BreakwaterVIC · suburb profile
VIC 3219 · Greater Geelong
Daily life in Breakwater is characterized by a high reliance on car travel, with 65.6% of residents driving to work. Public transport usage is low at 2.4%, and 8.9% of the population works from home, which is below the Victorian average of 25.7%. The community has a mixed housing market, with 76.4% of homes being separate houses, and a significant portion of the population renting at 38.4%.
Sales · 12 months to August 2026
What property sold for in Breakwater
Houses · With only 21 houses sold in the 12 months to August 2026, Breakwater's median of $616,000 rests on a thin base.
Houses
$616k
median of 21 sales
Too few sales to be reliable — treat as a rough guide
Half sold between $550k and $655k.
Last sold one to two months ago
21 sales on record · data to 30 August 2026
Since 2022
How prices have moved
- Houses
Dashed lines and hollow points are part years — incomplete, so a dip may only mean fewer sales have happened yet. A break in a line is a year with no published figure, not a fall to zero.
| Year | Houses |
|---|---|
| 2026 · part year | $616k |
| 2025 · part year | $566k |
| 2024 | $515k |
| 2023 | $575k |
| 2022 | $580k |
Quarter by quarter
| Quarter | Median | Sales | Change |
|---|---|---|---|
| 2026 Q2 | $675k | 5 | +12.9%low confidence5 sales this quarter, 12 the quarter before. Under 30 either side, the movement is mostly which homes happened to sell rather than the market moving. |
| 2025 Q4 | $598k | 12 |
A change is marked low confidence where either quarter had fewer than 30 sales. The medians are real; with a handful of sales the movement between them is mostly which homes happened to change hands, not the market moving.
Last 12 months
What an extra bedroom costs in Breakwater
In Breakwater, over the last 12 months, a three-bedroom house has a median of $616,000 from 19 sales.
| Bedrooms | Median | Sales |
|---|---|---|
| 3 | $616k | 19 · few |
Counts with fewer than five sales are left out rather than estimated, and bigger does not always mean dearer — a bedroom count with few sales can be pulled either way by the particular homes that happened to change hands.
The read
What living here is actually like
Breakwater is a suburb with a population of 1,061 people, characterized by a median age of 40, which is slightly higher than the Victorian average of 38. The gender distribution is fairly balanced, with 48.4% male and 51.6% female residents. The suburb has a diverse family structure, with 39.9% of households being couples without children and 28.5% being couples with children. Single-parent families make up 26.9% of the households, and single-person households account for 38.8%. The average household size is 2.1 people.
Buyer fit
Who this suburb suits
One score per buyer type, out of 100, built from the demographic, housing and commute profile. Strongest first.
Buyer-fit score
Breakwater · 0–100
Show data table
| Buyer type | Score |
|---|---|
| Investors | 70 |
| First home buyers | 65 |
| Families | 60 |
| Retirees | 60 |
| Professionals | 55 |
Why investors score highest
The signals doing the work
- High rental percentage at 38.4%
- Median weekly rent of $300
- Mixed housing market with potential for diverse investments
- High percentage of single-person households at 38.8%
Against the state
How Breakwater differs from Victoria
Every bar is this suburb. The vertical tick is the Victorian figure — the gap between them is the story.
Housing & movement
What’s built here, and how people leave in the morning
Dwelling mix
Share of occupied private dwellings
Show data table
| Dwelling type | Share |
|---|---|
| Apartments | 14.1% |
| Separate houses | 76.4% |
| Townhouses | 8.8% |
How people get to work
Method of travel, 2021 Census
Show data table
| Method | Share |
|---|---|
| Worked from home | 8.9% |
| Drove a car | 65.6% |
| Public transport | 2.4% |
| Walked only | 1.8% |
| Car passenger | 3.8% |
Costs 2021 Census
Census figures, collected in 2021. Rents and repayments have moved since — for what property is selling for now, see .
Top occupations
Share of the employed workforce
Key highlights
- High percentage of separate houses at 76.4%, above the VIC average of 73.4%
- Significant portion of the population born in Australia at 73.9%
- Community and Personal Service Workers are the top occupation at 16.7%
- Median weekly rent is $300, which may be attractive to renters
- Low percentage of high-income households at 7.9%
Things to be aware of
- Unemployment rate of 6.2%, above the VIC average of 5.0%
- Low percentage of residents with a bachelor's degree or higher at 12.4%
- Below average median household income at $1,077 per week
- High percentage of single-person households at 38.8%
- Lower work-from-home percentage at 8.9% compared to VIC average
Coming soon to this page
Where the richer profile lands
Schools & catchments
Zoned primary and secondary, NAPLAN bands, distances.
Transport & access
Stations, tram routes, drive time to the CBD, walkability.
Development activity
Permits approved, projects underway, zoning changes.
Want to dig into one address in Breakwater?
A suburb page gets you this far. For a specific block you get what homes of that size sell for here, the schools that address is zoned to, any subdivisions proposed within 500 m, plus lot dimensions, easements, planning overlays and true sun aspect — free, no account.
X-Ray an address →Data sources
Demographic figures from the Census of Population and Housing © Australian Bureau of Statistics, used under Creative Commons Attribution.
Cadastral and boundary data contains information © State of Victoria (Vicmap), licensed under CC BY 4.0.
Narrative summaries are AI-generated from the underlying data and may contain errors.
Base map © Mapbox © OpenStreetMap. Improve this map at openstreetmap.org/fixthemap.
Informational only — not financial, legal or planning advice. Verify zoning, overlays and catchments with the relevant council before relying on them. Data vintage: 2021 Census.