Beechworth
At a median age of 49, Beechworth sits 9 years above the national figure, making it one of regional Victoria's older communities. That aging profile shapes almost everything: the 46.5% outright ownership rate, the low 21.2% renter share, and the high 25.9% volunteering rate that reflects an engaged, settled population. Median house prices reached $782,500 in Apr-Jun 2024, and households fall in the 40.3rd income percentile nationally, meaning property is not cheap relative to local earnings. With 94.5% separate houses and a low population density of 25.8 per km2 across 165 km2, Beechworth is emphatically a low-density, detached-house suburb in the Alpine region.
Population
4,274
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,401/wk
DAs (12 months)iDevelopment Applications lodged in the past year
16
Median House
$782K
Apr-Jun 2024
The median house price of $782,500 in Apr-Jun 2024 represents a 165.3% gain from the $295,000 recorded in 2013, a compound annual growth rate of 7.2% over 14 years. Prices peaked at $860,000 in Jul-Sep 2023 and have since pulled back 9.0%, which may represent a re-entry window compared to that peak. Monthly mortgage repayments average $1,550, producing a mortgage-to-income ratio of 25.6%, below the 30% stress threshold. The stock is 94.5% separate houses, so competition is primarily for detached dwellings, with 4-plus bedroom homes accounting for 29.9% of stock and 3-bedroom homes at 47.2%. Outright owners at 46.5% far outnumber mortgage holders at 32.3%, suggesting a long-established, low-debt owner base rather than a market driven by fresh buyers.
For Buyers
The median house price of $782,500 in Apr-Jun 2024 represents a 165.3% gain from the $295,000 recorded in 2013, a compound annual growth rate of 7.2% over 14 years. Prices peaked at $860,000 in Jul-Sep 2023 and have since pulled back 9.0%, which may represent a re-entry window compared to that peak. Monthly mortgage repayments average $1,550, producing a mortgage-to-income ratio of 25.6%, below the 30% stress threshold. The stock is 94.5% separate houses, so competition is primarily for detached dwellings, with 4-plus bedroom homes accounting for 29.9% of stock and 3-bedroom homes at 47.2%. Outright owners at 46.5% far outnumber mortgage holders at 32.3%, suggesting a long-established, low-debt owner base rather than a market driven by fresh buyers.
For Investors
The investment case for Beechworth sits on thin yield margins. Weekly rent of $300 against a $782,500 median implies a gross yield around 2.0%, below most metropolitan benchmarks. The vacancy rate of 9.7% is elevated, which signals that rental demand does not consistently absorb available stock. Rent growth reached 50.0% over the decade, however, pointing to rising rents from a low base. Migration is balanced, with 11 net internal and 12 net overseas arrivals per year, providing a modest but stable demand floor. Development activity runs at 15 applications in 12 months, mostly subdivisions rather than new dwelling supply, so housing stock is not being flooded. The key risk is the high vacancy rate combined with a small rental market of only 21.2% of households.
Development Activity
Total DAs
35
Last 12 Months
16
YoY ChangeiYear-over-year change in DA lodgements
+77.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beechworth iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's School
Prep-6 · 69 students
Beechworth Montessori School
Prep-6 · 87 students
Beechworth Primary School
Prep-6 · 198 students
Beechworth Secondary College
7-12 · 282 students
Demographics
The median age of 49 is 9 years above the national figure, and the trend is accelerating: the senior share rose 5.7 points over the decade while the working-age share fell 4.4 points. Overseas-born residents at 12.6% sit 9.0 points below the national average, reflecting the strongly Anglo-Celtic composition, with English (1,864), Irish (713) and Scottish (614) the top ancestries. University qualifications reach 35.0%, which is 4.9 points above the national figure, above average for a regional town of this size. Average household size of 2.2 is 0.3 below national, consistent with the dominant couples-without-children household type at 37.5% of families. The 25.9% volunteering rate points to a community with time and willingness to contribute, typical of an established, older residential base.
Age Distribution
Bedrooms
Dwelling Structure
94.5%
Houses
3.9%
Townhouse
0.9%
Apartment
Tenure
Tenure is weighted heavily toward ownership: 46.5% own outright and 32.3% carry a mortgage, leaving only 21.2% renting. That outright ownership figure is unusually high compared to state and national norms, which reflects the older, settled demographic rather than a churn of new buyers. The stock is 94.5% separate houses with apartments at just 0.9%, making this one of the most detached-dominant housing markets in regional Victoria. Price history shows $295,000 in 2013 rising to a peak of $860,000 in Jul-Sep 2023, before settling at $782,500 in Apr-Jun 2024, a peak-to-current decline of 9.0%. The price-to-income ratio is above average given household incomes in the 40.3rd percentile nationally. Rent-to-income at 21.4% keeps tenants below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,550
Rent / wk
$300
HH Size
2.2
Personal Income / wk
$767
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
183
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.5%
Couples, no children
3,088
Total families
Economy & Employment
Healthcare dominates the local workforce at 23.9% of employed residents (336 workers), well above most regional benchmarks, followed by Education at 13.2% and Public Administration at 12.6%. This public-sector concentration is typical of a regional service centre. By occupation, Professionals lead at 528 workers and Managers at 325, reflecting the education and healthcare base. Unemployment is low at 3.2%, below the national average, though the participation rate of 50.5% is constrained because 1,419 residents are not in the labour force, driven by the aging age structure. SEIFA deciles are moderate: IRSD and IRSAD both sit at decile 6, above the bottom half nationally. Real income growth reached 24.8% over the decade, which is solid for a regional market.
