Beaumaris
Household income sits at the 94.1st percentile, while 48.8% of homes are owned outright, supporting a premium, established-wealth profile. The suburb has 13,947 residents and a density of 2,692.2 people per square kilometre. For buyers comparing Beaumaris with nearby Black Rock or Cheltenham, its defining signal is the detached housing base: 78.9% of dwellings are separate houses and only 5.1% are apartments. Slow growth at 0.44% annually reflects limited turnover and an established housing market.
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
15
Median House
$2.1M
October to December 2025
Beaumaris suits households prioritising established streets, larger homes and tenure stability, but the entry price is high. Four-plus-bedroom homes account for 45.2% and separate houses 78.9%, so families and downsizers are choosing from a housing stock that is more detached than apartment-focused. Mortgage costs are $3,000 monthly, equal to 26.4% of household income, with mortgage stress flagged false. Renting accounts for only 12.9%, lower than the ownership share because long-term owner occupation is established.
For Buyers
Beaumaris suits households prioritising established streets, larger homes and tenure stability, but the entry price is high. Four-plus-bedroom homes account for 45.2% and separate houses 78.9%, so families and downsizers are choosing from a housing stock that is more detached than apartment-focused. Mortgage costs are $3,000 monthly, equal to 26.4% of household income, with mortgage stress flagged false. Renting accounts for only 12.9%, lower than the ownership share because long-term owner occupation is established.
For Investors
Beaumaris is a low-yield, lower-turnover investment market rather than a cash-flow play. Only 12.9% of households rent and 48.8% own outright, limiting the tenant pool but signalling strong owner-occupier demand. Recorded rent growth is 32.5%, yet the latest price is 7.6% below the 2025 peak, so capital performance has not been linear. Seventeen development applications in 12 months point to modest infill rather than a large pipeline. Overseas migration is the primary forecast driver, which may support rental demand, but annual growth is only 0.44%.
Development Activity
Total DAs
29
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
+150.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beaumaris
Open-register school locations for education access. This is not a school-quality ranking.
Beaumaris North Primary School
Beaumaris Primary School
Stella Maris School
Beaumaris Secondary College
Demographics
Beaumaris has an older, highly educated and comparatively affluent population. Median age is 48, or 8 years above national, while 54.1% of residents hold a university qualification, 24 percentage points higher than national. Household size averages 2.7 people, only 0.2 above national. Couples with children account for 51.2% of families and couples without children 38.3%, giving the suburb both family and downsizer appeal. English, Irish and Scottish are the leading ancestries, while Christianity records 6,607 people versus 6,322 reporting no religion. Overseas-born residents make up 24.4%, 2.8 points above national. A 17.3% turnover rate and 82.7% staying at the same address indicate more residential continuity than a high-churn suburb.
Age Distribution
Bedrooms
Dwelling Structure
78.9%
Houses
15.5%
Townhouse
5.1%
Apartment
Tenure
Beaumaris housing is dominated by established detached stock, with 78.9% separate houses, 15.5% semi-detached homes and 5.1% apartments. The bedroom mix is correspondingly large: 45.2% have 4 or more bedrooms and 40.9% have 3 bedrooms, compared with only 12.3% with 2 bedrooms. Ownership is unusually strong, with 48.8% owned outright and 37.1% mortgaged, while renting accounts for 12.9%, lower than either ownership category. For buyers comparing Beaumaris with Black Rock or Cheltenham, the suburb's detached housing form is a defining consideration.
Mortgage / mo
$3,000
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $612.
$750
Bond data year ending Sep 2025 · houses $895 · units $650
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
51.2%
Couples with children
38.3%
Couples, no children
9.8%
Single parent
4,024
Total families
Economy & Employment
Beaumaris has a professional and managerial economy with strong household capacity. Professional/Tech is the largest industry at 16.7% and 840 workers, followed by Healthcare at 13.6% and Education at 13.0%; Construction contributes 9.1% and Finance 7.4%. Professionals number 2,148 and managers 1,715, so the occupational profile is more knowledge-led than a trades-heavy outer-suburban mix. Labour-force participation is 62.9%, unemployment is 3.8% and full-time employment is 56.5%. Economic resilience is supported by healthcare, education and finance because these industries complement the larger professional sector.
Unemployment
3.8%
Labour Force
7,206
Unemployed
272
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.5%
Part-time
37.5%
Participation
62.9%
Employed
6,934
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
54.1%
Postgraduate
13.9%
Born Overseas
24.4%
Dwellings
5,008
Transport to Work
Livability rests on space, local schools and a settled coastal-suburban pattern, but car dependence is pronounced. Four schools span government primary and secondary options plus a Catholic primary school, giving families a broader sector mix than a single-school catchment. Check enrolment zones against the exact address because boundaries can cut across suburb edges. Public transport accounts for 1.3% of journeys, compared with 45.6% driving, while 47.6% work from home, so Beaumaris suits residents with cars or flexible work better than transit-first households. Recorded crime is 30.4 offences per 1,000 residents, with 424 incidents in total and 280 property and deception offences. SEIFA places the suburb in decile 10 for disadvantage and advantage, with an IRSAD score of 1,134, supporting a socioeconomic position higher than the national average.
Drive
45.6%
Public Transport
1.3%
Walk / Cycle
2.8%
Work from Home
47.6%
Population Forecast
+0.44%/yr
(+64 people/yr)
EstablishedBeaumaris is an established, slow-growth market: the forecast trend is 0.44% annually, with overseas migration named as the primary driver. Across the wider area, population change is 9.2% over 10 years, while the trajectory is Aging, reflected in a 4.0% rise in the senior share and a 1.9% fall in the young share. The working share is down 2.8%, so growth is more likely to come through gradual household replacement and selective migration than rapid expansion. Gentrification is rated Not gentrifying with a score of 0, although the longer shift assessment records Early signs at 33. Rents have grown 32.5% and real incomes 15.2%, while the affordability trend is marked Improving, moving from 62.8 in 2011 to 58.7 in 2021. This is a less growth-driven profile than emerging areas around Cheltenham.
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?
Beaumaris suits households seeking established housing, high incomes and a settled environment. Median age is 48, 48.8% of homes are owned outright and 4 local schools provide government and Catholic options. Car use is common at 45.6%, while public transport is only 1.3%, so lifestyle fit depends on transport needs.
What schools are in Beaumaris?
Beaumaris has 4 local schools: Beaumaris North Primary School, Beaumaris Primary School, Beaumaris Secondary College and Stella Maris School. The mix includes 3 government schools and 1 Catholic primary school. Check the exact enrolment zone before buying or renting because access can vary by address.
Is Beaumaris safe?
Recorded crime is 30.4 offences per 1,000 residents, with 424 incidents in total. Property and deception offences account for 280, while crimes against the person total 71. Compare the rate with nearby areas and inspect the immediate street before deciding, as local conditions can vary within the suburb.
How is Beaumaris's population changing?
Beaumaris has 13,947 residents today, and the wider-area forecast records 9.2% population change over 10 years. Growth is forecast at 0.44% annually and is driven primarily by overseas migration. The trajectory is Aging, with the senior share up 4.0% and the young share down 1.9%. This is a slower profile than a new-growth suburb because turnover is only 17.3%.
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), Valuer-General Victoria (house prices), state education open registers (school locations), 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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