Amanda Jones
11/405 Beach Road, Beaumaris, Vic 3193
$1,600,000 - $1,680,000
3 1 2
Open Wednesday 10 June 12:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Beaumaris — Boonwurrung Country
Originally used for grazing and fishing in the mid-19th century, the suburb saw a significant transformation post-WWII. It became a hub for experimental mid-century modern architecture, with many prominent architects designing homes that integrated with the natural tea-tree landscape. This era defined the suburb's unique aesthetic and environmental character.
Today, Beaumaris is a high-wealth residential pocket known for its quiet streets, lack of through-traffic, and strong community focus on preserving its architectural and natural heritage.
Overall Score
8.4
A top-tier lifestyle suburb with high entry costs but exceptional long-term stability.
Name Origin
Named by early settler James Bickford Moysey after the coastal town of Beaumaris in Anglesey, Wales.
Established
Gazetted 1927
Architectural Hub
Home to the highest concentration of mid-century modern homes in Melbourne.
Tree Canopy
Over 50% of the suburb is covered by significant vegetation overlays.
Coastal Reserve
Features the Ricketts Point Marine Sanctuary, a major local ecological landmark.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand for family homes, though high interest rates have moderated the rapid growth of previous years.
Amenity
8.0
Excellent local cafes and coastal access, though larger retail hubs require a short drive.
Schools
9.5
The Beaumaris Secondary College zone is one of the most powerful property drivers in the state.
Transport
4.0
The lack of a dedicated train station is the suburb's primary logistical drawback.
Risk Profile
8.5
Very low crime and high social stability, though planning restrictions present a hurdle for renovators.
Liveability
9.0
Exceptional quality of life with beach access, parks, and a quiet, safe environment.
Demographics
9.0
Affluent, established families and retirees with high levels of home ownership.
Rental Demand
7.0
Moderate for houses due to high price points; very high for properties within the secondary college zone.
Growth Potential
7.5
Limited by lack of new land, but scarcity of 'modernist' stock keeps values resilient.
Affordability
2.0
One of Melbourne's most expensive non-inner-city suburbs, inaccessible to most first-home buyers.
Crime & Safety
9.5
Consistently ranks among the safest suburbs in the Bayside LGA.
Walkability
6.0
Pockets near the Concourse are walkable, but most residents rely on vehicles for daily errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,250,000
Estimated March 2026
School Zone
Beaumaris SC
Highly sought-after catchment
Nearest Rail
Mentone/Cheltenham
3-5km from suburb center
Greenery
High
Strict vegetation protection
Coastal
Direct Access
Cliffs and marine sanctuary
Safety
Elite
Top 5% for safety in VIC
✅ Key Advantages
- Exceptional public secondary school zoning (Beaumaris Secondary College).
- Unique coastal character with no high-rise development along the beach.
- Quiet, family-friendly streets with minimal through-traffic.
- Strong preservation of mid-century modern architectural heritage.
- Proximity to world-class golf courses (Sandbelt region).
- High sense of community and local pride.
⚠️ Key Watch-Outs
- No train station within the suburb boundaries; requires bus or car to commute.
- Strict planning overlays (VPO/SLO) can make even minor renovations difficult.
- High entry price point with significant land tax implications for investors.
- Limited night-life and entertainment options compared to nearby suburbs like Sandringham.
- Risk of coastal erosion and cliff stability in specific waterfront pockets.
- High cost of maintaining older mid-century homes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Architectural
How this suburb feels day-to-day.
🏠 Property Types
Mostly large detached houses, with an increasing number of luxury townhouses.
Dominant dwelling stock.
💰 Price Range
$1.4m (units) – $6.5m+ (waterfront houses)
Typical entry to ceiling.
💡 Why It Matters
Beaumaris offers a 'village' feel that is rare so close to a major city. Its isolation from the rail network has preserved its quiet character, making it a destination for families who value privacy and education over commute times.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,250,000
$1.9m – $4.5m
🏢 Unit Median
$1,350,000
$850k – $1.8m
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $1,100pw, Units $680pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market is characterized by low turnover and high 'hold' periods, which supports price stability even during broader market downturns.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
85% above Melbourne metro median
Price comparison
📋 Income Ratio
11.5x average household income
Median price ÷ median income
💳 Gross Yield
2.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Beaumaris is a destination suburb for established wealth. Affordability is low, and most buyers are upgrading from smaller homes in nearby suburbs or relocating for the school zone.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional families specifically seeking the Beaumaris Secondary College catchment.
💼 Investor Outlook
Capital growth is the primary play here. Rental yields are low, but the tenant profile is high-quality and vacancy risk is minimal.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+28% cumulative
5-Year Growth
📍 Growth Drivers
- Perpetual demand for the Beaumaris Secondary College zone.
