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ABS 2021 Census · Updated 21 May 2026
Beenak is a well-established middle-ring suburb of Melbourne, Australia, with a population of approximately 17, making it a boutique locality. Located approximately 60 km from the Melbourne CBD, Beenak is a middle ring area in Victoria. The median household income is $58,500 per year.
Household earnings in Beenak are below the state average, which may affect long-term capital growth. The outer location offers affordability but may see slower price appreciation.
Official Australia Post postcode for Beenak. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Beenak on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Beenak is a smaller community of 17 — about 0% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Beenak's median household income of $58,500/year is 39% below the Victoria suburb median ($95,160) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. The median weekly rent of $340 translates to approximately $17,680/year in gross rental income, setting the upper bound on yield before vacancy, rates, insurance and maintenance. Beenak is 60 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Beenak stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Beenak sits above the state median; negative means below.
| Metric | Beenak | VIC median | Δ vs state |
|---|---|---|---|
| Population | 17 | 7,416 | -100% |
| Median household income | $58,500/yr | $95,160/yr | -39% |
| Median rent (weekly) | $340 | $380 | -11% |
| Distance to CBD | 60 km | 32 km | +88% |
| Separate houses | 64% | 78% | -14pp |
Pre-inspection briefing for Beenak — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 17 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Gross rent of $340/week (~$17,680/year) sets the yield ceiling. Cross-check against your purchase price to confirm whether this suburb hits the 4–5% gross yield most Australian investors target.
Only 64% of dwellings are separate houses (vs 78% VIC median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Beenak property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Beenak are modest for 2026 — incomes 39% below the VIC median of $95,160 and a population of 17 suggest gains will lag headline metro markets. Rents sit around $340/week, setting the baseline gross rental income at roughly $17,680/year — refine this against current listings before running your numbers. The EquitySight investment score of 33/100 places Beenak in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Beenak scores 33/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 17, median household income of $58,500/year and median weekly rent of $340. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Beenak are a median household income of $58,500/year, a dwelling mix that is 64% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Beenak has a usual resident population of approximately 17, compared with a Victoria suburb median of 7,416 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Beenak sits 60 km straight-line from the Melbourne CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $340 in Beenak, equating to approximately $17,680/year in gross rental income (state median $380/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
A reliable median mortgage figure was not captured for Beenak. Use our loan serviceability calculator to estimate a realistic monthly repayment for your target purchase price and deposit.
Census data was not complete enough in Beenak to compute a clean rent-to-mortgage coverage. Use current listings to benchmark weekly rent, then plug your expected purchase price into our rental yield calculator to see whether the investment runs cash-flow positive or negative.
The main risks are a thin buyer pool (17 residents), interest-rate sensitivity, below-median household incomes ($58,500 vs $95,160 state median), the broader Victoria market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.