Beaumont
At a median age of 45, Beaumont skews 5 years older than the national figure, and that demographic reality explains much of what follows. Household income sits in the 93.2nd percentile nationally, yet only 10.6% of residents rent, well below the national average, because 49.6% own their home outright without a mortgage. All four SEIFA indexes place Beaumont at decile 9 or 10, the top advantage tier. The suburb covers just 1.57 km2 but holds 2,731 residents, and 82.6% of those residents had not moved in the previous year, signalling a stable, deeply settled community rather than a high-turnover rental market.
Population
2,731
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,577/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$1.6M
Median 1Q 2026
The median house price reached $1,620,000 in 1Q 2026, down 5.5% from the $1,715,000 peak in 1Q 2025. That correction is modest relative to the price level, and the mortgage-to-income ratio of 22.5% remains below the 30% stress threshold despite the premium price point, because household incomes are in the 93.2nd percentile nationally. Stock is heavily skewed toward large detached homes: 86.1% are separate houses, 47.8% have four or more bedrooms and a further 40.3% have three bedrooms. Semi-detached dwellings account for 13.2%, with apartments at just 0.6%. Buyers compete for scarce stock in a suburb where 82.6% of residents did not move in the prior year.
For Buyers
The median house price reached $1,620,000 in 1Q 2026, down 5.5% from the $1,715,000 peak in 1Q 2025. That correction is modest relative to the price level, and the mortgage-to-income ratio of 22.5% remains below the 30% stress threshold despite the premium price point, because household incomes are in the 93.2nd percentile nationally. Stock is heavily skewed toward large detached homes: 86.1% are separate houses, 47.8% have four or more bedrooms and a further 40.3% have three bedrooms. Semi-detached dwellings account for 13.2%, with apartments at just 0.6%. Buyers compete for scarce stock in a suburb where 82.6% of residents did not move in the prior year.
For Investors
With only 10.6% of residents renting, Beaumont sits well below the national renter average, and weekly rent of $450 against a $1,620,000 median implies a gross yield near 1.4%, among the lowest in SA. The vacancy rate of 6.1% is elevated, reflecting thin rental demand rather than oversupply in the traditional sense. The investor case rests on capital preservation in a suburb that scores decile 10 on IRSAD, not on yield or volume. Development activity registered 29 applications in the past 12 months, mostly dwelling alterations and pool installations on existing properties rather than new supply, consistent with an established suburb where renovation beats demolition.
Development Activity
Total DAs
186
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
+3.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 45 sits 5 years above the national figure, and the household composition reflects that: 43.5% of families are couples with children, 25.1% are couples without children, and the average household size of 2.8 is 0.3 above the national average. University qualifications reach 64.5%, which is 34.4 percentage points above the national figure, one of the highest rates recorded at a suburb level. Overseas-born residents account for 34.7%, some 13.1 points above national, led by Chinese ancestry (408 residents) behind the English-origin majority (949). Mandarin is the most common non-English language at 117 speakers, followed by Cantonese (22) and Korean (20).
