Median priceⓘLast 12 months
439kk
↑ +50.0% YoY
Breakwater, VIC 3219
Property data updated ·1,060 residents
Last 12 months snapshot
37 sales · 36 leases · Refreshed July 2026
Breakwater property market
Breakwater is a mixed market — house sales lead, but only narrowly, with 27 sales at around $569.5k (up) as of July 2026, taking about 11 days to sell (down a lot from 70 days last year), among the country's most in-demand house markets, with 3-bedroom the most common at around 85%.
House rentals are close behind, with 23 leases at $460 a week, renting out in about 27 days, less sought-after than most house rental markets. Followed by 13 unit rentals at $445 a week and 10 unit sales at around $540k.
Low-incomeMixed-agesRenter-heavy
Who lives hereA low-income, renter-heavy, mixed-age suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census · ABS 2021
Breakwater demographics & population
Population
1,060
Median age
40yrs
Avg household
2.1people
Male · Female
48% · 52%
Owner-occupied
50%
Renting
50%
Lone person
50%
Couples, no kids
50%
Born overseas
50%
Year 12+ⓘ
50%
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
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Census · ABS 2021
Who lives in Breakwater?
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Age & sex534 residentsMaleFemale
Share of all residents by 5-year band · hover a band for the count + split
Life stage
50%
50%
50%
50%
50%
50%
Children0–1450%Youth15–2450%Young adults25–3450%Midlife35–5450%Mature55–6450%Seniors65+50%
Household composition
50%
50%
50%
50%
50%
Lone person50%Couples, no kids50%Families with kids50%Other families50%Group / share50%
1.4 people / household0.5 persons / bedroom50% are 5+ person
Household sizepersons per dwelling
50%1
50%2
50%3
50%4
50%5
50%6+
Cultural make-upshare of residents · diversity = odds two differ
Born overseasⓘResidents born outside Australia, as a share of those who stated a birthplace.50%
Other language at homeⓘResidents who mainly speak a language other than English at home — counts the language used, not how well English is spoken.50%
Limited EnglishⓘResidents who speak English “not well” or “not at all”. A language-barrier measure, not bilingualism — many who speak another language at home still speak English well.50%
Both parents overseasⓘResidents whose mother and father were both born overseas — the Australian-born-to-migrants “second generation”, distinct from being born overseas yourself.50%
Australian citizensⓘResidents who are Australian citizens — both Australian-born and people who have since naturalised.50%
Birthplace diversity18%
Chance two random residents were born in different countries
Language diversity12%
Chance two random residents speak different languages at home
Religious diversity29%
Chance two random residents follow different religions
Where residents were borntop birthplaces
Afghanistan50%
Australia50%
Bangladesh50%
Bosnia & Herzegovina50%
Brazil50%
Cambodia50%
Canada50%
Chile50%
Languages at hometop languages
English only50%
Afrikaans50%
Arabic50%
Australian Indigenous50%
Cantonese50%
Mandarin50%
Other Chinese50%
Croatian50%
Ancestry% reporting · multi-response
Australian50%
Aboriginal/Torres Strait Islander50%
Chinese50%
Croatian50%
Dutch50%
English50%
Faith & belieftap Christianity
No religion50%
▸Christianity50%
Islam50%
Buddhism50%
Hinduism50%
Judaism50%
Other religions50%
Family originsparents’ birthplace
50%
50%
50%
Both parents overseas50%One parent overseas50%Both parents in Australia50%
A strongly multicultural community with deep migrant heritage.
When migrants arrivedshare of overseas-born
Before 198150%
1981-200050%
2001-201050%
2011-201550%
2016-202150%
2020–21 understated — COVID border closures.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Housing & affordability in Breakwater
What it costs to live here, who owns versus rents, and the shape of the housing stock.
Affordability at a glance
LowMedianHighPercentile
Median weekly rentⓘMiddle weekly rent paid by renting households.Bottom 20%Median weekly rent · $247/wk — well below average: in the bottom 20%, lower rent than 80% of Aussie suburbs.
Median monthly mortgageⓘMiddle monthly mortgage repayment among households with a mortgage.Bottom 14%Median monthly mortgage · $726/mo — well below average: in the bottom 14%, lower mortgages than 86% of Aussie suburbs.
Rent stress (rent ÷ income)ⓘMedian weekly rent as a share of median weekly household income — a rough rental-affordability gauge. Higher = rent takes a bigger bite.Top 50%Rent stress · 50% — typical: right around the median for Aussie suburbs.
