Melbourne bayside · VIC 3187

Buyers agent in Brighton East

The best ten year number in bayside, and it is still only 2.68% a year on a $2.5m house.

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

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The Brighton East numbers

Houses

$2,495,897

Typical price

$1,051

Weekly rent

2.19%

Gross yield

+2.7%

Growth a year, 10yr

+0.2%

Growth, last 12mth

238

Sales a year

Units

$763,946

Typical price

$643

Weekly rent

4.38%

Gross yield

-1.2%

Growth a year, 10yr

-7.1%

Growth, last 12mth

Sales a year

Vacancy rate 1.69% across roughly 7,888 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

Brighton East houses have grown 2.68% a year over ten years. That is the strongest of the expensive bayside suburbs, and it is still below what inflation did over the same stretch.

The entry price is $2,495,897 on a 2.19% gross yield. About $1,051 a week against two and a half million dollars.

The last five years flattened right out at 0.62% a year, and the last twelve months at 0.23%. The decade number is carried by the front half of it.

Units are a different market and a worse one. $763,946, minus 1.22% a year over ten years, on a 4.38% yield.

Rent has done the heavy lifting. 4.10% a year over the decade on houses, which is solid, and vacancy sits at 1.69%.

Only 238 house sales a year across about 7,888 dwellings, so it is a low turnover market where the good streets rarely come up.

Who Brighton East suits

Families who want Brighton East for the schools and the beach and are buying a home rather than a position. If you can afford it and you want to live there, the numbers are not an argument against it. They are not much of an argument for it either.

What I'd watch

Do not let the 2.68% ten year number do more work than it should. Five years at 0.62% and twelve months at 0.23% is the more recent and more relevant picture.

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 Brighton East, answered

Is Brighton East better than Brighton?

On ten year growth, yes, and by a lot. Brighton East has done 2.68% a year against Brighton's 0.12%. What surprises people is that they cost almost the same, $2,495,897 against $2,559,394. Near enough the same money, very different decade.

What is the yield like?

2.19% gross on houses, the second lowest on this list. About $1,051 a week on a $2.5m asset. Units run 4.38% but their capital has gone backwards 1.22% a year.

Would you buy here for a client?

For a home, yes. For an investment, I would show you what 2.68% a year does over ten years next to what 7.35% does, and let you decide. Most people decide quickly once they see it side by side.

Other Melbourne suburbs

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

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

Read the council report Book my free call