Not sure where to invest? Take the 2-min quiz and we'll rank your top 10 suburbs.
Take the 2-min quiz12,000+ suburbs | 110k+ live listings | refreshed daily
Sign up free to save this suburb, build a shortlist, and compare against 12,000+ Australian suburbs.
See a sample suburb report before signing up or paying. | Take the 30-second product tour
Beaumont Hills, NSW 2155
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,950,000
market range $1.9M-$2.1M
Median Unit
$670,000
Gross Yield (houses)
2.6%
1yr Growth (houses)
+7.0%
market range -5.0% to +12.5%
Investment snapshot for Beaumont Hills
Beaumont Hills has enough public data for first-pass screening across yield, vacancy, price and supply signals.
Read the full Beaumont Hills verdict
Pros, risks, supporting metrics, investment score and cashflow. Included with Pro access.
Short-term access. No subscription. See all plans
See sample analysis before paying.
Investment score breakdown
See exactly which signals drive Beaumont Hills - yield, growth, affordability, vacancy, livability, safety, and demographics.
Access from $20. Cancel anytime. See all plans
Secure checkout by Stripe. Cancel anytime.
Beaumont Hills market and investor summary
Beaumont Hills (NSW 2155) runs a median house price of $1.9M, with houses yielding a gross 2.6%. House prices have moved +7.0% over the past year and -0.3% over three years. At 2.0% vacancy, it is a tight rental market that favours landlords.
For an investor, this reads as a capital-growth market more than a cashflow one. A gross house yield around 2.6% will not cover holding costs in the early years, so the case leans on price appreciation. Rental demand looks steady, with vacancy at 2.0% and a resident base that is not shrinking.
Living in Beaumont Hills: people, income and schools
Beaumont Hills is home to around 9,041 people, and the area has been growing steadily, up about 18% over five years. The median age is 38, broadly working-age, and 84% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
Households here earn a median of about $172,000 a year, or roughly $3,310 a week. On socio-economic measures it ranks among the most advantaged in the country (10 out of 10 on the ABS advantage index). At current prices a median house runs to a steep 11.3 times local household income, so affordability is a genuine constraint on local buyers. Incomes have risen about 19% over five years, which tends to underpin what local buyers can pay.
There are 40 schools within about 5km, and they test well above the national school average on ICSEA, a draw for education-focused families. It is roughly 31 km from the CBD. It is fairly car-dependent; the suburb scores 45 for walkability and 13 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Node.
- Population
- 9,041
- +18% over 5yr
- Median age
- 38 years
- Median household income
- $172,000/yr
- Households renting
- 16%
- Family households
- 93%
- Socio-economic rank
- 10/10
- ABS advantage index
- Schools within 5km
- 40
- avg ICSEA 1100
- Unemployment
- 3.0%
- Distance to CBD
- 31 km
- Walk score
- 45/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Beaumont Hills
View all →Frequently asked questions about Beaumont Hills
What should I check before investing in Beaumont Hills?
Beaumont Hills has enough public data for first-pass screening across yield, vacancy, price and supply signals. Solid unit gross rental yield of 5.3%, giving a stronger rent-to-price starting point than many suburbs. Capital growth of +7.0% in the past year shows positive recent price momentum. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Beaumont Hills?
The median property price in Beaumont Hills, NSW 2155 is $1.9M for houses and $670K for units.
What rental yield does Beaumont Hills show?
The gross rental yield in Beaumont Hills is 2.6% for houses and 5.3% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Beaumont Hills?
House prices in Beaumont Hills are up 7.0% over the past year and down 0.3% over three years. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Beaumont Hills?
The current vacancy rate in Beaumont Hills is 2.0%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Beaumont Hills?
Beaumont Hills has a population of approximately 9,041 residents, with a median age of 38.
What schools are near Beaumont Hills?
There are 40 schools within roughly 5km of Beaumont Hills. Their average ICSEA sits well above the national mean of 1000, which points to a more advantaged school catchment. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Beaumont Hills affordable to buy in?
A median house in Beaumont Hills costs about 11.3 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Beaumont Hills's population growing?
The population of Beaumont Hills has grown about 18% over the past five years, an above-average pace. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Beaumont Hills from the CBD?
Beaumont Hills is about 31 km from the CBD.
Keep researching with PropRadar
Free tools for the rest of your investment decision, no card required.
Beyond each listing
PropRadar works across your whole search: shortlists and portfolios start free, while heavier discovery, export and advisory workflows are available on paid tiers.
Portfolio tracking
Track owned properties with portfolio value, LVR, yield, cashflow and allocation rolled up in one place.
Open portfolioWatchlists and saved searches
Shortlist up to 5 properties and suburbs for free. Essentials raises the limits and adds saved search alerts.
Open watchlistDeal Finder
A live Pro browser for undervalued listings with solid yield, ranked so thin price gaps stay out of the list.
Open Deal FinderMarket Finder
Shortlist suburbs by yield, growth, vacancy, active inventory and sales depth before you inspect individual listings.
Open Market FinderStrategy tools
Hold vs Sell, Stress Tester, Strategy Recommender and Portfolio Rebalancer for decisions across several properties.
Open toolsBuilding a product on property data? Explore the PropRadar API