Beaumaris, VIC 3193

As a buyers agent and mother who lives and breathes Beaumaris, I have helped hundreds of clients sell and buy in the area. I can confidently say that Beaumaris is one of the most desirable and liveable suburbs in the region.

Over the years, Ive guided clients here for its outstanding lifestyle, quality schools, community feel, and long term growth fundamentals and none of them ever looked back.

Beaumaris offers one of the best balances of true bayside lifestyle, space, privacy and long-term family home living anywhere in Melbournes south-east. Many of my clients buy here thinking it might be a stepping stone, but more often than not, they stay for the long term. Once youre in, its very hard to leave.

OVERVIEW AND LOCATION
Beaumaris is a well-established, premium bayside suburb that consistently ticks the boxes for lifestyle buyers. From living here, you really notice how much people value the space, the quiet streets and the access to the coastline.

Located around 20 kilometres south-east of the Melbourne CBD, Beaumaris sits right on Port Phillip Bay. It has a relaxed, residential feel, with easy access to local shops, schools and, most importantly, some of the best coastal walking tracks, beaches and open spaces in Bayside.

Most buyers I work with here are owner-occupiers, typically established families, professionals and downsizers who prioritise lifestyle and space. Investors are less active compared to surrounding suburbs, largely due to higher entry prices and the strong owner-occupier demand.

Its also a tightly held suburb. Stock levels are often low, and when good properties come up, theyre well competed for.

Compared with nearby bayside suburbs, Beaumaris stands out for a few key reasons:
Larger blocks and more land than Mentone and Parkdale
A quieter, more residential feel than Cheltenham
A stronger lifestyle focus compared to more built-up pockets
Houses dominate the market and are tightly held, while townhouses are becoming more common. Apartments remain limited, which helps preserve the low-density feel.

LIFESTYLE AND AMENITIES
One of the biggest things you notice living in Beaumaris is how lifestyle-driven it is. Its not about nightlife or high energy, its about consistency, space and quality of living.

Local spots like the Concourse and Seaview Shops provide a great mix of cafs, casual dining and essentials. Along Beach Road, youve got some of the best coastal stretches in Bayside, and its something locals use daily whether its walking, running or just getting down to the water.

Theres a strong community feel here, with great access to golf courses, sporting clubs, tennis clubs and the Beaumaris Motor Yacht Squadron. Parks and open spaces are everywhere, which is a big reason families gravitate to the area. Kids still sell lemonade on the streets.

Different pockets suit different buyers:
Closer to the beach offers a premium coastal lifestyle
Near the Concourse provides convenience and walkability
Interior streets offer larger blocks and more privacy

TRANSPORT AND COMMUTE
Beaumaris doesnt have a train station, which is one of the few compromises. Most residents rely on buses connecting to Mentone, Cheltenham and Sandringham stations.

From living here, I can say most people are comfortable with this trade-off, as driving tends to be the main form of transport anyway. The CBD is generally accessible within 3545 minutes depending on traffic.

SAFETY AND COMMUNITY
Beaumaris is widely regarded as one of the safer suburbs in Bayside, and from living here, that certainly holds true. Its quiet, well-kept and has a strong sense of community.

The owner-occupier rate is high (around 85%+), theres very little public housing, and people tend to stay long term. That stability really shows in how the suburb feels day to day.

PROPERTY PRICES AND GROWTH
Beaumaris has always been a premium, long-term growth suburb. Its not driven by hype, its driven by land, lifestyle and scarcity.

Median house prices typically sit in the $2.0M$2.5M+ range (often higher closer to the water), with townhouses providing a slightly more accessible entry point.

Limited supply, planning controls and its coastal position continue to support strong long-term growth.

PROPERTY SUPPLY AND BUILDING QUALITY
Detached homes dominate, often on larger blocks, which is a major drawcard. Theres also a growing number of high-end townhouse developments replacing older homes.

Beaumaris has a strong presence of mid-century homes (commonly known as Beauy Classics), many of which are well-built and architecturally unique. New builds are generally high quality, but buyers still need to assess layout and design carefully.

Units are limited, which helps maintain the spacious, low-density feel.

RENTAL DEMAND AND YIELDS
Rental demand is steady but more selective. Most tenants are families and professionals wanting to access the lifestyle without buying in.

Yields are typically lower due to higher entry prices. Houses generally sit in the low 2% range, with townhouses performing slightly better. Units, where available, can achieve around 33.5%. Beaumaris is better suited to investors focused on long-term capital growth rather than yield.

SCHOOLS, CHILDCARE AND HEALTHCARE
Beaumaris is well regarded for schooling, with Beaumaris Secondary College, Beaumaris Primary, Beaumaris North Primary and Stella Maris Catholic Primary all strong local options. Theres also easy access to a number of private schools in surrounding suburbs.

Childcare is well catered for, and healthcare access is excellent with nearby medical centres and Sandringham Hospital.

FUTURE DEVELOPMENT
Development is generally controlled and low density. Most changes come from knockdown-rebuilds and boutique townhouse projects rather than large-scale developments. That level of control helps protect the character of the suburb and supports long-term value.

BUYER ADVICE
For owner-occupiers, Beaumaris is about playing the long game. It suits buyers who want a home, not just a property.

For investors, its a capital growth suburb rather than a yield play.