- Scarcity of land and strict heritage/vegetation controls limiting new supply.
- Ongoing gentrification of 1960s/70s stock into luxury family residences.
- Lifestyle shift towards 'work from home' making the lack of a train station less of a deterrent.
⛔ Headwinds
- High interest rates impacting the $2m+ borrowing bracket.
- Increased construction costs for renovating heritage-protected homes.
- Potential for increased land tax on high-value properties.
🔮 5-Year Outlook
Expect steady, moderate growth. Beaumaris acts as a 'safe haven' asset; it rarely sees explosive spikes but holds value better than outer-ring suburbs during corrections.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
42% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
General opportunistic theft from unlocked cars is the most common local issue. Standard home security is usually sufficient.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are regulatory and environmental rather than social. Planning constraints are the biggest hurdle for buyers.
🌊 Flood Risk
Low risk, though some localized drainage issues exist near the base of cliffs.
🔥 Bushfire Risk
Not a designated bushfire prone area, but high vegetation levels require garden maintenance.
🏦 Insurance Impact
Standard premiums, though waterfront properties may face higher costs due to coastal erosion projections.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
NRZ3 (Neighbourhood Residential Zone - Schedule 3)
🔲 Overlays
VPO3 (Vegetation Protection), SLO (Significant Landscape), HO (Heritage Overlay)
🏗️ Development Hotspots
Limited to small-scale luxury townhouse developments near The Concourse.
The VPO3 means you often need a permit just to prune a large tree. This preserves the 'leafy' feel but can frustrate developers and renovators.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor. Relies on buses to Mentone or Sandringham stations. High car dependency.
🛍️ Amenity & Retail
High. The Concourse and Seaview shops provide high-quality local shopping and dining.
🌲 Parks & Recreation
Excellent. Banksia Reserve, Beaumaris Reserve, and the entire foreshore trail.
🏫 Schools
Elite. Beaumaris Secondary College is the standout, plus several high-performing primary schools.
🏥 Healthcare
Good. Numerous local GPs and specialists; close to Sandringham Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, stable population with a high proportion of families with teenage children and 'empty nesters'.
💵 Median Income
$135,000+ per household (estimated)
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 46
🎓 Education
High; over 45% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high owner-occupancy rate and older age profile contribute to the suburb's quiet, well-maintained character and strong community resistance to over-development.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
No major infrastructure projects are currently planned within the suburb, focusing instead on small-scale residential renewals.
📈 Positive Impacts
- Ongoing upgrades to Beaumaris Secondary College facilities.
- Bayside Council's 'Urban Forest Strategy' enhancing local canopy.
- Foreshore trail improvements for cyclists and pedestrians.
📉 Negative Impacts
- Ongoing disruption from small-scale luxury townhouse construction.
- Increased traffic congestion around school drop-off zones.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Black Rock
Position
North
Price
Similar
Lifestyle
Slightly more 'village' feel, closer to Sandringham amenities.
Best for
Buyers wanting a similar coastal vibe but slightly closer to the city.
📍Mentone
Position
East
Price
20% Cheaper
Lifestyle
More suburban, better transport (train station), busier retail.
Best for
Families needing rail access and more affordable entry points.
📍Cheltenham
Position
North-East
Price
35% Cheaper
Lifestyle
Urbanizing quickly, major retail (Southland), excellent transport.
Best for
Younger families and professionals prioritizing convenience.
📍Sandringham
Position
North-West
Price
10% More Expensive
Lifestyle
End of the train line, more 'established' prestige, higher density.
Best for
High-net-worth buyers who require the train line.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Eliza
VIC
8.2/10
Coastal cliffs, high vegetation, prestigious schools, and no train station.
Mosman
NSW
9.1/10
Elite coastal enclave, limited rail access, high heritage value.
City Beach
WA
8.5/10
Large blocks, mid-century influence, premium coastal lifestyle.
Sunshine Beach
QLD
8.3/10
Architectural focus, high-end coastal, secluded feel.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the suburb's character. There is a high level of satisfaction regarding safety and schools, tempered by complaints about the lack of public transport and strict council rules.
★★★★★
Peace and Quiet
There's no better place to raise a family; the streets are safe and the beach is our backyard.
Safety
Environment
★★★★★
Education
We moved here specifically for the high school zone and it has been worth every cent for the kids' education.
Schools
Community
★★★☆☆
Transport
The commute to the CBD is a pain without a train station; the bus to Mentone adds 20 minutes to my day.
Transport
Commute
★★★★☆
Planning
Love the modernist vibe, but dealing with Bayside Council over a single tree removal was a nightmare.
