You are trying to price Beaumaris without getting hypnotised by auction chatter. The useful number is not the loudest quote range. It is the settled median: $882,424 for houses, $527,353 for units, and what those numbers actually mean.
The Verdict
The winner for most Beaumaris buyers to benchmark against is the 3-bedroom house at $882,424, because it is the cleanest read on the suburb’s family market. It sits at the same level as the current house median, has enough sales depth to be more useful than a one-off trophy result, and gives you a practical anchor before you start adding or subtracting for condition, aspect, and exact location. The headline growth is also doing real work: house medians are up 7.4% year on year, while units are almost flat at +0.9%.
For investors, the sharper number is the 2-bedroom unit at $527,353. The yield is stronger at 5.5%, compared with 4.4% for houses, and the 20% deposit hurdle is much lower: $105,470 for units versus $176,484 for houses. But that does not make units the automatic smarter buy. Beaumaris is still behaving like a house-led suburb, with families upgrading and quality homes on good streets pulling the competitive auction energy. Don’t use the 5+ bedroom median of $1,411,878 as your default target unless you are genuinely shopping in that segment – it will make ordinary family stock look cheap when it is not.
Local Reality
Beaumaris is not a suburb where one median tells the whole story. The settled-sales data from REIV, Domain, and CoreLogic points to a balanced but active market: 242 settled sales over the last 12 months, a 30-day median time on market, and a 59% auction clearance rate. That is not panic-buy territory, but it is not sleepy either. Good properties can still move quickly, especially when they line up with the family-upgrade brief: enough bedrooms, decent condition, and a location buyers do not need to mentally discount.
The useful local read is the gap between what looks affordable on paper and what actually competes well. A 3-bedroom house range of $750,060 to $1,014,787 gives buyers room to move, but the bottom of that band is not the same product as the top. The same applies to units: a 2-bedroom unit median of $527,353 looks approachable, but the better yield comes with a different growth profile. Skip this market if you need a bargain that everyone else has somehow missed. Beaumaris is more realistic than some prestige bayside expectations, but the good-street family stock still gets noticed. If your search is mainly about yield, units deserve a serious look; if it is about long-term owner-occupier demand, houses remain the cleaner read.
Who This Suits
If you are a family upgrading, benchmark against the 3-bedroom house median of $882,424 first, then stress-test whether you really need the 4-bedroom bracket at $1,147,151. If you are a first-home buyer with concessions, units are the more practical entry point at $527,353, with a lower deposit and less stamp duty pressure. If you are an investor, the 2-bedroom unit is the number to watch because the 5.5% yield beats houses. If you are upsizing into a long-hold home, ignore the suburb median and compare bedroom count, condition, and exact location instead.
Cost expectations matter here. On the median house, stamp duty is about $48,533, or $39,709 for first-home buyers with concessions. A 20% deposit is $176,484 for houses and $105,470 for units. Rental medians are $768 a week for a 3-bedroom house and $566 a week for a 2-bedroom unit, with a 2.5% vacancy rate that suggests a balanced market with a slight tenant advantage.
Timing also changes the feel of the numbers. Early 2026 data is based on settled sales for the 12 months to March 2026, so do not compare it blindly with a single current listing campaign. Auction clearance at 59% means buyers have leverage in weaker campaigns, but quality homes can still pull competition. Use the medians as a filter, then judge each property on the boring details: condition, aspect, bedroom count, and whether the price guide is actually supported by recent settled sales.
What to Do Next
Start with the $882,424 house median or $527,353 unit median, then read the Beaumaris property market guide before you trust any quote range. The mistake is shopping off asking prices instead of settled sales.
Current Median Prices
| Property Type | Median Price | YoY Change | Rental Yield |
|---|---|---|---|
| Houses | $882,424 | +7.4% | 4.4% |
| Units/Apartments | $527,353 | +0.9% | 5.5% |
Market Indicators:
- Days on market (median): 30 days
- Auction clearance rate: 59%
- Total sales (last 12 months): 242 settled
Price Breakdown by Bedroom Count
Houses
| Bedrooms | Median Price | Price Range |
|---|---|---|
| 2-bedroom | $617,696 | $529,454 - $705,939 |
| 3-bedroom | $882,424 | $750,060 - $1,014,787 |
| 4-bedroom | $1,147,151 | $1,014,787 - $1,323,636 |
| 5+ bedroom | $1,411,878 | $1,235,393 - $1,764,848 |
Units & Apartments
| Bedrooms | Median Price | Price Range |
|---|---|---|
| 1-bedroom | $395,514 | $316,411 - $448,250 |
| 2-bedroom | $527,353 | $448,250 - $606,455 |
| 3-bedroom | $711,926 | $632,823 - $791,029 |
Growth Trend (5-Year View)
| Year | House Median | Unit Median |
|---|---|---|
| 2022 | $664,056 | $508,898 |
| 2023 | $712,973 | $513,450 |
| 2024 | $765,492 | $518,043 |
| 2025 | $821,881 | $522,677 |
| 2026 (YTD) | $882,424 | $527,353 |
Rental Market
Current rental medians in Beaumaris:
| Property Type | Weekly Rent | Annual Yield |
|---|---|---|
| House (3br) | $768/wk | 4.4% |
| Unit (2br) | $566/wk | 5.5% |
Vacancy rate: 2.5% (balanced, slight tenant advantage)
Data sources: REIV quarterly median reports, Domain suburb profiles, CoreLogic RP Data. Figures represent settled sales for the 12 months to March 2026. Individual sale prices vary significantly based on condition, aspect, and exact location.
