Beaumaris flood map & planning overlays

The schematic on this page is a Beaumaris flood map: the mapped flood overlays drawn over the suburb's terrain and street grid, covering about 8% of the suburb. Flood lines vary block to block, so for a specific property use the free interactive map - search any Beaumaris address and it shows the flood, zoning and bushfire mapping on the exact lot boundary.

About 8% of Beaumaris falls within a mapped flood overlay, against the council-wide suburb average of 8%. Flood overlays vary block to block, so whether a particular lot is affected needs a property-level check.

Bushfire mapping covers Beaumaris and little to none of it is mapped as bushfire-prone. Always confirm for the exact lot, as mapping can change.

The dominant planning zone in Beaumaris is Neighbourhood Residential Zone (NRZ3), though the suburb also includes Public Park and Recreation Zone (PPRZ) and General Residential Zone (GRZ8). Zoning sets what you can build and do on a site, and can differ lot by lot.

Beaumaris has 63 heritage-listed places on record. Heritage listing affects what you can alter or demolish, so confirm whether a specific property is listed or near a heritage place.

Across 6,649 surveyed parcels in Beaumaris, the median lot size is about 618 m². There are also 1,886 registered easements mapped in the suburb - an easement can restrict where you can build, so always check the title and overlays for the specific lot.

There is no train station inside Beaumaris itself. The suburb is served by 66 bus stops.

At the 2021 Census Beaumaris had 13,947 usual residents, with a median age of 48 and an average household size of 2.7 people. The wider Beaumaris statistical area, which contains Beaumaris, went from 12,763 people in 2001 to 14,486 in 2025, up 13%. ABS publishes no annual population series for individual suburbs, so that trend describes the surrounding area rather than Beaumaris alone.

On the ABS SEIFA 2021 index of relative socio-economic advantage and disadvantage (IRSAD), Beaumaris scores 1134 and sits in decile 10 of 10 nationally and decile 10 within Victoria - decile 1 being the most disadvantaged tenth of Australian suburbs and decile 10 the least. The national average score is 1000. SEIFA summarises income, education, occupation and housing across the whole suburb, so it describes the area, not any particular household in it.

Median household income in Beaumaris was $2,626 a week at the 2021 Census, against $2,480 for the typical suburb in Bayside. Median rent was $612 a week and the median mortgage repayment $3,000 a month. These are 2021 Census figures and have not been indexed to today.

A Beaumaris planning report pulls every overlay - zoning, flood, bushfire, heritage, environmental and noise - that touches a single lot, on live council and state data. The interactive map preview is free; the full PDF report is $9.