Mortgage stress (repay ÷ income)ⓘMedian mortgage repayment (converted to weekly) as a share of median weekly household income. Higher = repayments take a bigger bite.Top 50%Mortgage stress · 50% — typical: right around the median for Aussie suburbs.
High mortgage (≥$3k/mo)ⓘMortgaged households repaying $3,000 or more per month.Top 50%High mortgage · 50% — typical: right around the median for Aussie suburbs.
Social housingⓘHouseholds renting from a state housing authority or community housing provider.Top 50%Social housing · 50% — typical: right around the median for Aussie suburbs.
Unoccupied on census nightⓘDwellings recorded as unoccupied on Census night — holiday homes, between-tenant rentals, etc.Top 50%Unoccupied on census night · 50% — typical: right around the median for Aussie suburbs.
Large dwellings (4+ bed)ⓘOccupied dwellings with 4 or more bedrooms.Top 50%Large dwellings · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Bedrooms per dwellingshare of dwellings
50%0
50%1
50%2
50%3
50%4
50%5
50%6+
Who owns vs rentsoccupied dwellings
50%
50%
50%
50%
Owned outright50%Mortgage50%Renting50%Other50%
What’s built heredwelling types
50%
50%
50%
50%
House50%Townhouse50%Apartment50%Other50%
50% separate houses50% apartments50% high-rise
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Income & employment in Breakwater
Incomes, employment, and the occupation mix of the people who live here.
Income & work at a glance
LowMedianHighPercentile
Median personal incomeⓘMiddle weekly income of individuals aged 15+.Bottom 22%Median personal income · $501/wk — well below average: in the bottom 22%, lower personal income than 78% of Aussie suburbs.
Median family incomeⓘMiddle weekly income of families.Bottom 11%Median family income · $944/wk — well below average: in the bottom 11%, lower family income than 89% of Aussie suburbs.
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
High earners (≥$2k/wk)ⓘResidents earning $2,000 or more per week.Top 50%High earners · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Occupations
LowMedianHighPercentile
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
Clerical & adminⓘEmployed residents in clerical and administrative jobs.Top 50%Clerical & admin · 50% — typical: right around the median for Aussie suburbs.
Community & personal serviceⓘEmployed residents in community and personal-service jobs — care, hospitality, security and similar.Top 50%Community & personal service · 50% — typical: right around the median for Aussie suburbs.
Sales workersⓘEmployed residents in sales jobs.Top 50%Sales workers · 50% — typical: right around the median for Aussie suburbs.
Technicians, trades & labourersⓘEmployed residents in technical/trade, machinery-operating and labouring jobs.Top 50%Technicians, trades & labourers · 50% — typical: right around the median for Aussie suburbs.
Household incomeheight = share of households · weekly
Personal incomeheight = share of residents 15+ · weekly
A typical household earns about 1.6× the typical individual here.
Labour forceemployment status · residents 15+
50%
50%
50%
50%
50%
Employed full-time50%Employed part-time50%Employed (away/other)50%Unemployed50%Not in labour force50%
LowMedianHighPercentile
Full-time workersⓘResidents in the labour force who are employed full-time.Top 50%Full-time workers · 50% — typical: right around the median for Aussie suburbs.
Part-time workersⓘEmployed residents working part-time, of all employed.Top 50%Part-time workers · 50% — typical: right around the median for Aussie suburbs.
Unemployment rateⓘShare of the labour force (people working or actively looking) who are unemployed — not a share of all residents.Top 50%Unemployment rate · 50% — typical: right around the median for Aussie suburbs.
Not in labour forceⓘResidents 15+ neither working nor looking for work — retirees, students, carers.Top 50%Not in labour force · 50% — typical: right around the median for Aussie suburbs.
Labour-force participationⓘResidents 15+ who are in the labour force — working or looking for work.Top 50%Labour-force participation · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Getting around Breakwater
How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.
Transport at a glance
LowMedianHighPercentile
Public transport to workⓘCommuters who travelled to work by train, bus, ferry or tram, of those who travelled.Top 50%Public transport to work · 50% — typical: right around the median for Aussie suburbs.
Walked or cycled to workⓘCommuters who walked or cycled to work, of those who travelled.Top 50%Walked or cycled to work · 50% — typical: right around the median for Aussie suburbs.
Worked from homeⓘEmployed residents who worked from home in the Census week — elevated by COVID in 2021.Top 50%Worked from home · 50% — typical: right around the median for Aussie suburbs.