Architecture
Council
★★★★★
Lifestyle
Walking the Ricketts Point trail every morning is a privilege I never take for granted.
Nature
Health
★★★★☆
Rental Market
Rents are high and competition is fierce, but it's the only way to get into the school zone without a $2m deposit.
Affordability
Access
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify the exact school zone boundaries; they are strictly enforced and can change.
- Factor in a 'planning premium'—budget extra time and money for council approvals due to overlays.
- Look for original mid-century homes that haven't been poorly renovated; these hold the best long-term value.
- Check the property's proximity to bus routes if you don't want to be 100% car-dependent.
- Prioritize land size and orientation; north-facing backyards are highly prized here.
- Conduct a thorough arborist report before buying if the property has significant trees.
❓ Questions to Ask the Agent
- Is this property subject to a Heritage Overlay or just the Vegetation Protection Overlay?
- Has the school zone boundary for Beaumaris Secondary College changed recently for this specific address?
- Are there any known issues with cliff stability or coastal inundation for this street?
- What is the history of tree removal permits for this block?
- Can you provide examples of recent successful renovations of similar homes in the immediate area?
- What are the neighbors' plans? Are there any pending development applications next door?
- How long has the current owner held the property, and why are they moving?
🏷️ Seller Strategy
- Highlight any original architectural features; 'Beaumaris Modern' is a powerful brand.
- Ensure the garden is well-presented, as the 'leafy' character is a primary selling point.
- Target families specifically by emphasizing the walkability to local primary or secondary schools.
- Consider off-market campaigns; many Beaumaris buyers are locals waiting for specific streets.
- Provide a pre-purchase building and pest report to speed up the high-value transaction process.
📣 Positioning Tips
Position the property as a 'legacy home'—an opportunity to secure a foothold in a tightly held, environmentally unique pocket that offers the best public education in Melbourne.
💼 Investment Case
A low-yield, high-capital-growth play suitable for long-term wealth preservation.
⚠️ Investment Risks
High entry costs, significant land tax, and restrictive development rules.
📈 Action Plan
- Focus on 3-4 bedroom houses within 800m of Beaumaris Secondary College.
- Avoid properties with excessive heritage restrictions if you plan to extend.
- Target the 'executive rental' market to maximize yield.
- Maintain the garden meticulously to appeal to the local demographic.
🔑 Renter Tips
- Apply with a full profile including school enrollment proof if applicable.
- Look for older units near Seaview for more affordable entry points.
- Be prepared for strict inspections regarding garden maintenance.
🏘️ What Renters Love Here
Access to elite schooling and a safe, coastal lifestyle.
⚠️ Renter Watch-Outs
High rents and very limited stock of smaller, affordable properties.
🏢 Landlord Strategy
- Invest in high-quality heating and cooling; local tenants expect premium comfort.
- Include garden maintenance in the rent to protect the property's value and comply with overlays.
- Long-term leases are preferred by the local family demographic.
📋 Compliance & Management
Ensure all pool fencing and smoke alarm checks are up to date, as Bayside Council is proactive with compliance.
🤝 Agent Insights
- The market is driven by 'school zone parents' and 'downsizing locals'.
- Stock levels are traditionally very low, leading to competitive auctions.
- Buyers are highly educated and often research the architectural history of the home.
🎯 Marketing Angles
Focus on 'Mid-Century Elegance', 'The Ultimate School Catchment', and 'Coastal Sanctuary'.
👤 Target Buyer Profile
Established professional families (ages 40-55) and wealthy retirees.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm the property is within the Beaumaris Secondary College zone via findmyschool.vic.gov.au.
✓
Order a detailed planning report to identify all VPO, SLO, and HO constraints.
✓
Engage an arborist to assess the health and protection status of all on-site trees.
✓
Check for any coastal hazard overlays if the property is within 500m of the beach.
✓
Review the Bayside City Council's 'Beaumaris Modern' heritage study if the home is mid-century.
✓
Assess the distance to the nearest bus stop and frequency of service to Mentone/Cheltenham.
✓
Inspect for signs of 'Bayside corrosion' on metal fixtures and fittings due to salt air.
✓
Check the Section 32 for any unusual easements or covenants regarding building materials.
✓
Verify the land size and boundaries against the title plan.
✓
Evaluate the traffic noise levels during school drop-off and pick-up times.
✓
Confirm the status of any recent unpermitted works, especially regarding tree removal.
✓
Assess the property's energy efficiency, as many older homes in the area have poor insulation.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-06 and is intended for informational purposes only. It does not constitute financial, legal, or real estate advice. Buyers should conduct their own independent due diligence and consult with professional advisors before making any property purchase.
