Bonbeach
Prices here have fallen 18.3% from a peak of $1,205,000 in late 2023 to a $985,000 median by mid 2024, yet the long arc still shows a 69.8% gain since 2013, a 3.9% annual rate over 14 years. The bayside pocket of 6,855 residents sits at a median age of 42, two years above national, and ranks decile 8 on the SEIFA education and occupation index, well above the midpoint. Housing leans toward attached forms, with 47.6% semi-detached and 38.9% separate houses, and household income lands in the 62.1st percentile nationally. Most workers drive, at 90.4%, because rail access serves the strip but local jobs cluster in healthcare and construction.
Population
6,855
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,766/wk
DAs (12 months)iDevelopment Applications lodged in the past year
19
Median House
$985K
Apr-Jun 2024
The $985,000 median rewards buyers who time the cycle, since the price has dropped 18.3% from the $1,205,000 peak of late 2023, a correction that improves entry for owner-occupiers. Stock favours families: three-bedroom dwellings make up 44.3% and two-bedroom 34.7%, while 4-plus bedroom homes are only 16.9%. Separate houses account for 38.9% of dwellings and semi-detached 47.6%, so detached purchases compete with a large attached segment. Monthly mortgage repayments average $2,139, producing a mortgage-to-income ratio of 28.0%, below the 30% stress threshold, which keeps repayments manageable for households in the 62.1st income percentile. Mortgage holders at 39.3% outnumber outright owners at 30.8%, a sign of an active, recently financed buyer base rather than long-settled wealth.
For Buyers
The $985,000 median rewards buyers who time the cycle, since the price has dropped 18.3% from the $1,205,000 peak of late 2023, a correction that improves entry for owner-occupiers. Stock favours families: three-bedroom dwellings make up 44.3% and two-bedroom 34.7%, while 4-plus bedroom homes are only 16.9%. Separate houses account for 38.9% of dwellings and semi-detached 47.6%, so detached purchases compete with a large attached segment. Monthly mortgage repayments average $2,139, producing a mortgage-to-income ratio of 28.0%, below the 30% stress threshold, which keeps repayments manageable for households in the 62.1st income percentile. Mortgage holders at 39.3% outnumber outright owners at 30.8%, a sign of an active, recently financed buyer base rather than long-settled wealth.
For Investors
Weekly rent of $391 against the $985,000 median implies a gross yield near 2.1%, modest, and the 7.3% vacancy rate points to softness in the rental segment rather than scarcity. The upside is rent momentum: rents grew 41.1% over the measured period, well above income growth, which lifts cash returns over time. The tenant pool is moderate, with 29.9% of dwellings rented, below the share carrying a mortgage at 39.3%. Demand support comes almost entirely from overseas migration, averaging 149 net arrivals a year against a net internal flow of negative 1, so the area depends on new migrants rather than interstate movers. Development is thin at 19 applications in 12 months, mostly tree removal permits rather than new dwellings, which limits future supply and supports existing values.
Development Activity
Total DAs
24
Last 12 Months
19
YoY ChangeiYear-over-year change in DA lodgements
+1800.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bonbeach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bonbeach Primary School
Prep-6 · 367 students
Demographics
The median age of 42 runs 2.0 years above the national figure, and the working-age share slipped 0.7 points over the decade while the senior share barely moved at 0.2 points, a gently aging but stable profile. University qualifications reach 35.8%, which is 5.7 points above national, and 24.1% of residents were born overseas, 2.5 points above national. Ancestry is anglo-leaning, led by English at 2,726, Irish at 870 and Scottish at 766, and the top non-English languages are Russian at 50 speakers, Mandarin at 28 and Italian at 25. Average household size is 2.2, which is 0.3 below national, consistent with the family mix where couples with children number 2,182 and couples without children 1,542. Christianity dominates religious affiliation at 2,819 residents.
