BEULAH
Investor score
48
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
1.2%
rent real · price estimated
Annual growth
2.3%
modelled estimate
Vacancy rate
1.5%
modelled estimate
AI insights for BEULAH
Investment analysis, risks & comparisons
BEULAH shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
Median rent
$80/wk
DFFH Moving Annual Rent · Sep 2025
Demand change
+2.2%
annual shift
Yield × growth index
1.8
combined signal
Net yield (est.)
3.20%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.9%
est. compound, long-run avg
10-yr growth (CAGR)
+4.7%
est. compound, long-run avg
Rental demand
52 / 100
Moderate demand
Supply pipeline
Est.0.6%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
BEULAH is a VIC suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 1.2% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,080/wk
$51k taxable p.a.
Renters
14.2%
78.4% owner-occupier
Median age
54.0 yrs
Unemployment
3.4%
Population growth
+1.9% p.a.
Investor-owned
10.0%
of all dwellings (ATO)
Houses
87%
7% apartments
Degree qualified
20.3%
bachelor's or higher (ABS)
Work from home
13.2%
of employed residents (ABS Census)
Median lot size
1.8 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
2.4%
Mostly long-term tenants
Market activity
Distance to CBD
307.7 km
Regional
Days on market
55 days
Slower market
Auction clearance
42.9%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
302.5 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
111/km²
Low density
Schools in postcode 3395
🏫Primary (1)
Beulah Primary School
Government · Yrs Prep-6
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Moderate6.7 offences / 100 persons
Source: VIC Crime Statistics Agency · Dec 2025
School quality
Average1 school in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
12
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in BEULAH
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