No motor vehicleⓘHouseholds with no motor vehicle.Top 50%No motor vehicle · 50% — typical: right around the median for Aussie suburbs.
Vehicles per dwellingⓘAverage number of motor vehicles per household.Bottom 8%Vehicles per dwelling · 0.73 — among the lowest: in the bottom 8%, fewer vehicles per home than 92% of Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Journey to workamong commuters · top modes
Car (driver)50%
Car (passenger)50%
Train50%
Bus50%
Tram/light rail50%
Ferry50%
Walked50%
Vehicles per dwellingshare of households
50%0
50%1
50%2
50%3
50%4+
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Education · ACARA My School 2025
Schools in and around Breakwater
No school inside Breakwater itself — the closest options around it are shown. Families can choose from 70 primary schools in Breakwater and its surrounds, and 26 high schools covering the secondary years. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.
Within Breakwater0schools in the suburb itself
Primary schools70within 5 km · nearest 4.8 km
Secondary schools26within 5 km · nearest 4.8 km
Median ICSEA rank50thenrolment-weighted
What is ICSEA Rank?
ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.
Nearby within90 schools
- Nearby · within 5 km · 90Order by
- 1Belmont High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Belmont · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 2The Geelong CollegeIndependent · Combined · Co-ed · Years Prep-12 · Newtown · 4.8 kmState RankP Top 50%S Top 50%EnglishP ★★★★★★★★★★S ★★★★★★★★★★MathsP ★★★★★★★★★★S ★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 3Sacred Heart CollegeCatholic · Secondary · Co-ed · Years 7-12 · Newtown · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 4Geelong Lutheran CollegeIndependent · Combined · Co-ed · Years Prep-12 · Armstrong Creek · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 5Kardinia International CollegeIndependent · Combined · Co-ed · Years Prep-12 · Bell Post Hill · 4.8 kmState RankP Top 50%S Top 50%EnglishP ★★★★★★★★★★S ★★★★★★★★★★MathsP ★★★★★★★★★★S ★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 6Geelong Grammar SchoolIndependent · Combined · Co-ed · Years Prep-12 · Corio · 4.8 kmState RankP Top 50%S Top 50%EnglishP ★★★★★★★★★★S ★★★★★★★★★★MathsP ★★★★★★★★★★S ★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 7Belmont Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Belmont · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 8Chilwell Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Newtown · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 9St Robert's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Newtown · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 10Clairvaux Catholic SchoolCatholic · Primary · Co-ed · Years Prep-6 · Belmont · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 11Nazareth SchoolCatholic · Primary · Co-ed · Years Prep-6 · Grovedale · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 12Bellaire Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Highton · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 13Newtown Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Newtown · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 14Fyans Park Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Newtown · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 15Highton Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Highton · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 16Montpellier Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Highton · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 17St Patrick's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Geelong West · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 18Covenant CollegeIndependent · Combined · Co-ed · Years Prep-12 · Bell Post Hill · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 19Torquay Coast Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Torquay · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 20Lisieux Catholic Primary SchoolCatholic · Primary · Co-ed · Years Prep-6 · Torquay · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual1%ICSEA Rank50th
- 21Barwon Heads Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Barwon Heads · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 22Ocean Grove Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ocean Grove · 4.8 kmState RankTop 50%English★★★★★★★★★★Maths★★★★★★★★★★Students388Multilingual50%ICSEA Rank50th
- 23Geelong East Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Geelong East · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 24MacKillop Specialist SchoolCatholic · Special · Co-ed · Years Prep-12 · Whittington · 4.8 kmState Rank—English—Maths—Students388Multilingual1%ICSEA Rank50th
- 25Tate Street Primary School GeelongGovernment · Primary · Co-ed · Years Prep-6 · Geelong East · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 26St Margaret's SchoolCatholic · Primary · Co-ed · Years Prep-6 · East Geelong · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 27Whittington Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Whittington · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 28Newcomb Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Newcomb · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 29Christ the King SchoolCatholic · Primary · Co-ed · Years Prep-6 · Newcomb · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 30Newcomb Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Newcomb · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 31Oberon Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Belmont · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 32Geelong South Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · South Geelong · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 33Grovedale Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Grovedale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 34Geelong High SchoolGovernment · Secondary · Co-ed · Years 7-12 · East Geelong · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 35St Mary's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Geelong · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 36Geelong English Language SchoolGovernment · Combined · Co-ed · Years Prep-10 · Belmont · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 37Wangala Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Belmont · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 38Roslyn Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Belmont · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 39Matthew Flinders Girls Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Geelong · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 40Barwon Valley SchoolGovernment · Special · Co-ed · Years U · Belmont · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 