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ABS 2021 Census · Updated 21 May 2026
Breakwater is a coastal suburb in Victoria, Australia, with a population of approximately 1,060, making it a boutique locality. Located approximately 66 km from the Melbourne CBD, Breakwater is a coastal area in Victoria. The median household income is $56,004 per year.
Breakwater's income profile suggests a value-oriented market with competitive purchase prices. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Breakwater. 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 Breakwater 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.
Breakwater is a smaller community of 1,060 — about 14% of the Victoria suburb median (7,416) — so investors should factor in the narrower buyer pool and longer average time-on-market. Breakwater's median household income of $56,004/year is 41% 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. Median weekly rent of $300 equates to $1,300/month — about 107% of the median mortgage repayment of $1,213/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Breakwater is 66 km from Melbourne, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Breakwater stacks up against the median of all Victoria suburbs in our dataset. Positive values mean Breakwater sits above the state median; negative means below.
| Metric | Breakwater | VIC median | Δ vs state |
|---|---|---|---|
| Population | 1,060 | 7,416 | -86% |
| Median household income | $56,004/yr | $95,160/yr | -41% |
| Median rent (weekly) | $300 | $380 | -21% |
| Median mortgage (monthly) | $1,213 | $1,950 | -38% |
| Distance to CBD | 66 km | 32 km | +106% |
| Separate houses | 71% | 78% | -7pp |
Pre-inspection briefing for Breakwater — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 1,060 means liquidity is thin and capital growth tends to lag the wider Victoria market over full cycles.
Strong rental coverage: $300/week (~$1,300/month) covers 107% of the $1,213/month median mortgage repayment, so the shortfall sits at just $0/month. Investors targeting positive cash flow should shortlist this suburb.
With 71% houses in a 1,060-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Breakwater property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Breakwater are modest for 2026 — incomes 41% below the VIC median of $95,160 and a population of 1,060 suggest gains will lag headline metro markets. Rental coverage runs at ~107% of the typical mortgage ($1,300/month rent vs $1,213/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 30/100 places Breakwater 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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Breakwater scores 30/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 1,060, median household income of $56,004/year and median weekly rent of $300. 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 Breakwater are a median household income of $56,004/year, a dwelling mix that is 71% 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.
Breakwater has a usual resident population of approximately 1,060, 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.
Breakwater sits 66 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 $300 in Breakwater, equating to approximately $15,600/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 Breakwater is $1,213, or approximately $14,556/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 $300 works out to $1,300/month, covering 107% of the median mortgage repayment of $1,213/month. That means rent exceeds the median repayment by roughly $87/month, so on these numbers Breakwater leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. 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 a thin buyer pool (1,060 residents), interest-rate sensitivity on the $1,213 median mortgage, below-median household incomes ($56,004 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.