Belmont vs Breakwater

Belmont is the younger of the two, with a median age of 37 against 40 in Breakwater. In both, most households own their home and the large majority of homes are detached houses. In Breakwater, about half of households are people living alone. Houses cost more in Belmont: a median of $740,000, against $565,000 in Breakwater, and rent is higher there too. On these figures, Breakwater 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

Belmont

ahead on 4 of the 6 things we measure here

  • has more childcare (13 vs 0)
  • has more parks and reserves (20 vs 2)
  • has more schools inside the suburb (8 vs 0)

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

First-home buyers

They split

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

  • Belmont has cheaper units ($503,000 vs $705,000)
  • Breakwater has cheaper houses ($565,000 vs $740,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Breakwater

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $350/wk)

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

Commuting to the city

Belmont

ahead on the one thing that separates them

  • is more walkable (88/100 vs 48/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Belmont

ahead on 3 of the 5 things we measure here

  • has more GPs (7 vs 0)
  • is more walkable (88/100 vs 48/100)
  • carries lower crime risk (79/100 vs 90/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Belmont Breakwater
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.

Belmont Breakwater
Walkability 88 / 48
Belmont — Walkability: 88/100 Breakwater — Walkability: 48/100
Safety 21 / 10
Belmont — Safety: 21/100 Breakwater — Safety: 10/100
Low fire risk 100 / 100
Belmont — Low fire risk: 100/100 Breakwater — Low fire risk: 100/100
Low flood risk 13 / 15
Belmont — Low flood risk: 13/100 Breakwater — Low flood risk: 15/100

Demographics

Belmont has more residents (15,066 vs 1,060); Belmont has higher household incomes ($78,884 vs $56,004).

Belmont Breakwater
Population 15,066
+93% vs other
 1,060
Population trend (2016 → 2021) +7.2% +4.5%
Median age 37 40
Median household income $78,884/yr
+29% vs other
 $56,004/yr
Median weekly rent $350/wk
+14% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Belmont Breakwater
0-4 6.3% / 4.1%
Belmont — 0-4: 6.3% Breakwater — 0-4: 4.1%
5-14 10.9% / 10.5%
Belmont — 5-14: 10.9% Breakwater — 5-14: 10.5%
15-19 4.9% / 3.3%
Belmont — 15-19: 4.9% Breakwater — 15-19: 3.3%
20-24 7.1% / 8.4%
Belmont — 20-24: 7.1% Breakwater — 20-24: 8.4%
25-34 17.4% / 17.4%
Belmont — 25-34: 17.4% Breakwater — 25-34: 17.4%
35-44 13.1% / 14.0%
Belmont — 35-44: 13.1% Breakwater — 35-44: 14.0%
45-54 11.3% / 11.1%
Belmont — 45-54: 11.3% Breakwater — 45-54: 11.1%
55-64 10.3% / 12.6%
Belmont — 55-64: 10.3% Breakwater — 55-64: 12.6%
65-74 9.4% / 9.7%
Belmont — 65-74: 9.4% Breakwater — 65-74: 9.7%
75-84 5.9% / 7.3%
Belmont — 75-84: 5.9% Breakwater — 75-84: 7.3%
85+ 3.5% / 2.1%
Belmont — 85+: 3.5% Breakwater — 85+: 2.1%

Bars are drawn against the largest share shown (17.4%).

Who lives together

Household composition, 2021 Census.

