Beaumaris vs Black Rock

In both, the large majority of households own their home and most homes are detached houses. In Beaumaris, most households are couple families. In Black Rock, about half of households are couple families. Houses cost more in Black Rock: a median of $2.5 million, against $2 million in Beaumaris, though rent is higher in Beaumaris. Black Rock is closer to the city centre: 20.6 km, against 23.5 km. On these figures, Beaumaris tends to suit buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Beaumaris

ahead on 5 of the 6 things we measure here

  • has more parks and reserves (11 vs 2)
  • has more schools inside the suburb (4 vs 2)
  • has more childcare (10 vs 5)
  • But Black Rock has more schools rated above their peers (1 vs 0)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Beaumaris

ahead on the one thing that separates them

  • has cheaper houses ($2,000,000 vs $2,502,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Black Rock

ahead on the one thing that separates them

  • has cheaper rent ($541/wk vs $612/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Black Rock

ahead on the one thing that separates them

  • sits closer to the CBD (20.6 km vs 23.5 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Beaumaris has more GPs (3 vs 1)
  • Black Rock has more units and townhouses to downsize into (44% vs 21%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

They split

one each way, out of the 3 things we measure here

  • Beaumaris returns a higher gross yield on houses (3.5% vs 2.9%)
  • Black Rock returns a higher gross yield on units (4.5% vs 3.4%)

Weighs house yield, unit yield, and population growth.

Where they sit

Beaumaris and Black Rock drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Beaumaris Black Rock
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Beaumaris Black Rock
Walkability 82 / 76
Beaumaris — Walkability: 82/100 Black Rock — Walkability: 76/100
Safety 69 / 70
Beaumaris — Safety: 69/100 Black Rock — Safety: 70/100
Low fire risk 100 / 100
Beaumaris — Low fire risk: 100/100 Black Rock — Low fire risk: 100/100
Low flood risk 66 / 100
Beaumaris — Low flood risk: 66/100 Black Rock — Low flood risk: 100/100

Demographics

Beaumaris has more residents (13,947 vs 6,389); Beaumaris rents higher ($612/wk vs $541/wk).

Beaumaris Black Rock
Population 13,947
+54% vs other
 6,389
Population trend (2016 → 2021) +4.5% +3.7%
Median age 48 49
Median household income $136,552/yr
+8% vs other
 $125,632/yr
Median weekly rent $612/wk
+12% vs other
 $541/wk

Age profile

Share of residents in each band, 2021 Census.

Beaumaris Black Rock
0-4 3.5% / 3.9%
Beaumaris — 0-4: 3.5% Black Rock — 0-4: 3.9%
5-14 14.4% / 11.8%
Beaumaris — 5-14: 14.4% Black Rock — 5-14: 11.8%
15-19 7.6% / 7.2%
Beaumaris — 15-19: 7.6% Black Rock — 15-19: 7.2%
20-24 5.3% / 4.6%
Beaumaris — 20-24: 5.3% Black Rock — 20-24: 4.6%
25-34 5.3% / 6.2%
Beaumaris — 25-34: 5.3% Black Rock — 25-34: 6.2%
35-44 9.5% / 10.0%
Beaumaris — 35-44: 9.5% Black Rock — 35-44: 10.0%
45-54 17.1% / 15.5%
Beaumaris — 45-54: 17.1% Black Rock — 45-54: 15.5%
55-64 14.9% / 15.5%
Beaumaris — 55-64: 14.9% Black Rock — 55-64: 15.5%
65-74 12.2% / 13.9%
Beaumaris — 65-74: 12.2% Black Rock — 65-74: 13.9%
75-84 7.3% / 8.0%
Beaumaris — 75-84: 7.3% Black Rock — 75-84: 8.0%
85+ 3.0% / 3.4%
Beaumaris — 85+: 3.0% Black Rock — 85+: 3.4%

Bars are drawn against the largest share shown (17.1%).

Who lives together

Household composition, 2021 Census.

