Beaumaris Property Market & Buyers Agents 2026

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.

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.