Belmont 44.5% lone person
Belmont — Lone Person: 44.5% Belmont — Couple Families: 32.8% Belmont — One Parent Families: 13.7% Belmont — Group Household: 7.1% Belmont — Other Families: 1.8%
Breakwater 49.7% lone person
Breakwater — Lone Person: 49.7% Breakwater — Couple Families: 20.6% Breakwater — One Parent Families: 19.4% Breakwater — Group Household: 7.7% Breakwater — Other Families: 2.6%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Belmont 35.9% renting
Belmont — Owned Outright: 32.3% Belmont — Mortgage: 31.8% Belmont — Renting: 35.9%
Breakwater 39.1% renting
Breakwater — Owned Outright: 30.1% Breakwater — Mortgage: 30.8% Breakwater — Renting: 39.1%
Owned outright Mortgage Renting

Qualifications

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

Belmont Breakwater
Certificate III & IV 14.7% / 20.5%
Belmont — Certificate III & IV: 14.7% Breakwater — Certificate III & IV: 20.5%
Bachelor Degree 15.9% / 7.1%
Belmont — Bachelor Degree: 15.9% Breakwater — Bachelor Degree: 7.1%
Advanced Diploma / Diploma 8.4% / 6.9%
Belmont — Advanced Diploma / Diploma: 8.4% Breakwater — Advanced Diploma / Diploma: 6.9%
Postgraduate Degree 6.3% / 2.2%
Belmont — Postgraduate Degree: 6.3% Breakwater — Postgraduate Degree: 2.2%
Graduate Diploma / Certificate 2.9% / 1.3%
Belmont — Graduate Diploma / Certificate: 2.9% Breakwater — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (20.5%).

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.

Belmont Breakwater
England 2.5% / 2.2%
Belmont — England: 2.5% Breakwater — England: 2.2%
India 2.8% / 1.3%
Belmont — India: 2.8% Breakwater — India: 1.3%
New Zealand 1.1% / 0.9%
Belmont — New Zealand: 1.1% Breakwater — New Zealand: 0.9%
Philippines 0.6% / 0.8%
Belmont — Philippines: 0.6% Breakwater — Philippines: 0.8%
China 0.9% / —
Belmont — China: 0.9% Breakwater — China: not among its largest
Pakistan — / 0.8%
Belmont — Pakistan: not among its largest Breakwater — Pakistan: 0.8%
Scotland 0.6% / —
Belmont — Scotland: 0.6% Breakwater — Scotland: not among its largest

Bars are drawn against the largest share shown (2.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Belmont 77.7% houses
Belmont — Houses: 77.7% Belmont — Townhouses: 18.1% Belmont — Flats / Apartments: 4.2%
Breakwater 76.4% houses
Breakwater — Houses: 76.4% Breakwater — Townhouses: 8.8% Breakwater — Flats / Apartments: 14.8%
Houses Townhouses Flats / Apartments

Property market

Belmont Breakwater
Median house price $740,000 $565,000
Median unit price $503,000 $705,000
Median land price $520,000 —
Typical days to sell (houses) 24 days
from 176 sales
 25 days
from 3 sales

Zoning mix

Breakwater has more industrially zoned land (33% vs 2%).

Belmont Breakwater
Residential 63% 13%
Industrial 2% 33%
Parks and recreation 24% 26%
Other and special use 1% 22%
Infrastructure and transport 8% 5%
Commercial 2% 0%
Rural and farming 0% 1%
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

Belmont Breakwater
New dwellings approved 3,468
across Greater Geelong
same for both
Approvals change year on year +56%
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.

Belmont Breakwater
Houses 3.7%
$550/wk on $765K
 4.0%
$478/wk on $622K
Units 4.7%
$470/wk on $524K
 —

Ranking within VIC

Belmont Breakwater
House price Higher than 41% of VIC Higher than 19% of VIC
Income Higher than 46% of VIC Higher than 14% of VIC
Schools Higher than 83% of VIC —
Walkability Higher than 96% of VIC Higher than 86% of VIC
Affordability Higher than 56% of VIC Higher than 45% of VIC
EV adoption Higher than 78% of VIC Higher than 43% of VIC
NBN connectivity Higher than 78% of VIC Higher than 80% of VIC
Rental yield (houses) Higher than 50% of VIC Higher than 68% of VIC
Rental yield (units) Higher than 44% of VIC —

Liveability

Belmont scores higher overall (56 vs 24); Belmont is more walkable (88 vs 48).