Beaumaris 58.6% couple families
Beaumaris — Couple Families: 58.6% Beaumaris — Lone Person: 28.2% Beaumaris — One Parent Families: 11.2% Beaumaris — Group Household: 1.1% Beaumaris — Other Families: 0.8%
Black Rock 50.1% couple families
Black Rock — Couple Families: 50.1% Black Rock — Lone Person: 35.8% Black Rock — One Parent Families: 11.6% Black Rock — Group Household: 1.7% Black Rock — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beaumaris 13.0% renting
Beaumaris — Owned Outright: 49.4% Beaumaris — Mortgage: 37.6% Beaumaris — Renting: 13.0%
Black Rock 17.8% renting
Black Rock — Owned Outright: 50.8% Black Rock — Mortgage: 31.4% Black Rock — Renting: 17.8%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Beaumaris Black Rock
Bachelor Degree 22.8% / 23.9%
Beaumaris — Bachelor Degree: 22.8% Black Rock — Bachelor Degree: 23.9%
Advanced Diploma / Diploma 9.4% / 9.5%
Beaumaris — Advanced Diploma / Diploma: 9.4% Black Rock — Advanced Diploma / Diploma: 9.5%
Postgraduate Degree 7.9% / 8.3%
Beaumaris — Postgraduate Degree: 7.9% Black Rock — Postgraduate Degree: 8.3%
Certificate III & IV 7.0% / 7.2%
Beaumaris — Certificate III & IV: 7.0% Black Rock — Certificate III & IV: 7.2%
Graduate Diploma / Certificate 3.4% / 3.4%
Beaumaris — Graduate Diploma / Certificate: 3.4% Black Rock — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (23.9%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Beaumaris Black Rock
England 7.2% / 7.1%
Beaumaris — England: 7.2% Black Rock — England: 7.1%
New Zealand 1.7% / 1.7%
Beaumaris — New Zealand: 1.7% Black Rock — New Zealand: 1.7%
South Africa 1.8% / 1.3%
Beaumaris — South Africa: 1.8% Black Rock — South Africa: 1.3%
China 1.4% / 1.4%
Beaumaris — China: 1.4% Black Rock — China: 1.4%
Scotland 0.9% / 1.0%
Beaumaris — Scotland: 0.9% Black Rock — Scotland: 1.0%
Germany 0.8% / 1.0%
Beaumaris — Germany: 0.8% Black Rock — Germany: 1.0%

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beaumaris 78.9% houses
Beaumaris — Houses: 78.9% Beaumaris — Townhouses: 15.5% Beaumaris — Flats / Apartments: 5.6%
Black Rock 56.0% houses
Black Rock — Houses: 56.0% Black Rock — Townhouses: 34.2% Black Rock — Flats / Apartments: 9.8%
Houses Townhouses Flats / Apartments

Property market

Beaumaris Black Rock
Median house price $2,000,000 $2,502,500
Median unit price $940,000 $950,000
Median land price —
same for both
Typical days to sell (houses) 26 days
from 138 sales
 22 days
from 26 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Beaumaris Black Rock
2 bed $788K / $830K
Beaumaris — 2 bed: $788K (24 sales) Black Rock — 2 bed: $830K (29 sales)

24 vs 29 sales

3 bed $1.34M / $1.33M
Beaumaris — 3 bed: $1.34M (12 sales) Black Rock — 3 bed: $1.33M (15 sales)

12 vs 15 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Beaumaris Black Rock
3 bed $1.75M / $1.78M
Beaumaris — 3 bed: $1.75M (70 sales) Black Rock — 3 bed: $1.78M (20 sales)

70 vs 20 sales

4 bed $2.17M / $2.52M
Beaumaris — 4 bed: $2.17M (103 sales) Black Rock — 4 bed: $2.52M (36 sales)

103 vs 36 sales

5 bed $2.45M / $3.93M
Beaumaris — 5 bed: $2.45M (27 sales) Black Rock — 5 bed: $3.93M (8 sales)

27 vs 8 sales

Zoning mix

Beaumaris Black Rock
Residential 83% 82%
Parks and recreation 9% 12%
Infrastructure and transport 6% 5%
Commercial 1%
same for both
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Beaumaris Black Rock
New dwellings approved 473
across Bayside (Vic.)
same for both
Approvals change year on year -47%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Beaumaris Black Rock
Houses 3.5%
$1,350/wk on $1.98M
 2.9%
$1,298/wk on $2.3M
Units 3.4%
$650/wk on $985K
 4.5%
$722/wk on $840K

Ranking within VIC

Beaumaris Black Rock
House price Higher than 97% of VIC Higher than 96% of VIC
Income Higher than 96% of VIC Higher than 93% of VIC
Schools Higher than 9% of VIC —
Walkability Higher than 94% of VIC Higher than 92% of VIC
Affordability Higher than 7% of VIC Higher than 6% of VIC
EV adoption Higher than 96% of VIC
same for both
NBN connectivity Higher than 83% of VIC Higher than 82% of VIC
Rental yield (houses) Higher than 39% of VIC Higher than 10% of VIC
Rental yield (units) Higher than 1% of VIC Higher than 30% of VIC

Liveability

Black Rock scores higher overall (91 vs 72).

