City of Greater Geelong
Breakwater
Breakwater at a glance
Median house
$602,500
Median unit
$223,200
Walk score
4
Very car dependent
Population
1,060
Median age 40
The brief
What to know about Breakwater.
Breakwater (3219) sits in the Greater Geelong region of Victoria. The median house here is $602,500, below the Victoria median of around $850K.
Breakwater has roughly 1,060 residents, with a typical family-age mix. Households are mostly owner-occupied. Daily life is car-dependent: most residents drive to work, school and the shops.
Side by side
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Median, growth, schools, walkability, all in one view.
Day to day
What it’s like to live here.
Breakwater scores 4/100 on walkability, which makes it car-dependent with limited public transport. Plan for two cars in a typical household, especially if work isn't local.
Summer days here average around 25°C (mild), winter mornings around 3°C (cold). Annual rainfall lands at about 612mm. Data comes from the Bureau of Meteorology's Geelong Racecourse station, 83.9km away.
Schooling within or near the suburb covers 9 government primary, 4 government secondary, 5 Catholic.
Who lives here
Demographics.
The 2021 Census put Breakwater's population at 1,060, with a median age of 40. That sits as a typical family-age mix. Households are mostly owner-occupied (60% own, 38% rent), which shapes everything from school catchment stability to how often properties turn over. Lone-person households are notable here (38%), often a marker of unit-heavy stock and walkable infrastructure.
Population
1,060
Median age
40
Family households
55%
Lone person
38%
Demographics data as of May 2026· ABS 2021 Census
Houses change hands at $602,500 on a typical sale, below the Victoria median. Units come in around $223,200, roughly 63% below the house median.
For buyers
A 20% deposit on the median house works out to roughly $121,000. Prices are below the Victoria median, which keeps Breakwater on the radar for first-home buyers and right-sizers.
Market
The price of a home here.
Median house price
$602,500
+0.0% over the past year. Median unit price $223,200.
Sales data as of May 2026· sales-vic
Rental and ownership
Weekly rent (house)
$305/wk
Weekly rent (unit)
$300/wk
Owner occupied
60%
Renter occupied
38%
At a deeper level
$602,500
$223,200
1,060
Median age: 40
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For investors
Investment overview.
Gross rental yield on houses sits at 2.63% (median rent $305/wk against a $602,500 price tag). Units yield 6.99% gross, often the better cash-flow play for first-time investors. With 38% of households renting, the leasing market is established and vacancy risk tends to be lower than in owner-dominated suburbs.
Gross Yield (House)
Source: Land Victoria / DTP · May 20262.63%
Based on $602,500 median
Gross Yield (Unit)
Source: Land Victoria / DTP · May 20266.99%
Based on $223,200 median
Annual Growth (House)
Source: Land Victoria / DTP · May 2026–
Year-on-year capital growth
Annual Growth (Unit)
Source: Land Victoria / DTP · May 2026–
Year-on-year capital growth
Owner Occupancy
Source: ABS Census 2021 · May 202660%
Higher = more owner-occupier demand
Days on Market
Source: Land Victoria / DTP · May 2026–
Lower = higher buyer demand
Gross rental yield is annual rent divided by purchase price, before expenses. It does not account for vacancy rates, management fees, maintenance, or financing costs. Use this as a starting point for further research.
Safety
Crime and safety.
163
total offences in 2025
Top offence categories
Crime statistics are reported at LGA level and may cover a broader area than this suburb.
Source: State Police Open Data
Crime data as of December 2025· State Police Open Data
Getting around
Walkability.
4
0
100
Scores calculated from OpenStreetMap data (ODbL)
Walkability data as of May 2026· OpenStreetMap
Place
Location.
Amenities
Transport
Education
Schools in Breakwater.
Local schools for Breakwater
View the catchment for each school to find out more.
Government School Catchment
Whittington Primary School
Newcomb Secondary College
Newcomb Primary School
© ACARA, licensed under CC BY 4.0.
Climate
Weather year-round.
Annual Rainfall
612 mm
Hottest Month (avg max)
25.6°C
Coldest Month (avg min)
3.0°C
Monthly Rainfall (mm)
Weather data from BOM station Geelong Racecourse (84 km away)
Climate data as of May 2026· Bureau of Meteorology
Frequently asked
About Breakwater.
- What is the median house price in Breakwater?
- The median house price in Breakwater, VIC 3219 is $602,500. The median unit price is $223,200. Annual growth is +0.0%.
- What is the Breakwater postcode?
- Breakwater is in the 3219 postcode, in VIC, in the City of Greater Geelong region.
- What is the average rent in Breakwater?
- The median weekly rent for houses is $305, for units it's $300.
- What schools are in Breakwater?
- There are 20 schools serving Breakwater on this page, including MacKillop Specialist School, Whittington Primary School, St Margaret's School.
- How walkable is Breakwater?
- Breakwater has a Walk Score of 4 out of 100, highly car-dependent. transit score 0, bike score 100.
- What suburbs are near Breakwater?
- Breakwater is close to Whittington, Thomson, South Geelong, St Albans Park, Newcomb.
- What is the population of Breakwater?
- Breakwater has approximately 1,060 residents. The median age is 40.
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Breakwater
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Side by side
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Sources cited
Median, growth and rental data from state revenue offices and ABS. Census from ABS 2021. Climate from BoM. Hazard from Geoscience Australia. School data from ACARA. Crime from state police open data. Full methodology →
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