Age Distribution
Bedrooms
Dwelling Structure
86.1%
Houses
13.2%
Townhouse
0.6%
Apartment
Tenure
Beaumont's tenure profile sets it apart from most suburbs: 49.6% own outright, 39.8% hold a mortgage and only 10.6% rent, compared to national renter shares near 30%. Outright owners outnumbering mortgage holders points to long-held, debt-free wealth concentrated in an aging resident base. The stock is dominated by large detached houses: 86.1% separate, with 47.8% having four or more bedrooms. The median house price declined from $1,715,000 in 1Q 2025 to $1,620,000 in 1Q 2026, a 5.5% fall over one year. Despite that correction, mortgage repayments average $2,511 per month and the mortgage-to-income ratio of 22.5% stays well under the 30% stress threshold, reflecting the high income base.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,511
Rent / wk
$450
HH Size
2.8
Personal Income / wk
$1,096
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
63
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.1%
Couples, no children
2,397
Total families
Economy & Employment
Healthcare leads local employment at 23.1% of workers (246 people), followed by Professional and Technical services at 14.9% (159) and Education at 10.9% (116), with Public Administration at 8.0% and Retail at 6.1%. By occupation, Professionals (537) and Managers (271) together dominate, consistent with the decile 10 IEO score for education and occupation. The unemployment rate of 4.3% is close to the national average, while the participation rate of 60.7% is moderated by a large not-in-labour-force group (776 people), which reflects the older median age of 45. SEIFA scores place the suburb at decile 10 on IRSD, IRSAD and IEO, and decile 9 on IER, with real household income in the 93.2nd percentile nationally.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.3%
Part-time
38.4%
Participation
60.7%
Employed
1,304
Occupations
Top Industries
University
64.5%
Postgraduate
23.0%
Born Overseas
34.7%
Dwellings
967
Transport to Work
Car dependence is high at 86.6% of commuters, against 5.2% using public transport and 1.9% walking or cycling, which is typical for an inner-eastern Adelaide suburb at this density of 1,743 residents per km2. The suburb scores decile 10 on IRSAD, the top advantage tier nationally, and decile 10 on IRSD for relative disadvantage, meaning very few residents face deprivation. The crime rate of 22.0 incidents per 1,000 residents is recorded against a low base of 60 total incidents, and only 2.9% of residents (76 people) need assistance with daily activities. Volunteering runs at 24.1%, above average for a suburb of this profile. No schools are recorded inside the 1.57 km2 boundary, so families rely on institutions in neighbouring suburbs.
Drive
86.6%
Public Transport
5.2%
Walk / Cycle
1.9%
Work from Home
N/A
Safety & Crime
Total Offences
60
Year ending June 2024
Rate per 1,000 People
22.0
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beaumont compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beaumont a good suburb to live in?
Beaumont ranks at decile 10 on three of four SEIFA indexes, the top advantage tier nationally, with household income in the 93.2nd percentile. University qualifications reach 64.5%, some 34.4 points above the national figure. The main trade-off is a high $1,620,000 median house price and very limited rental stock, with only 10.6% of residents renting.
What is the median house price in Beaumont?
The median house price was $1,620,000 in 1Q 2026, down 5.5% from the $1,715,000 peak in 1Q 2025. Monthly mortgage repayments average $2,511, and the mortgage-to-income ratio sits at 22.5%, below the 30% stress threshold because of the suburb's high income base in the 93.2nd percentile nationally.
What schools are in Beaumont?
No schools are recorded inside the 1.57 km2 Beaumont boundary in this dataset. Families rely on schools in adjacent suburbs. The resident population is highly educated, with university qualifications at 64.5%, which is 34.4 percentage points above the national figure, reflecting a professional and managerial household base.
Is Beaumont safe?
Beaumont recorded 60 total crime incidents, translating to a rate of 22.0 per 1,000 residents. As a broader indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier, and only 2.9% of residents (76 people) need daily assistance, both consistent with a low-disadvantage, well-resourced community.
Is Beaumont good for property investment?
Weekly rent of $450 against a $1,620,000 median implies a gross yield near 1.4%, and only 10.6% of residents rent, well below the national average. The 6.1% vacancy rate is elevated. The investment case relies on capital growth in a decile 10 IRSAD suburb rather than rental yield or high tenant demand.
How is Beaumont's population changing?
Beaumont has a population of 2,731 in a 1.57 km2 area, with 82.6% of residents not moving in the prior year, one of the lower turnover rates recorded. The median age of 45 is 5 years above the national figure, signalling an aging resident base with limited natural growth pressure and a stable ownership-dominated community.
What languages are spoken in Beaumont?
About 34.7% of residents were born overseas, 13.1 percentage points above the national figure. English remains dominant. Mandarin is the most common non-English language at 117 speakers, followed by Cantonese (22) and Korean (20), reflecting a Chinese-origin community as the largest non-English-speaking group alongside 408 residents of Chinese ancestry.
How much development is happening in Beaumont?
There were 29 development applications lodged in the past 12 months. Most are dwelling alterations and additions, swimming pool installations, or internal reconfiguration works on existing houses rather than new dwellings, consistent with a suburb where 49.6% of residents own their home outright and invest in improving existing stock.
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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