Beaumaris Black Rock
Grade A A+
Score 72/100 91/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Beaumaris carries more flood risk (34 vs 0).

Beaumaris Black Rock
Bushfire None
0/100
same for both
Crime Low
31/100
 Low
30/100
Flood Low
34/100
 None
0/100
Coastal erosion Moderate
56/100
 Moderate
60/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 11
within 5 km
 4
within 5 km

Schools

Beaumaris Black Rock
Inside the suburb 4 2
Rated above peers 0 1
Rated at peers 4 0
Rated below peers 0
same for both

Schools in Beaumaris

  • Beaumaris North Primary School Government · Primary at peers
  • Beaumaris Primary School Government · Primary at peers
  • Beaumaris Secondary College Government · Secondary at peers
  • Stella Maris School Catholic · Primary at peers

Schools in Black Rock

  • Black Rock Primary School Government · Primary above peers
  • St Joseph's School Catholic · Primary

Amenities in the suburb

Beaumaris Black Rock
Supermarkets 1 2
Cafes & restaurants 13 10
Parks & reserves 11 2
Childcare 10 5
GPs 3 1
Pharmacies 3 1
Banks & Bank@Post 2 1
EV chargers 0 1

Mobility

Beaumaris sits further from the CBD (23.5 km vs 20.6 km).

Beaumaris Black Rock
Walkability score 82/100 76/100
Distance to Melbourne 23.5 km
+12% vs other
 20.6 km
Drive time (normal traffic) 37 min 33 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 184.2
7-9am + 5-7pm
 129.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.3%
postcode 3193
same for both
Rooftop solar per 100 dwellings 27
postcode 3193
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Beaumaris Black Rock
Worked from Home 47.2% / 48.8%
Beaumaris — Worked from Home: 47.2% Black Rock — Worked from Home: 48.8%
Car (driver) 45.2% / 44.0%
Beaumaris — Car (driver): 45.2% Black Rock — Car (driver): 44.0%
Car (passenger) 2.7% / 2.1%
Beaumaris — Car (passenger): 2.7% Black Rock — Car (passenger): 2.1%
Walked Only 2.1% / 2.3%
Beaumaris — Walked Only: 2.1% Black Rock — Walked Only: 2.3%
Train 1.7% / 2.0%
Beaumaris — Train: 1.7% Black Rock — Train: 2.0%

Bars are drawn against the largest share shown (48.8%).

Setting

Beaumaris Black Rock
Elevation 21 m
above sea level, at the suburb centre
 32 m
above sea level, at the suburb centre
Distance to the ocean 1.0 km
1.9 km to a named beach
 772 m
1.5 km to a named beach

NBN connectivity

Beaumaris Black Rock
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
5,892 premises
 1%
3,000 premises

Climate

Beaumaris Black Rock
Annual rainfall 644 mm
same for both
Summer max (Jan) 26.0°C
same for both
Winter min (Jul) 6.9°C
same for both

Air quality (annual mean)

Beaumaris Black Rock
PM2.5 7.6 µg/m³
same for both
PM10 —
same for both
NO₂ —
same for both

Council rates

Beaumaris Black Rock
Average residential rate $2,086/yr
same for both
Council Bayside (Vic.)
same for both

Federal electorate

Beaumaris Black Rock
Division Goldstein
same for both
Member Tim Wilson
same for both
Party Liberal
same for both

First Home Owner Grant

Beaumaris Black Rock
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Beaumaris

Coastal Middle-Ring Parks Premium Professionals

Black Rock

Beach Coastal Luxury Middle-Ring Professionals Retirees Townhouses

More comparisons

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Beaumaris vs Cheltenham Beaumaris vs Mentone

Other comparisons with Black Rock

Black Rock vs Cheltenham Black Rock vs Sandringham
Full data on Beaumaris Full data on Black Rock
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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