Beaumaris vs Mentone

Mentone is the younger of the two, with a median age of 42 against 48 in Beaumaris. In both, most households own their home. In Beaumaris, the large majority of homes are detached houses and most households are couple families. Houses cost more in Beaumaris: a median of $2 million, against $1.41 million in Mentone, and rent is higher there too. On these figures, Beaumaris tends to suit couples, while Mentone suits people living alone and 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 3 of the 6 things we measure here

  • carries lower crime risk (31/100 vs 70/100)
  • has more separate houses rather than flats (79% vs 44%)
  • is already more of a family suburb (70% vs 51%)
  • But Mentone has more schools rated above their peers (3 vs 0)

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

First-home buyers

Mentone

ahead on 2 of the 3 things we measure here

  • has cheaper units ($578,750 vs $940,000)
  • has cheaper houses ($1,407,500 vs $2,000,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Mentone

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (33% vs 13%)
  • has cheaper rent ($392/wk vs $612/wk)

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

Commuting to the city

Mentone

ahead on the one thing that separates them

  • is more walkable (94/100 vs 82/100)

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

Downsizers and retirees

Mentone

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (56% vs 21%)
  • is more walkable (94/100 vs 82/100)
  • But Beaumaris carries lower crime risk (31/100 vs 70/100)

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

Investors

Mentone

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.0% vs 3.4%)

Weighs house yield, unit yield, and population growth.

Where they sit

Beaumaris and Mentone 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 Mentone
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 Mentone
Walkability 82 / 94
Beaumaris — Walkability: 82/100 Mentone — Walkability: 94/100
Safety 69 / 30
Beaumaris — Safety: 69/100 Mentone — Safety: 30/100
Low fire risk 100 / 100
Beaumaris — Low fire risk: 100/100 Mentone — Low fire risk: 100/100
Low flood risk 66 / 60
Beaumaris — Low flood risk: 66/100 Mentone — Low flood risk: 60/100

Demographics

Beaumaris rents higher ($612/wk vs $392/wk); Beaumaris has higher household incomes ($136,552 vs $98,228).

Beaumaris Mentone
Population 13,947
+5% vs other
 13,197
Population trend (2016 → 2021) +4.5% +1.8%
Median age 48 42
Median household income $136,552/yr
+28% vs other
 $98,228/yr
Median weekly rent $612/wk
+36% vs other
 $392/wk

Age profile

Share of residents in each band, 2021 Census.

Beaumaris Mentone
0-4 3.5% / 4.5%
Beaumaris — 0-4: 3.5% Mentone — 0-4: 4.5%
5-14 14.4% / 11.2%
Beaumaris — 5-14: 14.4% Mentone — 5-14: 11.2%
15-19 7.6% / 5.2%
Beaumaris — 15-19: 7.6% Mentone — 15-19: 5.2%
20-24 5.3% / 4.7%
Beaumaris — 20-24: 5.3% Mentone — 20-24: 4.7%
25-34 5.3% / 12.9%
Beaumaris — 25-34: 5.3% Mentone — 25-34: 12.9%
35-44 9.5% / 14.4%
Beaumaris — 35-44: 9.5% Mentone — 35-44: 14.4%
45-54 17.1% / 15.2%
Beaumaris — 45-54: 17.1% Mentone — 45-54: 15.2%
55-64 14.9% / 12.1%
Beaumaris — 55-64: 14.9% Mentone — 55-64: 12.1%
65-74 12.2% / 9.8%
Beaumaris — 65-74: 12.2% Mentone — 65-74: 9.8%
75-84 7.3% / 6.7%
Beaumaris — 75-84: 7.3% Mentone — 75-84: 6.7%
85+ 3.0% / 3.1%
Beaumaris — 85+: 3.0% Mentone — 85+: 3.1%

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%
Mentone 37.2% couple families
Mentone — Couple Families: 37.2% Mentone — Lone Person: 44.6% Mentone — One Parent Families: 14.1% Mentone — Group Household: 2.9% Mentone — Other Families: 1.2%
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%
Mentone 32.9% renting
Mentone — Owned Outright: 32.4% Mentone — Mortgage: 34.7% Mentone — Renting: 32.9%
Owned outright Mortgage Renting