41Moolap Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Moolap · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 42Mandama Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Grovedale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 43Iona College GeelongCatholic · Secondary · Co-ed · Years 7-12 · Charlemont · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 44St Joseph's College GeelongCatholic · Secondary · Co-ed · Years 7-12 · Newtown · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 45Grovedale West Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Grovedale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 46Ashby Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Geelong West · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 47Christian College GeelongIndependent · Combined · Co-ed · Years Prep-12 · Highton · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 48Grovedale CollegeGovernment · Secondary · Co-ed · Years 7-12 · Grovedale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 49Oberon High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Armstrong Creek · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 50Armstrong Creek SchoolGovernment · Combined · Co-ed · Years U, Prep-6 · Armstrong Creek · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 51Manifold Heights Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Manifold Heights · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 52Holy Spirit Parish SchoolCatholic · Primary · Co-ed · Years Prep-6 · Manifold Heights · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 53Mirripoa Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Mount Duneed · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 54Herne Hill Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Hamlyn Heights · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 55St Catherine of Siena Catholic Primary SchoolCatholic · Primary · Co-ed · Years Prep-6 · Armstrong Creek · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 56Clonard CollegeCatholic · Secondary · Co-ed · Years 7-12 · Herne Hill · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 57Hamlyn Views SchoolGovernment · Special · Co-ed · Years U · Hamlyn Heights · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 58Western Heights Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Hamlyn Heights · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 59Woodline PrimaryIndependent · Primary · Co-ed · Years Prep-6 · Ceres · 4.8 kmState Rank—English—Maths—Students388Multilingual1%ICSEA Rank50th
- 60Nelson Park SchoolGovernment · Special · Co-ed · Years U · Bell Park · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 61Leopold Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Leopold · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 62Hamlyn Banks Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Hamlyn Heights · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 63North Geelong Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · North Geelong · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 64Holy Family SchoolCatholic · Primary · Co-ed · Years Prep-6 · Bell Park · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 65Mount Duneed Regional Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Mount Duneed · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 66Bell Park North Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Bell Park · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 67Ceres Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ceres · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 68Rollins Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Bell Post Hill · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 69St Thomas Aquinas SchoolCatholic · Primary · Co-ed · Years Prep-6 · Norlane · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 70Northern Bay P-12 CollegeGovernment · Combined · Co-ed · Years Prep-12 · Corio · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 71St Francis Xavier SchoolCatholic · Primary · Co-ed · Years Prep-6 · Corio · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 72Wallington Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Wallington · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 73Freshwater Creek Steiner SchoolIndependent · Primary · Co-ed · Years Prep-6 · Freshwater Creek · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 74Geelong Baptist CollegeIndependent · Combined · Co-ed · Years Prep-12 · Lovely Banks · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 75Surf Coast Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Torquay · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 76Clifton Springs Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Clifton Springs · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 77St Thomas Primary SchoolCatholic · Primary · Co-ed · Years Prep-6 · Drysdale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 78Bellarine Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Drysdale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 79Saint Ignatius College GeelongCatholic · Secondary · Co-ed · Years 7-12 · Drysdale · 4.8 kmState Rank—English—Maths—Students388Multilingual1%ICSEA Rank50th
- 80St Therese SchoolCatholic · Primary · Co-ed · Years Prep-6 · Torquay · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 81Torquay P-6 CollegeGovernment · Primary · Co-ed · Years Prep-6 · Torquay · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 82Lara Lake Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Lara Lake · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 83Our Lady Star of the Sea SchoolCatholic · Primary · Co-ed · Years Prep-6 · Ocean Grove · 4.8 kmState Rank—English—Maths—Students388Multilingual1%ICSEA Rank50th
- 84Surfside Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Ocean Grove · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 85Drysdale Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Drysdale · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 86Lara Secondary CollegeGovernment · Secondary · Co-ed · Years 7-12 · Lara · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 87St Anthony's SchoolCatholic · Primary · Co-ed · Years Prep-6 · Lara · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 88Moriac Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Moriac · 4.8 kmState Rank—English—Maths—Students388Multilingual1%ICSEA Rank50th
- 89Lara Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Lara · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
- 90Bellbrae Primary SchoolGovernment · Primary · Co-ed · Years Prep-6 · Bellbrae · 4.8 kmState Rank—English—Maths—Students388Multilingual50%ICSEA Rank50th
GovernmentCatholicIndependent
Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.
