Breakwater
With 38.7% of dwellings rented, Breakwater has a more mobile tenure profile than its 29.8% outright ownership share suggests, while 76.9% of dwellings are separate houses. The suburb has 1,060 residents across 3.12 sq km, with a median age of 40, equal to the national average. Household income sits at the 16.5th percentile, below higher-income benchmarks. Its setting is best considered alongside nearby Newcomb and Whittington when weighing local services and housing choice. A 7.0% vacancy rate may give renters more choice than tightly held areas, although the recorded crime rate is 184.0 per 1,000 people.
Local council: Greater Geelong
Population
1,060
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,077/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$570K
October to December 2025
Breakwater suits buyers prioritising a detached home at a lower entry point than the suburb's recent peak. Separate houses account for 76.9% of dwellings, and 3-bedroom homes make up 57.4%, so the market is oriented toward conventional family layouts rather than apartments at 14.2%. Mortgage costs equal 26.0% of household income, which supports more manageable repayments for some buyers, but detached ownership brings more upkeep. The $300 weekly rent provides a useful holding-cost comparison for buyers weighing rent against purchase.
For Buyers
Breakwater suits buyers prioritising a detached home at a lower entry point than the suburb's recent peak. Separate houses account for 76.9% of dwellings, and 3-bedroom homes make up 57.4%, so the market is oriented toward conventional family layouts rather than apartments at 14.2%. Mortgage costs equal 26.0% of household income, which supports more manageable repayments for some buyers, but detached ownership brings more upkeep. The $300 weekly rent provides a useful holding-cost comparison for buyers weighing rent against purchase.
For Investors
The 7.0% vacancy rate is a caution: it is higher than a tightly supplied market would be, so investors should test achievable rent and downtime rather than rely on the suburb median. Price growth has been positive over the long run, with a 4.3% CAGR across 19 years, yet the latest result remains 6.9% below the 2023 peak. Only 1 planning permit was recorded in the past 12 months, suggesting limited recent development activity, although a small sample can move quickly. Detached houses dominate at 76.9%, which may favour family tenants but can require more capital for maintenance than compact dwellings.
Development Activity
Total DAs
5
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
-33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Breakwater has a median age of 40, exactly matching the national comparison, but its education and migration profile is more localised: 18.0% hold university qualifications, 12.1 percentage points below the national figure, and 16.8% were born overseas, 4.8 points below nationally. Average household size is 2.1 people, 0.4 below the national comparison, consistent with 39.9% of families being couples without children and 26.9% being one-parent families. English ancestry is the largest recorded group at 382 people, followed by Irish at 111 and Scottish at 96. No religion is recorded for 485 residents, compared with 392 identifying with Christianity. The profile is useful to compare with nearby Whittington and Newcomb, especially when assessing household mix and community services.
Age Distribution
Bedrooms
Dwelling Structure
76.9%
Houses
8.9%
Townhouse
14.2%
Apartment
Tenure
Breakwater's housing market is detached-dominant but not uniformly owner-occupied. Separate houses represent 76.9% of dwellings, with 29.8% owned outright, 30.4% under mortgage and 38.7% rented. Three-bedroom homes account for 57.4%, compared with 14.2% apartments and 8.9% semi-detached dwellings, so buyers have more conventional house stock than medium-density choice. Price movement therefore looks substantial over the long term but softer than the recent high, while a 7.0% vacancy rate adds flexibility for renters.
Mortgage / mo
$1,213
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$300
Census 2021
HH Size
2.1
Personal Income / wk
$655
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.0%
Unoccupied
34
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.0%
Community Profile
Ancestry
Household Composition
28.5%
Couples with children
39.9%
Couples, no children
26.9%
Single parent
253
Total families
Economy & Employment
Healthcare is Breakwater's leading industry at 26.2% of local industry employment, or 71 people, followed by construction at 13.3% and 36 people. Retail contributes 10.7% and 29 people, while hospitality accounts for 7.4% and 20 people. This mix gives the suburb a practical service and trades base because healthcare and construction are the two largest listed industries. Occupations are similarly hands-on: community and personal service work numbers 75, trades 74 and labourers 59, ahead of professionals and clerical/admin roles at 53 each. The unemployment rate is 6.2%, participation is 53.4% and full-time employment is 52.7%. Household income sits at the 16.5th percentile, below higher-income benchmarks, so affordability pressures may matter more than in wealthier parts of the region.
Unemployment
6.2%
Labour Force
485
Unemployed
30
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.7%
Part-time
37.1%
Participation
53.4%
Employed
455
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
18.0%
Postgraduate
4.2%
Born Overseas
16.8%
Dwellings
450
Transport to Work
Daily life is strongly car-oriented: 79.3% travel as car drivers, compared with 2.4% using public transport and 3.0% walking or cycling. That pattern can make access to work, shopping and schools practical by car, but households without one should check route frequency and walking connections for each address. Safety needs active consideration, with 195 recorded offences and a rate of 184.0 per 1,000 people; property and deception offences account for 111, higher than crimes against the person at 42. School access should be checked by exact enrolment zone, sector and travel route, since options serving Breakwater may sit across nearby suburb boundaries. Work-from-home participation is 10.8%, volunteering is 9.4% and need for assistance is 10.2%, so support services and local connections remain relevant. Compared with a fully walkable urban setting, Breakwater's transport pattern is less pedestrian-led.
Drive
79.3%
Public Transport
2.4%
Walk / Cycle
3.0%
Work from Home
10.8%
Growth Outlook
Development activity is currently light, with 1 planning permit recorded over the past 12 months, so additional supply is not yet a strong local driver. The suburb's population is 1,060 today, and residential mobility is 19.8% while 80.2% stayed at the same address. These figures point to a market where established housing turnover matters more than a large recorded construction pipeline.
Population trend: Greater Geelong council area
Breakwater sits in the Greater Geelong council area. These are the council area's residents, not Breakwater's.
Residents 2025
295,052
Growth, 5 yr average
+2.1%/yr
2020 to 2025
Growth, last year
+2.2%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
Safety & Crime
Total Offences
195
Year ending June 2024
Rate per 1,000 People
184.0
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 Breakwater compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Breakwater?
School choices should be checked using the exact Breakwater address, current enrolment zones and travel routes. The suburb covers 3.12 sq km, and nearby schools serving local families may be located across suburb boundaries, so confirm the relevant options directly.
Is Breakwater safe?
Safety warrants attention: the recorded crime rate is 184.0 per 1,000 people across 195 offences. Property and deception offences total 111, compared with 42 crimes against the person, so inspect the immediate street, lighting, parking and security before choosing a home.
How is Breakwater's population changing?
Breakwater's current population is 1,060. Residential mobility is 19.8%, while 80.2% of residents stayed at the same address, suggesting a substantial established base alongside regular turnover. Current local development and enrolment information can help assess the direction of change.
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).
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