Unemployment
2.9%
Labour Force
2,467
Unemployed
72
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.7%
Part-time
40.1%
Participation
50.5%
Employed
1,756
Occupations
Top Industries
University
35.0%
Postgraduate
8.9%
Born Overseas
12.6%
Dwellings
1,677
Transport to Work
Car dependency is high, with 84.5% driving to work, which is expected for a rural township where public transport is limited. Notably, 10.9% walk or cycle, above many comparable regional centres, reflecting the compact historic township layout. The crime rate of 39.3 incidents per 1,000 residents is moderate; property and deception offences account for 111 of 168 total crimes, a pattern common in tourist-frequented historic towns. IRSAD decile 6 places Beechworth above the national midpoint for advantage. Only 6.5% of residents need daily assistance (255 people), a reasonable figure given the median age of 49. No schools are recorded in this dataset for the Beechworth suburb boundary, though the township is the administrative centre of the Indigo Shire and serves surrounding communities.
Drive
84.5%
Public Transport
N/A
Walk / Cycle
10.9%
Work from Home
N/A
Population Forecast
+0.81%/yr
(+40 people/yr)
EstablishedAnnual population growth runs at 0.81%, adding roughly 40 people per year, and the medium forecast projects growth from 4,962 in 2025 to around 5,250 by 2031. The 10-year population change of 18.2% is stronger than many declining regional towns, driven by balanced migration: 11 internal and 12 overseas net arrivals annually. The gentrification score of 48 is classified as active, suggesting ongoing reinvestment, though the separate gentrification signal flags the suburb as not gentrifying by the index methodology, with population growth of 16% since 2011 as the main signal. The aging trajectory, with senior share delta of plus 5.7 points, is the dominant demographic shift, which will gradually reshape housing demand toward lower-maintenance stock over the medium term.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+12
Net Internal / yr
+11
Gentrification Signal
Not gentrifying
Population +16% since 2011
Safety & Crime
Total Offences
168
Year ending June 2024
Rate per 1,000 People
39.3
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 Beechworth compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beechworth a good suburb to live in?
Beechworth scores IRSAD decile 6, above the national midpoint for advantage, with low unemployment at 3.2% and a volunteering rate of 25.9%. It suits owner-occupiers and retirees; 46.5% of residents own outright. The main trade-offs are high car dependency at 84.5% and limited public transport, typical of regional Victorian towns.
What is the median house price in Beechworth?
The median house price is $782,500 as at Apr-Jun 2024. Prices have risen 165.3% from $295,000 in 2013, a CAGR of 7.2% over 14 years. Monthly mortgage repayments average $1,550, and rent averages $300 per week. Prices peaked at $860,000 in Jul-Sep 2023 and have pulled back 9.0% since.
What schools are in Beechworth?
No schools are recorded inside the Beechworth suburb boundary in this dataset. The township is the main service centre of Indigo Shire. University qualifications among residents reach 35.0%, which is 4.9 points above the national average, indicating a well-educated local population.
Is Beechworth safe?
Beechworth recorded 168 crimes in the latest period, a rate of 39.3 per 1,000 residents. Property and deception offences account for 111 of those, consistent with a tourist town. Crimes against the person numbered 22. IRSAD decile 6 and low unemployment at 3.2% are indirect indicators of a stable community.
Is Beechworth good for property investment?
Investment metrics are mixed. Weekly rent of $300 against a $782,500 median gives a gross yield around 2.0%, below most benchmarks. The 9.7% vacancy rate is elevated, limiting rental reliability. The positive case is 50.0% rent growth over the decade and a 7.2% annual CAGR in prices over 14 years. Suited more to long-term capital growth than yield-focused strategies.
How is Beechworth's population changing?
Population grows at 0.81% annually, adding around 40 residents per year. The medium forecast projects growth from 4,962 in 2025 to about 5,250 by 2031. Over the past decade, population rose 18.2%. The demographic shift is toward an older profile, with the senior share up 5.7 points and working-age share down 4.4 points.
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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