Qualifications

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

Beaumaris Mentone
Bachelor Degree 22.8% / 19.9%
Beaumaris — Bachelor Degree: 22.8% Mentone — Bachelor Degree: 19.9%
Advanced Diploma / Diploma 9.4% / 9.8%
Beaumaris — Advanced Diploma / Diploma: 9.4% Mentone — Advanced Diploma / Diploma: 9.8%
Certificate III & IV 7.0% / 10.4%
Beaumaris — Certificate III & IV: 7.0% Mentone — Certificate III & IV: 10.4%
Postgraduate Degree 7.9% / 6.9%
Beaumaris — Postgraduate Degree: 7.9% Mentone — Postgraduate Degree: 6.9%
Graduate Diploma / Certificate 3.4% / 3.4%
Beaumaris — Graduate Diploma / Certificate: 3.4% Mentone — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (22.8%).

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 Mentone
England 7.2% / 4.7%
Beaumaris — England: 7.2% Mentone — England: 4.7%
China 1.4% / 2.7%
Beaumaris — China: 1.4% Mentone — China: 2.7%
New Zealand 1.7% / 1.8%
Beaumaris — New Zealand: 1.7% Mentone — New Zealand: 1.8%
South Africa 1.8% / 1.3%
Beaumaris — South Africa: 1.8% Mentone — South Africa: 1.3%
India 0.6% / 1.9%
Beaumaris — India: 0.6% Mentone — India: 1.9%
Scotland 0.9% / 0.8%
Beaumaris — Scotland: 0.9% Mentone — Scotland: 0.8%
Greece — / 1.7%
Beaumaris — Greece: not among its largest Mentone — Greece: 1.7%

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%
Mentone 44.0% houses
Mentone — Houses: 44.0% Mentone — Townhouses: 37.2% Mentone — Flats / Apartments: 18.8%
Houses Townhouses Flats / Apartments

Property market

Beaumaris Mentone
Median house price $2,000,000 $1,407,500
Median unit price $940,000 $578,750
Median land price —
same for both
Typical days to sell (houses) 26 days
from 138 sales
 28 days
from 84 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 Mentone
2 bed $788K / $643K
Beaumaris — 2 bed: $788K (24 sales) Mentone — 2 bed: $643K (147 sales)

24 vs 147 sales

3 bed $1.34M / $914K
Beaumaris — 3 bed: $1.34M (12 sales) Mentone — 3 bed: $914K (10 sales)

12 vs 10 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 Mentone
2 bed $1.57M / $920K
Beaumaris — 2 bed: $1.57M (8 sales) Mentone — 2 bed: $920K (6 sales)

8 vs 6 sales

3 bed $1.75M / $1.24M
Beaumaris — 3 bed: $1.75M (70 sales) Mentone — 3 bed: $1.24M (51 sales)

70 vs 51 sales

4 bed $2.17M / $1.58M
Beaumaris — 4 bed: $2.17M (103 sales) Mentone — 4 bed: $1.58M (62 sales)

103 vs 62 sales

5 bed $2.45M / $2.01M
Beaumaris — 5 bed: $2.45M (27 sales) Mentone — 5 bed: $2.01M (16 sales)

27 vs 16 sales

Zoning mix

Beaumaris Mentone
Residential 83% 70%
Commercial 1% 10%
Parks and recreation 9% 6%
Infrastructure and transport 6% 9%
Industrial 0% 5%
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 Mentone
New dwellings approved 473
across Bayside (Vic.)
 465
across Kingston (Vic.)
Approvals change year on year -47% -36%

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 Mentone
Houses 3.5%
$1,350/wk on $1.98M
 3.4%
$900/wk on $1.39M
Units 3.4%
$650/wk on $985K
 5.0%
$580/wk on $605K

Ranking within VIC

Beaumaris Mentone
House price Higher than 97% of VIC Higher than 82% of VIC
Income Higher than 96% of VIC Higher than 71% of VIC
Schools Higher than 9% of VIC Higher than 77% of VIC
Walkability Higher than 94% of VIC Higher than 98% of VIC
Affordability Higher than 7% of VIC Higher than 18% of VIC
EV adoption Higher than 96% of VIC Higher than 85% of VIC
NBN connectivity Higher than 83% of VIC
same for both
Rental yield (houses) Higher than 39% of VIC Higher than 29% of VIC
Rental yield (units) Higher than 1% of VIC Higher than 61% of VIC

Liveability

Mentone is more walkable (94 vs 82); Mentone scores higher overall (79 vs 72).

