Melbourne bayside ยท VIC 3193
Buyers agent in Black Rock
Beautiful, expensive, and very thinly traded.
Figures below are July 2026, suburb level, all bedroom counts. Full Bayside council report.
The Black Rock numbers
Houses
$2,157,461
Typical price
$1,243
Weekly rent
3.00%
Gross yield
+1.6%
Growth a year, 10yr
-1.3%
Growth, last 12mth
80
Sales a year
Units
$903,968
Typical price
$786
Weekly rent
4.52%
Gross yield
+0.4%
Growth a year, 10yr
-4.0%
Growth, last 12mth
48
Sales a year
Vacancy rate 1.27% across roughly 3,164 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
Black Rock houses have grown 1.6% a year over ten years off a typical price of $2.16m. The last three years have been negative at -2.5% a year.
The thing that stands out most is how little trades. 80 house sales a year across 3,164 dwellings. That's a suburb where people buy and stay, which is lovely if you live there and awkward if you need to transact.
Rent is strong in dollar terms at around $1,243 a week, the highest of the twelve. On a $2.16m house that's still only a 3.0% yield, though it's better than most of the premium suburbs here.
Vacancy at 1.3% is fine. The rental market works. It's the growth that has been ordinary for a suburb at this price point.
Who Black Rock suits
Owner occupiers who want to live near that stretch of coast and are buying a lifestyle rather than a growth asset.
What I'd watch
80 sales a year. If you need to sell in a soft market, you're relying on a small pool of buyers who all want the same thing you did.
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
Fair questions
Buying in Black Rock, answered
Is Black Rock a good investment?
1.6% annual house growth over ten years at a $2.16m entry price is not a strong investment case, and the last three years have gone backwards. As a place to live it's hard to fault. As a way to build a portfolio, your money has worked harder in cheaper suburbs.
What do houses rent for in Black Rock?
Around $1,243 a week for a typical house, which is the highest weekly rent of any suburb on this site. Vacancy sits at 1.3%.
Other Melbourne suburbs
Same treatment, same data, different answer in every one of them.