School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.
Census · ABS 2021
Turnover
How settled or transient the community is — and where newcomers came from.
Settledness at a glance
LowMedianHighPercentile
Settled 5+ yearsⓘResidents living at the same address as five years ago — how settled the community is.Top 50%Settled 5+ years · 50% — typical: right around the median for Aussie suburbs.
Moved in past yearⓘResidents living at a different address one year earlier.Top 50%Moved in past year · 50% — typical: right around the median for Aussie suburbs.
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.Top 50%Arrived from overseas · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Where residents lived 5 years agoof those who stated
50%
50%
50%
50%
Same address50%Moved within area50%From elsewhere in Australia50%From overseas50%
Residential paceshare of residents
Moved in the past yearⓘResidents living at a different address one year earlier.50%
Moved in the past 5 yearsⓘResidents not living at the same address as five years ago.50%
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.50%
Property market
Market snapshot
Breakwater median house price & rent
Headline price, rent, yield and time on market for Breakwater — choose a property type and size below.
Active segment
Houses
Units
Days on marketⓘLast 12 months
24
↑ 39 days YoY
SoldⓘLast 12 months
8
↑ +50.0% YoY
Months of supplyⓘLast 12 months
1.1mo
Median rentⓘLast 12 months
$266/w
↑ +50.0% YoY
Days to leaseⓘLast 12 months
21
↑ 1 day YoY
LeasedⓘLast 12 months
11
↑ +50.0% YoY
Gross yieldⓘLast 12 months
3.96%
Annualised
Data confidenceSales sample6GoodLease sample5ThinThin samples can swing month-to-month — treat single-figure deltas with care.
Segment breakdown
House & unit prices by bedroom
Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.
Demand percentile 0–100 · last 12 months12-mo change
Sales
Rental
Demand
Segment
Sold
Price
DOM
Leased
Rent
DOM
Yield
SalesRent
01
Houses · 3 bed6 sales · 5 leases
Sold8▲+50.0%
Price—
Sales DOM—
Leased11▲+50.0%
Rent—
Rental DOM—
—
Sales—
Rent—
02
Units · 2 bed6 sales · 5 leases
Sold8+0.5%
Price—
Sales DOM—
Leased11+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
03
Units · 3 bed6 sales · 5 leases
Sold8▲+50.0%
Price—
Sales DOM—
Leased11▲+50.0%
Rent—
Rental DOM—
—
Sales—
Rent—
04
Houses · 2 bed6 sales · 5 leases
Sold8+0.5%
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
05
Houses · 4 bed6 sales · 5 leases
Sold8
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
06
Units · 1 bed6 sales · 5 leases
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
All houses
Sold8▲+50.0%
Price—
Sales DOM—
Leased11▲+50.0%
Rent—
Rental DOM—
—
Sales—
Rent—
All units
Sold8▲+50.0%
Price—
Sales DOM—
Leased11▲+50.0%
Rent—
Rental DOM—
—
Sales—
Rent—
Where each segment ranks
Breakwater property growth
Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.
Metric
Ranked against
Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.
Houses
2/2above median
02550 · MEDIAN75100
Percentile vs VIC
Value
Units
0/1above median
02550 · MEDIAN75100
Percentile vs VIC
Value
The buy-versus-rent equation
Buying vs renting in Breakwater
What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.
Property
Compare to
Houses · 3 bed: +50%
Houses · Total: +50%
VIC MEDIAN · +38%
Rent covers itRenting matches or beats the cost of owning−10% to 0%
BalancedMortgage roughly matches asking rent+30% to +60%
Far pricier to ownBuying costs much more than renting+100% to +130%+
BreakdownLast 12 months
Holding cost
Mortgage
Rent
Premium
Band
Assumes 80% LVR·6.0% rate·30y P&I
Premium = (weekly mortgage − weekly rent) ÷ weekly rent. Band thresholds are national breakpoints across ~11,400 eligible Australian segments — the Typical premium band spans national P25 to P75, so it’s literally what’s typical.
Market data
How strong is demand, and which way is it heading?
Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.
