Rosebud Property Data 2026: Medians, Yields & Growth Numbers

You are buying in Rosebud and the headline price is not enough. The number that matters is whether $803,395 buys a real house, a compromise, or a bidding problem. Here is the plain read on Rosebud’s early 2026 medians.

The Verdict

The smart default in Rosebud is the median 3-bedroom house at $803,395, but only if you can tolerate a slower, more negotiated market than the beach-suburb hype suggests. Houses are still the main play here: the median is up 3.5% year on year, rental yield sits at 3.4%, and the 56-day median time on market gives buyers more breathing room than tightly held inner-Melbourne suburbs. It is not cheap anymore, but it is not behaving like a runaway auction suburb either.

Units look cheaper at a $537,166 median, and the 3.7% yield is better on paper, but the -1.1% annual price movement matters. That does not make units bad; it makes them a sharper tool for the right buyer. A 2-bedroom unit needing about a $107,433 deposit is a very different entry point from a house needing roughly $160,679 before costs. The catch is that the lifestyle gap between a compact unit and a freestanding house can feel bigger in a coastal suburb where storage, parking, visitors, and summer traffic all become real issues. Do not treat the cheapest unit as the clever buy just because it gets you a Rosebud postcode. If the body corporate is awkward, the aspect is poor, or the parking is thin, you will regret chasing the lower number.

Local Reality

Rosebud prices make more sense when you picture the suburb as a long coastal strip rather than one neat village. The foreshore, Rosebud Pier, Jetty Road, Point Nepean Road, and Rosebud Plaza all pull attention, traffic, and buyer demand in different ways. Anything that lets you reach the beach, shops, or daily services without constantly fighting the main road will usually feel more useful than the listing copy admits.

The 57% auction clearance rate says enough: quality homes on good streets still get competition, but buyers are not powerless. With 281 settled sales across the last 12 months, there is enough turnover to compare like with like instead of accepting an agent’s favourite nearby result. The danger is averaging Rosebud too lazily. A renovated 4-bedroom house at the $1.044 million median is not just a bigger version of the $803,395 3-bedroom median; it is a different buyer pool, a different loan size, and often a different tolerance for renovation risk.

Parking and access matter more here than they do on a spreadsheet. Summer weekends can make the Point Nepean Road strip feel slower and more exposed, while quieter months can make weak properties look more appealing than they deserve. Skip this if you are trying to buy purely off yield and never visit at different times of day. If you are west of the main Rosebud activity strip and your life points more toward Rye or Tootgarook, compare those areas before assuming Rosebud is the right anchor.

Who This Suits

If you are a first-home buyer with stable income, pick the cleanest 2-bedroom unit or modest 2-bedroom house you can afford, but keep the body corporate, parking, and maintenance risk under control. If you are a young family, the 3-bedroom house median is the real benchmark and the question is whether the street, land, and condition justify sitting around $803,395. If you are an upgrader, the 4-bedroom bracket around $1.044 million is where the market stops being forgiving, because buyers expect liveability, not a long list of expensive fixes. If you are an investor, the unit yield looks better, but the softer unit price trend means you need to be disciplined on purchase price.

Cost expectations are not subtle. A median house implies stamp duty of about $44,186, or about $36,152 for first-home buyers with concessions, before conveyancing, inspections, insurance, moving costs, and any immediate repairs. A 20% deposit is about $160,679 for houses and $107,433 for units. That deposit gap is why units keep pulling in entry buyers even when houses are the cleaner long-term owner-occupier story.

Timing matters too. Early 2026 data reflects settled sales for the 12 months to March 2026, so it is more reliable than asking prices, but it will always lag what is happening at inspections this weekend. Inspect in both warm and quiet periods if you can. Summer shows the pressure points; winter shows whether the home still feels good when the holiday gloss is gone.

What to Do Next

Use $803,395 as your house benchmark, then judge every listing against condition, parking, and exact location before bidding. For the broader suburb read, go to the Rosebud property market guide before you treat a median as a buying plan.

Current Median Prices

Market Indicators:

• Days on market (median): 56 days
• Auction clearance rate: 57%
• Total sales (last 12 months): 281 settled

Price Breakdown by Bedroom Count

Houses

Units & Apartments

Growth Trend (5-Year View)

Rental Market

Current rental medians in Rosebud:

Vacancy rate: 1.2% (tight market, landlord-favourable)

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.