 2031. The dominant shift is an aging profile, with the senior share rising 5.9 points and working-age share falling 3.4 points over the decade.
What is the demographic profile of Beaufort?
Beaufort has a median age of 51, which is 11 years above the national figure. The population of 1,712 is predominantly Anglo-Celtic, with English, Irish and Scottish the top ancestries. The overseas-born share of 10.6% is 11 points below national. Average household size is 2.1, and 37.5% of families are couples without children.
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.
Explore Beaufort on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map