FINAL ASSESSMENT
Beaumaris remains one of Melbournes most tightly held and desirable bayside suburbs. Living here gives you a real appreciation for what it offers, space, privacy, lifestyle and long-term confidence.

Its not trying to compete with busier suburbs, and thats exactly the point.
Great for: established families, upsizers, downsizers and long-term owner-occupiers who value lifestyle, space and consistency.

For more advice regarding potentially buying in Beaumaris or surrounding suburbs, please feel free to call me on 0407 775 592.

Thanks for readingNicole Payne Vendor and Buyers Advocate | Bayside Real Estate Advocates.

With the beach close by as well as Southland just around the corner, excellent public transport, schools and ammenities galore Beaumaris is a fabulous suburb and wonderful area to raise children.

Friendliest neighbourhood.
People are well off yet humble. There's no sign of the snobbery of Brighton.
The beach is quiet and has beautiful sunsets. Heaps of parks and reserves preserves the green feel.
Having no train-line could be considered a disadvantage but it does prevent undesirables and ensures low density housing.
My only complaint would be that the restaurants can't compete with those in the city and inner suburbs - it's as if people's tastes are a bit too bland here.

If you love peaceful, beachside living with everything at your fingertips, Beaumaris is for you. Excellent village shops, schools, parks, mature trees, lots of nature and bird life, house proud gardens and respected architecture. It is a beautiful suburb to walk around. The community is thriving and community spirit is strong. One of Melbourne’s largest shopping centres is a 5 mins drive. I can’t speak highly enough of this suburb. It’s an expensive suburb so open to fortunate few. For those in the price point it does not come with the pretentious of Other beachside suburbs like Hampton or Brighton. 10/10!

i live here it good :))))))))

Beautiful, safe suburb, friendly residents. Plenty of well to do families. Great architectural history. Cafes, bike paths, marine sanctuary, surrounded by fantastic schools. Limited housing stock so difficult and expensive to buy in to.

Quiet, big blocks and friendly people!

Great community feel to Bayside's best kept secret. Prices are still reasonable versus other comparable suburbs.

A nice place to live overall generally safe, sound and pretty quiet. Price of housing can be a bit expensive as can rentals but if you want to live in a nice bayside suburb then you have to pay for it. A lot of the older style homes are either being knocked down and rebuilt or extensively renovated. The majority of people who live in Beaumaris are friendly, there are some young people and families moving into the area now who want a good suburb to raise their children, there are also still quite a lot of retirees who live here who like the quiet.

Beaumaris is the best ever Suburb by the Beach in Melbourne!

2 Primary Schools (Beaumaris North & Beaumaris), Lots of Shops including 2x Woolworths nearby (In Mentone), Blockbuster, on the South Concourse including Bakeries, IGA & Cafes & Close to Westfield Southland & DFO Moorabbin.

Beaumaris is up there with the best pockets in Melbourne.

Leafy, clean, spacious and far enough away from the flea bag suburbs down the tracks.

We love the beautiful environment of Beaumaris.

Quiet streets, respectful neighbours, a place where we can feel safe, but still very close to all the facilities and benefits of Cheltenham. Both our kids went to Cheltenham Secondary College and got great results (ENTER scores over 90) so I strongly recommend it.

Great friendly shopping in Seaview shopping strip. The fish and chip shop in particular is excellent.

We moved to Beaumaris 4 years ago, from Brighton, and although it being another 10 -15 min down the road we wouldn't change it for the world.
The suburb is naturally stunning with its natural foliage and green-belt protection. The cliffs and the marine sanctuary are unique to Beauy and provide our family with hours of enjoyment every week. The shops are good and improving all time and people are so much more DTE than our previous neighborhood. Beaumaris is also blessed with some of Australia's best examples of mid-century architecture for those looking for a little piece of history to live in.
Seriously I can't see us ever moving out of the area....Its perfect...for us!

Always people out walking with their family and dogs, riding bikes or running. Very quiet, safe place to live and some lovely little local shops. Wouldn't want to live anywhere else.

Very safe, best family suburb. Excellent schools. Great parks, great beach lifestyle. Friendly and relaxed. Easy to drive into the city on Nepean highway for work. Looked gobally for best place to settle and came to Beaumaris.

We have lived in Beaumaris for nearly 12 months after moving from a neighbouring suburb. Beaumaris has a great " feel " to it with its green and leafy ambience and associated birdlife. People can always be seen connecting with their environs through walking ( particularly with their pet dog (s) ), riding etc. Access to public transport is very good with many of the bus routes ending up at Cheltenham station and Southland which are both located only a couple of minutes away. There are several shopping precincts that offer a variety of stores and services and many excellent private and public schools that service the area particularly when you include the schools located just around the beach road bend in Mentone.With access to cliff top beachside walks and nearby swimming beaches and its associated panoramic views, access to the sand belt golf courses and by todays standards is reasonably close to the CBD, what more can you ask for in a location.

We've lived in Beaumaris for 3 years now and the neighbours have been amazing. There are always people out and about walking their dogs, running or pushing a pram. We give it an A+ for neighbourly spirit and safety.

Beaumaris has a wonderful cliff top walking track with some amazing views of the bay. And the Concourse Shopping Centre is full of wonderful shops, restaurants and medical facilities.

The suburb itself doesn't have a train station but they make up for that with regular bus routes to Southland and train stations.

We just love it here!!