Belmont Breakwater
Grade B D
Score 56/100 24/100
Socio-economic band mid-range socio-economic
decile 6/10
 high-need area
decile 1/10

Risk profile

Breakwater carries more crime risk (90 vs 79).

Belmont Breakwater
Bushfire None
0/100
same for both
Crime High
79/100
 High
90/100
Flood High
87/100
 High
85/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 8
within 5 km

Schools

Belmont Breakwater
Inside the suburb 8 0
Rated above peers 4 0
Rated at peers 0
same for both
Rated below peers 2 0
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 3.6 km
 2
Deakin University, Geelong Waterfront Campus, 3.8 km
Full-time students aged 15–24 2.4% 0.9%

Schools in Belmont

  • Belmont High School Government · Secondary above peers
  • Clairvaux Catholic School Catholic · Primary above peers
  • Oberon Primary School Government · Primary above peers
  • Wangala Primary School Government · Primary above peers
  • Belmont Primary School Government · Primary below peers
  • Roslyn Primary School Government · Primary below peers

Schools in Breakwater

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Belmont Breakwater
Supermarkets 8 0
Cafes & restaurants 21 1
Parks & reserves 20 2
Childcare 13 0
GPs 7 0
Pharmacies 2 0
Banks & Bank@Post 2 0
Fuel stations 4 0
Waterways 5 0

Mobility

Belmont Breakwater
Walkability score 88/100 48/100
Distance to Melbourne 78.4 km 80.3 km
+2% vs other
Drive time (normal traffic) 68 min 72 min
Public transport score 76/100 54/100
Peak arrivals per hour 199.2
7-9am + 5-7pm
 19.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.0%
postcode 3216
 0.5%
postcode 3219
Rooftop solar per 100 dwellings 33
postcode 3216
 28
postcode 3219

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.

Belmont Breakwater
Car (driver) 66.8% / 79.3%
Belmont — Car (driver): 66.8% Breakwater — Car (driver): 79.3%
Worked from Home 22.8% / 10.8%
Belmont — Worked from Home: 22.8% Breakwater — Worked from Home: 10.8%
Car (passenger) 4.5% / 4.6%
Belmont — Car (passenger): 4.5% Breakwater — Car (passenger): 4.6%
Walked Only 2.5% / 2.2%
Belmont — Walked Only: 2.5% Breakwater — Walked Only: 2.2%
Bus 1.8% / 2.4%
Belmont — Bus: 1.8% Breakwater — Bus: 2.4%

Bars are drawn against the largest share shown (79.3%).

Setting

Belmont Breakwater
Elevation 34 m
above sea level, at the suburb centre
 11 m
above sea level, at the suburb centre
Distance to the ocean 4.2 km
4.3 km to a named beach
 3.9 km
4.0 km to a named beach

NBN connectivity

Belmont Breakwater
Connectivity score 68/100 71/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 42%
7,991 premises
 46%
1,052 premises

Climate

Belmont Breakwater
Annual rainfall —
same for both
Summer max (Jan) 22.8°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Belmont Breakwater
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Belmont Breakwater
Average residential rate $1,802/yr
same for both
Council Greater Geelong
same for both

Federal electorate

Belmont Breakwater
Division Corio
same for both
Member Richard Marles
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Belmont Breakwater
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Belmont

Parks Regional Centre

Breakwater

Affordable Quiet

More comparisons

Other comparisons with Belmont

Belmont vs Highton Belmont vs Grovedale Belmont vs Newtown Belmont vs Charlemont Belmont vs Marshall Belmont vs South Geelong

Other comparisons with Breakwater

Breakwater vs St Albans Park Breakwater vs East Geelong Breakwater vs Whittington Breakwater vs Charlemont Breakwater vs Thomson Breakwater vs South Geelong
Full data on Belmont Full data on Breakwater
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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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