Side
View
Property
Bedrooms
Radius
Compared against
Sales market velocity
5 nearby suburbs · 10km · Total house · sales
risingfalling
DOM change YoYis demand rising or falling?
median
median
Recoveryweak but rising
Boomstrong and rising
Troughweak and falling
Peakstrong but easing
Nearby suburb
Demand index
48 / 100vs VIC
Days on market
22 days▲ +1 day YoY
Median price
$472k▲ +14.2% YoY
Sold (last year)
16▼ −17.4% YoY
Nearby suburb
Demand index
28 / 100vs VIC
Days on market
26 days▼ −29 days YoY
Median price
$553k▼ −5.8% YoY
Sold (last year)
12▲ +20.6% YoY
Nearby suburb
Demand index
95 / 100vs VIC
Days on market
10 days▼ −4 days YoY
Median price
$511k▲ +6.6% YoY
Sold (last year)
67▲ +20.4% YoY
Nearby suburb
Demand index
95 / 100vs VIC
Days on market
12 days▼ −1 day YoY
Median price
$420k▲ +10.8% YoY
Sold (last year)
73▲ +5.0% YoY
Nearby suburb
Demand index
71 / 100vs VIC
Days on market
10 days▼ −11 days YoY
Median price
$367k▲ +3.9% YoY
Sold (last year)
18▼ −7.7% YoY
Breakwater · this suburb
Demand index
97 / 100vs VIC
Days on market
24 days▼ −39 days YoY
Median price
$439k▲ +50.0% YoY
Sold (last year)
8▲ +50.0% YoY
weakSales market velocityhow strong sales demand isstrong
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
Market data
Breakwater against the neighbourhood
Eight diagnostic views cutting the data a different way each time — Breakwater in blue, peers in colour.
Pair
View
Property
Bedrooms
Radius
How fast — and is it getting faster?
2 peer suburbs · 10km · Total house
fasterslower
DOM change YoYvs 12 months ago
median
median
Recoveringquiet but accelerating
Boomingbusy and accelerating
Stalledquiet and slowing further
Coolingbusy but slowing
Nearby suburb
Demand index
58 / 100vs Australia
Days on market
10 days▼ −4 days YoY
Median price
$511k▲ +6.6% YoY
Sold (last year)
67▲ +20.4% YoY
Gross yield
3.05%
Nearby suburb
Demand index
46 / 100vs Australia
Days on market
12 days▼ −1 day YoY
Median price
$420k▲ +10.8% YoY
Sold (last year)
73▲ +5.0% YoY
Gross yield
2.32%
Breakwater · this suburb
Demand index
50 / 100vs Australia
Days on market
24 days▼ −39 days YoY
Median price
$439k▲ +50.0% YoY
Sold (last year)
8▲ +50.0% YoY
Gross yield
3.96%
slowDays on marketmedian days to sellfast
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
How much is available right now?
Housing supply & months of stock
How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.
View
Sales market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | SoldSold (last year)Total sold transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are sold each month in this segment, over the last 12 months. |
|---|
median
Rental market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | LeasedLeased (last year)Total leased transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are leased each month in this segment, over the last 12 months. |
|---|
median
Severe
Very Tight
Tight
Balanced
Loose
Very Loose
Saturated
Under-suppliedOver-supplied
Market data
Who's transacting — buyers or tenants?
Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.
Property
Breakwater — Units & Houses, all bedrooms
Jul 2021 – Jun 2026 · each point = a 12-month window
0%25%50%75%100%20222023202420252026
Sales · buyer transactions
Leases · tenant transactions
Five-year arc
Breakwater median house price & rent history
Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.
Five-year summaryAs of Jun 2026, the median house sale price in Breakwater rose from $358k (Jul 2021) to $370k (Jun 2026) — +3.6% growth over five years — peaking at $520k between May 2021 and Apr 2022. Median house rent went from $258/wk to $411/wk (+59.3%) over the same period. For units, the median sale price rose from $182k to $464k (+154.1%), with rent down from $260/wk to $230/wk (−11.5%) over the same period.
PropertyBedrooms
Median price (trailing year)
Jun 2026
$370k+25.9%
5y median $394kvs last year $294k
Total sales (trailing year)
Jun 2026
23+64.3%
5y median 15vs last year 14
Days on market (trailing year)
Jun 2026
15 days-44
5y median 39 daysvs last year 59 days
Median rent (trailing year)
Jun 2026
$411/wk+44.7%
5y median $284/wkvs last year $284/wk
Total leases (trailing year)
Jun 2026
14+16.7%
5y median 14vs last year 12
Days on market (rental) (trailing year)
Jun 2026
20 days+8
5y median 16 daysvs last year 12 days
Gross yield (trailing year)
Jun 2026
2.38%-0.91 pt
5y median 2.75%vs last year 3.29%
Months of supply
Jun 2026
0.8 months-43.9%
5y median 2.6 monthsvs last year 1.4 months
Months of supply (rental)
Jun 2026
2.1 months+18.9%
5y median 1.2 monthsvs last year 1.7 months
Nearby markets
Suburbs near Breakwater: prices compared
The nearest suburbs to Breakwater, ranked by distance — each lined up against Breakwater on the same measures, so the differences jump out at a glance.