Age Distribution
Bedrooms
Dwelling Structure
38.9%
Houses
47.6%
Townhouse
8.7%
Apartment
Tenure
Tenure tilts toward mortgaged buyers: 39.3% carry a mortgage, 30.8% own outright and 29.9% rent, so financed owners outnumber the debt-free, marking a market still in active acquisition. The stock is 47.6% semi-detached and 38.9% separate houses, with apartments only 8.7%, a low-rise coastal pattern. Three-bedroom dwellings lead at 44.3% and two-bedroom at 34.7%. The median house price climbed from $580,000 in 2013 to $985,000 by mid 2024, a 69.8% rise at a 3.9% compound rate, though it now sits 18.3% below the $1,205,000 peak of late 2023. Mortgage-to-income at 28.0% and rent-to-income at 22.1% both stay under stress thresholds, which reflects an affordability that improved from 43.6% in 2011 to 39.6% in 2021 rather than the deterioration seen in pricier bayside markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,139
Rent / wk
$391
HH Size
2.2
Personal Income / wk
$975
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.3%
Unoccupied
224
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.5%
Couples, no children
5,058
Total families
Economy & Employment
Employment concentrates in service sectors led by Healthcare at 17.2% with 427 workers, Construction at 14.1% with 350 and Education at 14.0% with 347, with Professional/Tech at 9.7% and Public Admin at 7.5%. By occupation, Professionals number 893 and Managers 563, which aligns with the decile 8 SEIFA education and occupation score. Unemployment is low at 3.9% and the full-time employment rate is 67.4%, while participation reads 60.1%, held down by 1,739 residents not in the labour force given the older median age of 42. One anomaly stands out: the SEIFA economic resources index sits at decile 5, below the decile 7 to 8 on the other three indexes, because the 29.9% renter base and 39.3% mortgage load depress aggregate household wealth measures despite solid incomes.
Unemployment
6.1%
Labour Force
9,020
Unemployed
550
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.4%
Part-time
28.7%
Participation
60.1%
Employed
3,287
Occupations
Top Industries
University
35.8%
Postgraduate
8.7%
Born Overseas
24.1%
Dwellings
2,841
Transport to Work
Car dependence is high, with 90.4% driving to work and only 3.3% using public transport and 2.6% walking or cycling, above the typical reliance on cars, because local job nodes are dispersed despite the rail line through the strip. The area scores decile 7 on IRSAD and decile 7 on IRSD, both above the national midpoint, so relative disadvantage is limited. Crime totals 352 offences at a rate of 51.3 per 1,000 residents, dominated by property and deception offences at 216, while crimes against the person are far fewer at 38, a pattern weighted toward opportunistic rather than violent crime. No schools are recorded inside the 2.8 km2 boundary in this dataset, so families rely on schools in neighbouring suburbs, and 6.2% of residents, or 404 people, need daily assistance.
Drive
90.4%
Public Transport
3.3%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+1.11%/yr
(+179 people/yr)
EstablishedPopulation is forecast to expand 1.11% a year, roughly 179 residents annually, classifying the area as established with steady rather than rapid growth. The 10-year change of 17.4% confirms a long run of expansion, and the primary driver is overseas migration at 149 net arrivals a year, since net internal migration is essentially flat at negative 1. The gentrification reading is not gentrifying with a score of 6, low, which fits a suburb already at decile 7 advantage with limited room to climb further. Real incomes grew 26.4% over the decade and rents rose 41.1%, faster than incomes, a divergence that signals tightening conditions for tenants even as affordability for buyers improved from 43.6% in 2011 to 39.6% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+149
Net Internal / yr
-1
Gentrification Signal
Not gentrifying
Population +19% since 2011
Safety & Crime
Total Offences
352
Year ending June 2024
Rate per 1,000 People
51.3
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 Bonbeach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bonbeach a good suburb to live in?
Bonbeach scores decile 8 on the SEIFA education and occupation index and decile 7 on IRSAD, both above the national midpoint, with household income in the 62.1st percentile. University qualifications reach 35.8%, 5.7 points above national. The main trade-off is car dependence at 90.4% and a $985,000 median house price.
What is the median house price in Bonbeach?
The median house price is $985,000 as of mid 2024, down 18.3% from the $1,205,000 peak of late 2023 but up 69.8% from $580,000 in 2013. Weekly rent averages $391 and monthly mortgage repayments run about $2,139, giving a mortgage-to-income ratio of 28.0%.
What schools are in Bonbeach?
No schools are recorded inside the 2.8 km2 Bonbeach boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is well educated, with university qualifications at 35.8%, which is 5.7 points above the national figure.
Is Bonbeach safe?
Bonbeach recorded 352 offences at a rate of 51.3 per 1,000 residents. Property and deception offences dominate at 216, while crimes against the person are far fewer at 38, indicating a pattern weighted toward opportunistic rather than violent crime. The suburb scores decile 7 on the IRSD disadvantage index.
Is Bonbeach good for property investment?
Rent of $391 a week against a $985,000 median gives a gross yield near 2.1%, modest, and the 7.3% vacancy rate signals some rental softness. Rents grew 41.1% over the period, faster than incomes, and overseas migration of 149 a year supports demand, so returns lean on rent growth more than yield.
How is Bonbeach's population changing?
Population is forecast to grow 1.11% a year, about 179 residents annually, after a 17.4% rise over 10 years. Growth is driven by overseas migration at 149 net arrivals a year, while net internal migration is flat at negative 1. The profile is gently aging at a median of 42, two years above national.
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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