
Melbourne · Bayside
Beaumaris is a serene and affluent bayside suburb, prized for its stunning coastline, leafy streets, and a remarkable collection of mid-century modern architecture. Located 20km southeast of the CBD, it offers a tranquil, family-friendly lifestyle with a strong sense of community, beautiful beaches, and abundant parkland, including the Ricketts Point Marine Sanctuary. Its character is defined by a blend of natural beauty and architectural heritage.
Market snapshot
Price register · May 2026
Median house
$1.80M - $2.40M
Mid-band $2.1Mspread 29%
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Create Your Free ProfileLast reviewed 13 May 2026
Median unit
$925,000 - $1.25M
Mid-band $1.09Mspread 30%
Days on market
~18-42 days
Median listing-to-sold window. Shorter = tighter buyer field.
Auction clearance
61% to 71%
Share of auctions sold. Brisbane skews private-treaty.
Rental yield
2.7% to 3.7%
Gross yield on house stock. Premium suburbs compress.
5-year house-price growth
+18% to +38%
cumulative since 2021Who buys here
Established families · Upsizers · Downsizers
5-year trend
Modelled trajectory anchored on aggregated 5-year median figures. Indicative; not month-by-month observed data.
Market analysis
The Beaumaris property market is a prime example of a capital-growth-focused environment, appealing to buyers with a long-term investment horizon. With a median house price of $2.10M, the suburb sits firmly in Melbourne's premium echelon. The market is characterized by its tightly held nature, evidenced by a low volume of properties for sale and a long average hold period of over 12 years. This scarcity of stock, coupled with consistent demand from affluent families and downsizers, provides a strong foundation for property values. Recent data indicates a steady year-on-year growth of 5.0% for houses, demonstrating resilience in a fluctuating wider market. However, the unit market has seen a contraction, with a notable decrease of -7.5% over the past year, suggesting buyers are placing a higher premium on land content and detached dwellings.
Investors should note that rental yields are modest, with houses returning around 3.2% and units closer to 3.6%. This reinforces the suburb's profile as a market for capital appreciation rather than immediate cash flow. The low vacancy rate of under 1% is a positive indicator for landlords, ensuring rental stability and potential for future rent growth. While demand remains robust, as shown by an average of just 30 days on market, the auction clearance rate of around 66% points to a market where buyers are discerning and value-conscious. Success in this market is not about speculative flips; it's driven by land value, the desirability of the bayside lifestyle, and the quality of local amenities and schools. The high-income demographic underpins price stability, but the high cost of entry means the market is less susceptible to speculative pressures and more aligned with fundamental, long-term growth drivers.
Why a buyers agent
In a market as tightly held as Beaumaris, a significant portion of high-quality properties trade off-market. An expert buyer's agent with deep local networks provides access to these exclusive opportunities a typical buyer would never see. Navigating the suburb's unique architectural landscape, particularly the prized mid-century modern homes, requires specialist knowledge. Many of these homes are subject to heritage overlays or specific design guidelines that can impact renovation plans and future value. A local agent understands these nuances, can identify architectural gems, and advise on their potential. Furthermore, with low stock levels and discerning buyers, accurately pricing and negotiating a purchase is critical. An experienced agent can interpret subtle market signals, prevent overpayment in a competitive situation, and secure favourable terms, ensuring you don't just buy a home, but make a sound long-term investment in this premium bayside enclave.
Enjoy a serene, coastal lifestyle with stunning beaches, cliff-top walks, and the Ricketts Point Marine Sanctuary at your doorstep. It's a location that offers a permanent holiday feel.
A major draw for families, Beaumaris is zoned for the highly sought-after Beaumaris Secondary College and is home to well-regarded primary schools, ensuring a great education from prep to year 12.
The suburb is renowned for its unique mid-century modern architecture, offering a distinct and aesthetically pleasing streetscape that is protected and cherished by the community.
As a tightly held, blue-chip suburb, Beaumaris has a long history of strong, stable property price growth, making it a secure long-term investment for homeowners.
Compare
| Metric | This suburbBeaumaris | NearbyMentone | NearbySandringham |
|---|---|---|---|
| Median house | $1.80M - $2.40M | $1.15M - $1.55M | $1.70M - $2.30M |
| Median unit | $925,000 - $1.25M | $550,000 - $725,000 | $625,000 - $850,000 |
| Auction clearance | 61% to 71% | 57% to 67% | 59% to 69% |
| Days on market | ~18-42 days | ~16-38 days | ~26-62 days |
| Year-on-year growth | +0% to +10% | -2% to +8% | -7% to +3% |
| 5-year growth | +18% to +38% | +11% to +31% | +1% to +21% |
| Rental yield | 2.7% to 3.7% | 2.8% to 3.8% | 2.3% to 3.3% |
| Postcode | 3193 | 3194 | 3191 |
Snapshot date varies by suburb; see individual suburb pages for figures.
The place
Beaumaris offers an idyllic coastal lifestyle approximately 20 kilometres southeast of Melbourne's CBD. Its identity is intrinsically linked to its natural surroundings, from the rugged Beaumaris Cliffs to the tranquil Ricketts Point Marine Sanctuary, a popular spot for snorkelling and exploring rock pools. The suburb is distinguished by its significant mid-century modern architectural heritage, with many homes preserved and celebrated by the community.
Education is a major drawcard for families. The suburb is well-serviced by respected schools including Beaumaris Primary School, Beaumaris North Primary School, and Stella Maris Catholic Primary School. It is also home to the highly-regarded Beaumaris Secondary College.
While Beaumaris does not have its own train station, public transport is effective. Residents use nearby stations at Sandringham (on the Sandringham line) and Cheltenham or Mentone (on the Frankston line), which are connected by several bus routes including the 600, 922 and 923 services. For drivers, Nepean Highway and Beach Road provide direct routes to the city.
The main retail and dining hub is the Beaumaris Concourse, a charming village-style shopping centre with a supermarket, cafes, boutiques, and essential services. The area is rich in green spaces, with 17 parks covering over 16% of the suburb, complemented by extensive walking and cycling trails along the foreshore.
Frequently asked
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The 5-year trajectory is a modelled curve anchored on the documented cumulative growth rate. Editorial review: 13 May 2026. Updated quarterly.
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