Market
Property
Bedrooms
Radius
Colour by
This marketBreakwaterVIC 3219 · Houses · Total
Price$439k
DOM24 days
Sold8
5 markets within 5kmLast 12 months
01
ThomsonVIC 3219 · 0.8km · Houses · Total
Price$472k
DOM22 days
Sold16
pricierfaster
02South GeelongVIC 3220 · 0.8km · Houses · Total
Price$553k
DOM26 days
Sold12
pricierslower
03MarshallVIC 3216 · 1.2km · Houses · Total
Price$367k
DOM10 days
Sold18
cheaperfaster
04WhittingtonVIC 3219 · 1.5km · Houses · Total
Price$511k
DOM10 days
Sold67
pricierfaster
05St Albans ParkVIC 3219 · 1.6km · Houses · Total
Price$420k
DOM12 days
Sold73
cheaperfaster
Houses · TotalSales market
Stat colourHow each suburb's stat compares to Breakwater
Much lowerLowerSimilarHigherMuch higher
Similar markets
Suburbs like Breakwater
Suburbs anywhere in VIC that behave like Breakwater — matched on price, growth, selling speed and demand, not on distance. A shortlist of markets that move the same way — including ones far away you'd never think to compare. (Want the suburbs right next door instead? See Nearby markets above.)
Breakwater vs White Hills: the closest sales-market match trades at a near-identical median of $439k against Breakwater's $439k, with homes selling in 8 days versus 24 days here.
Colour by
Property
Bedrooms
Market
This marketBreakwaterVIC 3219 · Houses · Total
Price$439k
DOM24 days
Sold8
Most similar sales markets · within 1.0–134 kmLast 12 months
0102030405
White HillsVIC 3550 · 134km · 61% match
Price$439k
DOM8 days
Sold44
WhittingtonVIC 3219 · 1km · 66% match
Price$421k
DOM14 days
Sold65
NewcombVIC 3219 · 2km · 53% match
Price$321k
DOM14 days
Sold59
CorioVIC 3214 · 11km · 52% match
Price$367k
DOM17 days
Sold328
MarshallVIC 3216 · 2km · 63% match
Price$421k
DOM13 days
Sold29
Stat colourHow each suburb's stat compares to Breakwater
Much lowerLowerSimilarHigherMuch higher
Comparable sales markets to Breakwater: White Hills, VIC property market, Whittington property market, Newcomb property growth, Corio median house price and Marshall, VIC property market.
Breakwater's closest rental-market twins: Whittington property market, Marshall median house price, Newcomb property growth, Corio median house price and White Hills median house price. Each link opens that suburb's full market report.
Market data
Frequently asked · Breakwater
26 data-driven answers about Breakwater's property market — every one computed from the metrics above.
What things cost
Prices, rent, yield, ownership costWhat is the median house price in Breakwater?
#The median house price in Breakwater, VIC 3219 is $439k as of June 2026, based on 6 sales over the past 12 months. Houses there have moved +50.0% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.
What is the median unit price in Breakwater?
#The median unit price in Breakwater, VIC 3219 is $439k as of June 2026, based on 6 sales over the past 12 months. Units have moved +50.0% year-on-year and currently trade at roughly 100% of the median house price.
How much does it cost to rent in Breakwater?
#The median weekly house rent in Breakwater is $266 as of June 2026, drawn from 5 leases over the past 12 months. Units rent for around $266 per week. House rents have moved +50.0% year-on-year. Current vacancy pressure is shown in the supply section above.
How much is rent for a 3 bedroom house in Breakwater?
#A 3 bedroom house in Breakwater rents for a median $266 per week as of June 2026, drawn from 5 leases over the past 12 months. Unit rents: 2-bedroom $266/week, 3-bedroom $266/week. Figures cover only segments with enough recent leases to be statistically meaningful; sparse segments are excluded. The segment breakdown covers rent, yield and days on market for every property type and bedroom count.
What is the gross rental yield in Breakwater?
#Gross rental yield in Breakwater is 3.96% for houses and 3.96% for units as of June 2026, compared with the VIC unit median of 4.65%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.
How much is a 3 bedroom house in Breakwater?
