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ABS 2021 Census · Updated 21 May 2026
Bonbeach is an outer-metropolitan suburb of Melbourne, Australia, with a population of approximately 6,855, making it a smaller community. Located approximately 31 km from the Melbourne CBD, Bonbeach is a outer metro area in Victoria. The median household income is $91,832 per year.
Bonbeach benefits from a high-income resident base, supporting premium property pricing. Greater distance from the CBD may temper short-term capital growth.
Official Australia Post postcode for Bonbeach. 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 2 schools within or near this suburb.
Find schools near Bonbeach on My School →Estimated 3 parks 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.
6,855 residents places Bonbeach squarely in the middle of the Victoria suburb size distribution (state median 7,416), with market depth comparable to most VIC localities. At $91,832/year, household income in Bonbeach is within 3% of the Victoria median ($95,160), placing the suburb firmly in the state's mainstream demographic band. Rent of $391/week (79% coverage of the $2,139/month median mortgage) leaves a gap of roughly $445/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 31 km from Melbourne, Bonbeach is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price. Only 36% of dwellings are separate houses (vs 78% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Outer-metro suburbs reward careful property selection — aim for homes near infrastructure rather than generic house-and-land packages. Local rents consume roughly 22% of household income — a useful sanity check on tenant affordability.
How Bonbeach stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Bonbeach sits above the state median; negative means below.
| Metric | Bonbeach | VIC median | Δ vs state |
|---|---|---|---|
| Population | 6,855 | 7,416 | -8% |
| Median household income | $91,832/yr | $95,160/yr | -3% |
| Median rent (weekly) | $391 | $380 | +3% |
| Median mortgage (monthly) | $2,139 | $1,950 | +10% |
| Distance to CBD | 31 km | 32 km | -3% |
| Separate houses | 36% | 78% | -42pp |
Pre-inspection briefing for Bonbeach — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 6,855 and household income close to the VIC median ($91,832 vs $95,160) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage: rent of $391/week covers 79% of a $2,139/month mortgage, leaving a $445/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 36% 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 Bonbeach property
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Create free account →Property values in Bonbeach should track the wider Victoria market through 2026, with the $91,832/year median household income (close to the $95,160 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~79% of the typical mortgage ($1,694/month rent vs $2,139/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 58/100 places Bonbeach in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Bonbeach scores 58/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 6,855, median household income of $91,832/year and median weekly rent of $391. 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 Bonbeach are a median household income of $91,832/year, a dwelling mix that is 36% separate houses, roughly 2 schools and 3 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.
Bonbeach has a usual resident population of approximately 6,855, 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.
Bonbeach sits 31 km straight-line from the Melbourne CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $391 in Bonbeach, equating to approximately $20,332/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.
The median monthly mortgage repayment in Bonbeach is $2,139, or approximately $25,668/year (vs $1,950/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $391 works out to $1,694/month, covering 79% of the median mortgage repayment of $2,139/month. That leaves a $445/month shortfall (around $5,340/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $2,139 median mortgage, a unit-heavy dwelling mix (36% houses) where body-corporate costs and apartment supply affect resale, 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.