Beaumaris
High household incomes and older owner-occupiers define Beaumaris more than growth does: household income sits at the 94.1 percentile, median age is 48, 8.0 years above the national benchmark, and 49.4% of homes are owned outright. Compared with better rail-served neighbours such as Sandringham and Cheltenham, its identity is more coastal detached housing because 78.9% of dwellings are separate houses and apartments are only 5.1%. The 13,947 residents live at 2,692.2 people per sq km, so demand is shaped by scarce family blocks rather than rapid infill.
Population
13,947
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$2,626/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$2.0M
Apr-Jun 2024
Homebuyers are paying for land and household stability: the median house price is $1,995,000 in Apr-Jun 2024, only 8.4% below the Oct-Dec 2023 peak after an 86.1% rise since 2013. Separate houses are 78.9% of stock and 4-plus bedroom homes are 45.2%, higher than the apartment share of 5.1%, so families get space but face a high entry price. Mortgage costs take 26.4% of income and the local median monthly mortgage is $3,000, which helps explain why outright ownership is 49.4%.
For Buyers
Homebuyers are paying for land and household stability: the median house price is $1,995,000 in Apr-Jun 2024, only 8.4% below the Oct-Dec 2023 peak after an 86.1% rise since 2013. Separate houses are 78.9% of stock and 4-plus bedroom homes are 45.2%, higher than the apartment share of 5.1%, so families get space but face a high entry price. Mortgage costs take 26.4% of income and the local median monthly mortgage is $3,000, which helps explain why outright ownership is 49.4%.
For Investors
Investors face a prestige market with limited rental depth rather than a high-turnover renter base. Renters are just 13.0% of households, below the 87.0% combined owner and mortgagor base, while weekly rent is $612 and vacancy is 6.7%. That higher vacancy can soften near-term pricing power, but scarcity still matters because only 7 development applications were recorded in 12 months and apartments make up 5.1% of dwellings. Overseas migration adds an average 156 people a year, partly offset by -60 internal migration.
Development Activity
Total DAs
24
Last 12 Months
12
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 Beaumaris iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beaumaris North Primary School
Prep-6 · 477 students
Stella Maris School
Prep-6 · 143 students
Beaumaris Primary School
Prep-6 · 558 students
Beaumaris Secondary College
7-12 · 893 students
Demographics
Beaumaris skews older, educated and locally rooted: median age is 48, which is 8.0 years above the national benchmark, while university attainment is 54.1%, 24.0 percentage points higher than national. Overseas-born residents are 24.4%, only 2.8 points above national, so the ancestry mix remains more British and Irish leaning than many Melbourne suburbs, led by English 5,940, Irish 1,963 and Scottish 1,702 responses. Average household size is 2.7, 0.2 higher than national, because large family homes are common.
Age Distribution
Bedrooms
Dwelling Structure
78.9%
Houses
15.5%
Townhouse
5.1%
Apartment
Tenure
The housing market is detached and equity-rich. Houses sit at a median $1,995,000, up 86.1% from the 2013 trough of $1,072,000, though 8.4% below the $2,177,500 peak in Oct-Dec 2023. The 14-year CAGR is 4.5%, so gains have been steady rather than speculative. Ownership is unusually strong because 49.4% own outright and 37.6% have a mortgage, while renting is only 13.0%. With 45.2% at 4-plus bedrooms and apartments just 5.1%, Beaumaris is more family-house oriented than nearby Sandringham.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$3,000
Rent / wk
$612
HH Size
2.7
Personal Income / wk
$1,044
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.7%
Unoccupied
362
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.4%
Couples, no children
12,120
Total families
Economy & Employment
Local employment is led by high-skill service work: Professional/Tech accounts for 16.7% of the resident workforce, Healthcare 13.6%, Education 13.0%, Construction 9.1% and Finance 7.4%. That matches the occupation base, with 2,148 professionals and 1,715 managers, and supports household income in the 94.1 percentile. Unemployment is 4.0% with 60.1% full-time employment. SEIFA is consistently advantaged: IEO 10, IER 10, IRSD 10 and IRSAD 10, all above the national average, with no major decile mismatch.
Unemployment
2.7%
Labour Force
7,925
Unemployed
211
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.1%
Part-time
35.9%
Participation
59.3%
Employed
6,517
Occupations
Top Industries
University
54.1%
Postgraduate
13.9%
Born Overseas
24.4%
Dwellings
5,008
Transport to Work
Daily life is car-led and school-focused. Public transport commuting is only 2.5% compared with 87.0% driving, because the suburb relies more on road access than a local rail station. School depth is a major strength: 4 local schools span ICSEA 1113 to 1150, led by Beaumaris North Primary at 1150, Stella Maris at 1137 and Beaumaris Primary at 1134 across Government and Catholic options. Safety is supported by 424 offences and 30.4 crimes per 1,000, while IRSAD decile 10 signals above-average advantage.
Drive
87.0%
Public Transport
2.5%
Walk / Cycle
5.3%
Work from Home
N/A
Population Forecast
+0.44%/yr
(+64 people/yr)
EstablishedGrowth is slow because Beaumaris is already built out. The trend adds 0.44% a year, or about 64 people, with the medium path rising from 14,546 in 2026 to 14,865 in 2031. Migration is split: overseas migration is the primary driver at an average 156 people a year, while internal migration is -60 as locals trade out or age in place. The shift trajectory is Aging, with senior share up 4.0 points and young share down 1.9; the gentrification score is 0, stage Not gentrifying, below classic renewal suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+156
Net Internal / yr
-60
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
424
Year ending June 2024
Rate per 1,000 People
30.4
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 Beaumaris compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beaumaris a good suburb to live in?
Yes, especially for buyers who value space, schools and lower turnover. Beaumaris has 78.9% separate houses, 4 local schools and an IRSAD decile of 10, above average. The trade-off is car reliance, with 87.0% driving to work and only 2.5% using public transport.
What is the median house price in Beaumaris?
The median house price in Beaumaris is $1,995,000 for Apr-Jun 2024. That is 8.4% below the Oct-Dec 2023 peak of $2,177,500 but still 86.1% higher than the 2013 level of $1,072,000.
What schools are in Beaumaris?
Beaumaris has 4 local schools: 3 primary options and 1 secondary college. ICSEA scores range from 1113 to 1150, above average, with Government and Catholic sectors represented across Beaumaris North Primary, Stella Maris, Beaumaris Primary and Beaumaris Secondary College.
Is Beaumaris safe?
Beaumaris recorded 424 offences, equal to 30.4 crimes per 1,000 residents. Property and deception offences are the largest category at 280, so safety is comparatively stronger for personal crime than for theft or fraud-related incidents.
Is Beaumaris good for property investment?
Beaumaris can suit long-horizon investors more than yield-first buyers. Renting is only 13.0%, vacancy is 6.7% and weekly rent is $612, so demand is narrower, but limited supply helps because apartments are 5.1% of dwellings and only 7 development applications were recorded in 12 months.
How is Beaumaris's population changing?
Population growth is modest. The trend is 0.44% a year, or about 64 people, with the medium projection moving from 14,546 in 2026 to 14,865 in 2031. Overseas migration averages 156 annually, higher than the -60 internal migration drag.
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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