#As of June 2026, Breakwater medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | $439k | $439k | — | $439k |
| Units | — | $439k | $439k | — | $439k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
What does it cost to own versus rent at the Breakwater median?
#At the median Breakwater house ($439k purchase, $266/week rent), weekly mortgage repayments sit at roughly $444 — about $178 more per week than renting. That gap is the ownership premium. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.
How the market is moving
Speed, supply, growth, cycle phaseWhat are Breakwater's property market trends?
#Breakwater's property market trends to June 2026: house prices rose +50.0% year-on-year and units +50.0%; weekly house rents moved +50.0%; homes now sell in a median 24 days — faster than a year ago by 39; sales supply sits at 1.1 months (severe). Read together — price, rent, selling speed and supply — they show which way the Breakwater market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
What does the data say about Breakwater as an investment?
#As of June 2026 in Breakwater, house prices rose +50.0% over the year, gross rental yield is 3.96% against a VIC median of 3.38%, houses take a median 24 days to sell, sales supply is 1.1 months (severe). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.
How quickly do houses sell in Breakwater?
#Houses in Breakwater sell in a median 24 days on market as of June 2026, with units clearing slightly similarly at 24 days. Days on market have tightened by 39 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
Is Breakwater a tight or loose property market right now?
#Breakwater's sales market sits at 1.1 months of supply for houses as of June 2026 — classified as Severe (extreme shortage) against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is looser at 1.4 months of supply.
Have property prices in Breakwater gone up or down?
#House prices in Breakwater moved +50.0% over the 12 months to June 2026, while units moved +50.0%. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.
How active is the rental market in Breakwater?
#Breakwater's house rental market sits at 1.4 months of supply as of June 2026 — classified as Tight, with 11 houses leased over the past 12 months. Units sit at 0.7 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
Where is Breakwater in its property market cycle?
#Breakwater's house market is currently in the 'in_demand_growing' phase as of June 2026 — combining above-median sales velocity nationally with year-on-year tightening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.
How it compares
Vs state, vs nearby, vs popularHow does Breakwater compare to other VIC suburbs?
#Breakwater's median house price ($439k) is 24% below the VIC median ($577k) as of June 2026. On selling speed, houses clear in 24 days vs 18 days state median. On gross yield, Breakwater sits at 3.96% vs 3.38% state median.
How does Breakwater compare to neighbouring suburbs?
#Breakwater's most-similar nearby market is White Hills (133.7 km away) with a median house price of $439k — about 0% cheaper. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.
What's the most popular property type in Breakwater?
#The most-transacted segment in Breakwater over the 12 months to June 2026 is 2 bed houses with 8 sales. 3 bed houses come second at 8 sales. The buying-versus-renting section above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.
How many properties were sold and leased in Breakwater last year?
#Breakwater recorded 8 house sales and 8 unit sales over the 12 months to June 2026 — a combined 16 transactions. On the rental side, 11 houses and 11 units were leased. Segments with statistically thin samples are excluded from displayed figures.
About the area
Population, income, who lives here, schoolsWhat postcode is Breakwater in?
#Breakwater is in postcode 3219, in the Geelong region of VIC. Addresses there are written as Breakwater, VIC 3219.
What is the population of Breakwater?
#Breakwater, VIC 3219 is home to 534 residents (ABS Census 2021). The median resident age is 26, and the average household holds 1.4 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
What is the median household income in Breakwater?
#The median household in Breakwater earns $809 per week — roughly $42k a year (ABS Census 2021). Median personal income runs $501/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
What is the unemployment rate in Breakwater?
#The unemployment rate in Breakwater is 50.0% (ABS Census 2021). That sits right around the median for Australian suburbs. The rate counts people who are working or actively looking for work — not a share of all residents. Workforce participation sits at 50%. The local economy section above covers incomes, employment status and the occupation mix.
Do people own or rent in Breakwater?
#Breakwater is mostly owner-occupied: about 100% of households are owner-occupiers and 50% rent (ABS Census 2021). Of owners, 50% own outright and 50% are paying off a mortgage.
What schools are near Breakwater?
#Breakwater has 90 schools within reach — including Geelong East Primary School, MacKillop Specialist School, Tate Street Primary School Geelong. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
Is Breakwater a good place to live?
#Breakwater, VIC 3219 has a population of 534, a median age of 26, a median household income around $809/week, 50% of households renting (ABS Census 2021). There are 90 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.
About this data
Methodology and update cadenceWhen was this Breakwater market data last updated?
#This Breakwater market data was last updated July 2026, covering the 12 months to June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.