We sat down with our Brighton directors to explore how the past year has unfolded and what lies ahead for the Bayside property market.
How has the Bayside property market performed over the past 12 months?
The Bayside property market remains one of Melbourne’s most resilient regions, with measured house price growth and consistently strong rental conditions. From an investment perspective, Bayside continues to record tight vacancy levels and sustained tenant demand for well-presented homes close to schools, transport and the coastline.
The Bayside property market remains one of Melbourne’s most resilient regions, with measured house price growth and consistently strong rental conditions.
Which Bayside suburbs look best placed for stability over the next 12 months?
Brighton and Brighton East remain firmly positioned at the top end of the market, supported by their prestige appeal, access to leading schools and consistently low turnover. Hampton and Sandringham also stand out, offering a balance of family amenity, village-style retail and reliable transport links. Further along the bay, Beaumaris and Black Rock continue to demonstrate stability, underpinned by limited housing supply, planning constraints and enduring demand.
How do you expect the Bayside market will respond to further potential cash rate adjustments?
The market is likely to respond with measured caution rather than structural weakness, reflecting its position as a predominantly owner-occupier market. This stability is supported by Bayside’s enviable lifestyle, elite schooling, limited development opportunity and persistently constrained supply.
Median property prices
Cotality, 01/04/2025 - 31/03/2026 Where a suburb is split across a LGA, the whole suburb has been used to determine a median. Where there are insufficient sales within a suburb over a 12-month period, a median price has not been calculated.Bayside
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Beaumaris
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Black Rock
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Brighton
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Brighton East
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Cheltenham
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Hampton
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Hampton East
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Highett
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Sandringham
Median days on market
Cotality, 01/04/2025 - 31/03/2026Bayside
Rental yield
Cotality, 01/04/2025 - 31/03/2026Bayside
Current population
ABS Census 2021 DataBayside
- Houses
- Units
Brighton East is seeing high rental yields at 2.9%¹. Why is Brighton East such an attractive suburb for investors?
Relative value, strong rental growth and consistent tenant demand continue to support Brighton East’s appeal. Over the past 12 months, Brighton East rents have increased by around 3%+, with median house rents sitting around $1,200 per week, supporting improved yields despite premium purchase prices. From a rental perspective, demand remains steady with units leased quickly and strong enquiry numbers.
Hampton continues to be a highly desirable suburb for buyers. What drivers are fuelling this high demand?
Hampton’s appeal is driven by its highly liveable village atmosphere, coastal proximity and broad-based buyer demand. The Hampton Street precinct offers a walkable mix of cafés, boutiques and everyday amenity, complemented by access to the beach, parkland, quality schools and well-established transport connections.
Ownership
ABS Census 2021 DataBayside
- Own
- 41%
- Purchasing
- 34%
- Rent
- 22%
- Other
- 3%
- Own
- Purchasing
- Rent
- Other
Dwelling type
ABS Census 2021 DataBayside
- House
- 63%
- Semi detached
- 23%
- Unit / apartment
- 14%
- House
- Semi detached
- Unit / apartment
What does FY27 and beyond look like for the Bayside property market?
We expect the market to remain structurally sound, characterised by steady, measured growth rather than a pronounced upswing. Heritage appeal in the premium market continues to reinforce Bayside's position as one of the most attractive locales in Melbourne.
Fast Five with Nick Sinclair
Favourite area
Beaumaris’ clifftop stretches near Ricketts Point Marine Sanctuary.
Local secret
Cerberus Beach House for waterside drinks; Black Rock Clocktower Reserve for sunset views.
Memorable sale
3 Eliza Street, Black Rock, which sold before auction in the vicinity of $2.5m.
Design focus
Wellness-driven inclusions, from saunas to cold-plunge pools.
One to watch
The Sandringham Village precinct for its walkability, excellent public transport connections, and direct beachfront access.