Beaumaris Mentone
Grade A
same for both
Score 72/100 79/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Mentone carries more crime risk (70 vs 31).

Beaumaris Mentone
Bushfire None
0/100
same for both
Crime Low
31/100
 High
70/100
Flood Low
34/100
 Moderate
40/100
Coastal erosion Moderate
56/100
 Moderate
61/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 11
within 5 km
 19
within 5 km

Schools

Beaumaris Mentone
Inside the suburb 4 8
Rated above peers 0 3
Rated at peers 4
same for both
Rated below peers 0 1
Universities within 10 km None 1
Monash Clayton, 8.9 km

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 Mentone

  • Kilbreda College Catholic · Secondary above peers
  • Mentone Girls Secondary College Government · Secondary above peers
  • Mentone Primary School Government · Primary above peers
  • Mentone Girls' Grammar School Independent · Combined at peers
  • Mentone Grammar School Independent · Combined at peers
  • Mentone Park Primary School Government · Primary at peers

Amenities in the suburb

Beaumaris Mentone
Supermarkets 1 4
Cafes & restaurants 13 33
Parks & reserves 11 9
Childcare 10 17
GPs 3
same for both
Pharmacies 3
same for both
Banks & Bank@Post 2 3
Fuel stations 0 4
EV chargers 0 1

Mobility

Beaumaris Mentone
Walkability score 82/100 94/100
Distance to Melbourne 23.5 km
+4% vs other
 22.5 km
Drive time (normal traffic) 37 min 33 min
Public transport score 79/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 184.2
7-9am + 5-7pm
 277.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.3%
postcode 3193
 1.4%
postcode 3194
Rooftop solar per 100 dwellings 27
postcode 3193
 18
postcode 3194

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 Mentone
Car (driver) 45.2% / 49.5%
Beaumaris — Car (driver): 45.2% Mentone — Car (driver): 49.5%
Worked from Home 47.2% / 40.2%
Beaumaris — Worked from Home: 47.2% Mentone — Worked from Home: 40.2%
Train 1.7% / 3.8%
Beaumaris — Train: 1.7% Mentone — Train: 3.8%
Car (passenger) 2.7% / 2.6%
Beaumaris — Car (passenger): 2.7% Mentone — Car (passenger): 2.6%
Walked Only 2.1% / 2.5%
Beaumaris — Walked Only: 2.1% Mentone — Walked Only: 2.5%

Bars are drawn against the largest share shown (49.5%).

Setting

Beaumaris Mentone
Elevation 21 m
above sea level, at the suburb centre
 23 m
above sea level, at the suburb centre
Distance to the ocean 1.0 km
1.9 km to a named beach
 1.2 km
1.2 km to a named beach

NBN connectivity

Beaumaris Mentone
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
5,892 premises
 2%
7,109 premises

Climate

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

Council rates

Beaumaris Mentone
Average residential rate $2,086/yr $1,940/yr
Council Bayside (Vic.) Kingston (Vic.)

Federal electorate

Beaumaris Mentone
Division Goldstein Isaacs
Member Tim Wilson Mark Dreyfus
Party Liberal Australian Labor Party

First Home Owner Grant

Beaumaris Mentone
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

Mentone

Beach Coastal Easy Commute Outer Parks Townhouses Transport Hub Village Feel

More comparisons

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Beaumaris vs Cheltenham Beaumaris vs Black Rock

Other comparisons with Mentone

Mentone vs Cheltenham Mentone vs Parkdale Mentone vs Mordialloc
Full data on Beaumaris Full data on Mentone
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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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