Beaumaris vs Black Rock
House prices, rent and lifestyle, side by side. Every figure shows its period and source.
Bars scale each row to its largest figure.
| Suburb | BeaumarisBayside | Black RockBayside |
|---|---|---|
| Price & rent | ||
| Median house priceValuer-General Victoria | $2,100,000 (calendar year 2025) | $2,401,500 (calendar year 2025) |
| Median unit price | $1,095,000 (calendar year 2025) | $1,120,000 (calendar year 2025) |
| Median weekly rentDFFH / Census 2021 | $750/wk | $541/wk |
| Gross rental yieldweekly rent x 52 / house price, before costs | 1.86% | 1.17% |
| People | ||
| PopulationABS Census 2021 | 13,947 | 6,389 |
| SEIFA advantage decile | 10/10 | 10/10 |
| Housing | ||
| Houses | 79% | 56% |
| Townhouses | 16% | 34% |
| Apartments/units | 5% | 8% |
| Transport | ||
| Distance to Melbourne CBD | 19.9 km | 18.2 km |
| Train stations | 0 | 0 |
| Tram stops | 0 | 0 |
| Planning & risk | ||
| Flood overlayVicmap Planning | 8% | 0% |
| Bushfire overlayVicmap Planning | 0% | 0% |
| Heritage overlayVicmap Planning | 7% | 28% |
| Schools (zoned government) | ||
| Primary | Beaumaris North Primary School, Beaumaris Primary School, Black Rock Primary School, Cheltenham Primary School, Mentone Primary School | Beaumaris North Primary School, Beaumaris Primary School, Black Rock Primary School, Sandringham East Primary School |
| Secondary | Beaumaris Secondary College, Mentone Girls Secondary College | Beaumaris Secondary College, Mentone Girls Secondary College, Sandringham College |
| Safety | ||
| Recorded crime (council area)Crime Statistics Agency Victoria, council-wide | Lower than most areas | Lower than most areas |
Key differences
- Black Rock is higher on median house price (by about 14%).
- Beaumaris is higher on median weekly rent (by about 39%).
- Beaumaris is higher on gross rental yield (by about 0.7 percentage points).
- Beaumaris is higher on population (by about 118%).
- Beaumaris is higher on flood overlay share (by about 8 percentage points).
- Black Rock is higher on heritage overlay share (by about 21 percentage points).
- Beaumaris is higher on share of houses (vs units/townhouses) (by about 23 percentage points).
Median house price over time
BeaumarisBlack Rock
The median house price in Beaumaris was $2,100,000 in calendar year 2025 (Valuer-General Victoria); the median unit price was $1,095,000 in calendar year 2025. The median house price in Black Rock was $2,401,500 in calendar year 2025 (Valuer-General Victoria); the median unit price was $1,120,000 in calendar year 2025.