Beulah VIC Property Investment
Hindmarsh · 3395 · Score: 45/100 · Caution
Beulah Short-Term Rental (Airbnb) Market
Beulah VIC Investment Brief
CAUTION — $672,000 (pending peer validation) median with 18.2%/yr growth over 5 years.
THE MARKET
Beulah has compounded at 18.2%/yr over 5 years. Median sits in the $672,000 (pending peer validation) band today. Properties are sitting on market for 45 days (roughly balanced conditions).
- Median house: $672,000 (pending peer validation) | Units: $185,732
- Gross yield: 0.6% | Net yield: -0.9%
- 5yr price CAGR: 18.2%/yr | 3yr forecast: 13.5%/yr
- Population: 312 | Owner-occupier rate: 78% | Affluence: Below Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $80/wk | Days on market: 45 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $411/night | Occupancy: 48%
- Estimated annual STR gross: ~$71,930/yr
- vs long-term rent: $4,160/yr (+1629% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Dattuck station 40.5km away
BULL CASE
If Beulah maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $772,800 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Beulah pull back 10-15% from $672,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Noble Park (VIC): $825,401 median, 3.5% yield, 6.5% 1yr growth
- Sebastopol (VIC): $475,000 median, 4.5% yield, 14.0% 1yr growth
- Ardmona (VIC): $672,000 median, 1.9% yield, 7.5% 1yr growth
THE PLAY
Beulah carries elevated risk that outweighs potential returns at current levels. A boom market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.
- Entry range: $604,800 – $739,200
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 18.2% + 10yr CAGR 8.2%
- −Population decline (-0.8%/yr) — demand headwind
- −Moderate supply pipeline (62 approvals)
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
13
2020
8
2021
14
2022
12
2023
15
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 3395
Decile 2 of 10 — High disadvantage
Population
350
Education (IEO)
5/10
Econ. Resources (IER)
3/10
10-Year Investment Projection
Modelled on Beulah VIC data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $80/wk median rent for Beulah. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Analyse a Property in Beulah
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.