Melbourne bayside ยท VIC 3193

Buyers agent in Beaumaris

A 0.55% vacancy rate, the tightest on this list by a distance, attached to a market that has gone backwards for three years.

Figures below are August 2026, suburb level, all bedroom counts. Full Bayside council report.

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The Beaumaris numbers

Houses

$2,164,702

Typical price

$953

Weekly rent

2.29%

Gross yield

+2.4%

Growth a year, 10yr

-0.5%

Growth, last 12mth

181

Sales a year

Units

$940,832

Typical price

$664

Weekly rent

3.67%

Gross yield

+0.9%

Growth a year, 10yr

-1.0%

Growth, last 12mth

43

Sales a year

Vacancy rate 0.55% across roughly 6,034 dwellings. HtAG Analytics, suburb level, all bedroom counts. Typical price is a modelled estimate, not a median of recent sales.

The honest read

What I'd tell you over a coffee

Beaumaris vacancy is 0.55%. Nothing else here is close. If you own a rental in Beaumaris it is essentially never empty.

That is the good news. The price has gone backwards 1.54% a year over three years and 0.33% a year over five.

The decade still reads 2.44% a year, which again tells you the growth happened early and then stopped.

The entry is $2,164,702 on a 2.29% yield. About $953 a week against two and a bit million dollars.

181 house sales a year across roughly 6,034 dwellings, and a unit market so small at 43 sales a year that its figures carry a Medium confidence rating.

So: extremely tight rental demand, a very low yield, and three years of falling prices. All three at once, and they are less contradictory than they sound. People want to live in Beaumaris. Not many want to pay two million dollars to.

Who Beaumaris suits

Families buying the beach, the schools and the Beaumaris lifestyle with their eyes open. It is a lovely place to live and the rental demand proves people want to be there.

What I'd watch

The three year trend. Minus 1.54% a year on a $2.16m asset is about $33,000 of value a year going the wrong way before holding costs, and a 2.29% yield does not offset that.

How I work

  • Flat $20,000 fee, whatever you buy and wherever it is
  • No commissions from agents, developers or builders
  • I'll tell you when a suburb doesn't stack up, including this one
How the process runs

Fair questions

Buying in Beaumaris, answered

How can vacancy be 0.55% and prices still fall?

Because rental demand and purchase demand are different things. Plenty of people want to live in Beaumaris. Fewer want to commit $2.16m to owning there at current prices. That gap is exactly what these numbers are showing.

Is Beaumaris a good investment?

Not on the last five years. A 2.29% yield with prices down 1.54% a year over three years is a property costing you money in both directions. As a home it is a completely different question.

What about the units?

$940,832 and 0.92% a year over the decade, on only 43 sales a year. The sample is small enough that it carries a Medium confidence rating, so treat that figure carefully.

Other Melbourne suburbs

Same treatment, same data, different answer in every one of them.

Thinking seriously about Beaumaris? Read the full Bayside council report before you look at a single listing.

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