Beaumaris vs Black Rock.
Comparing two suburbs with median house prices of $2,130,000 and $2,280,000. Beaumaris edges out on more headline metrics in this comparison.
Beaumaris (median $2,130,000) is roughly 7% cheaper to buy into than Black Rock ($2,280,000).
Beaumaris scores higher on walkability (80/100 vs 44/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Black Rock (1121) sits above Beaumaris (1120).
For buyers
Beaumaris is the lower entry point at $2,130,000 median, 7% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Beaumaris offers the higher gross rental yield (2.18% vs 1.32%), favouring cash-flow investors.
For families
Black Rock edges out on average school ICSEA (1121 vs 1120).
Common questions
Is Beaumaris or Black Rock cheaper to buy in?
Beaumaris has the lower median house price at $2,130,000, roughly 7% below Black Rock ($2,280,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Beaumaris or Black Rock have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Black Rock scores 1121 vs 1120 in Beaumaris. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Beaumaris or Black Rock?
Beaumaris scores 80/100 on walkability vs 44/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Beaumaris or Black Rock?
Gross rental yield on houses is 2.18% in Beaumaris vs 1.32% in Black Rock. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare Beaumaris against another suburb