Bells Beach is in Surf Coast LGA, VIC, postcode 3228, with population 151.
The page is still useful for local context, but the evidence stack is too thin for a clean one-page call. Use nearby stronger suburbs or compare mode before treating it as a serious shortlist decision.
Higher SEIFA context supports a stronger local-quality read.
The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.
Price series isn't recorded for this suburb. Census housing data is shown instead.
Owners with a mortgage repay a median of $2,600/mo, while renters pay about $2,513/mo — owning runs $87/mo higher on these medians.
LGA-level official projection (Victoria in Future 2023, DTP). Indicative of the wider council area, not a suburb-level forecast.
Bells Beach (postcode 3228) is a quiet locality in Victoria within the Surf Coast local government area. The area has roughly 151 residents and a mature demographic, with a median age of 48. Households earn a median income of $135K per year, with an average household size of 2.9 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.1% year-on-year at the LGA level. VIC employment has moved +0.9% year-on-year in the official Jobs and Skills Australia NERO series, which provides the broader jobs backdrop for this suburb. VIC also had 45 Commonwealth-backed major projects under construction, 17 underway, and 27 in planning as at 2 October 2024, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, technicians & trades. Employment in the area leans toward professional services and retail trade. The top ancestries reported are Australian, English, Irish.
The current median weekly rent is $580. The median monthly mortgage repayment is $2,600.
The crime rate in the Surf Coast LGA is below average at 3,149 incidents per 100,000 population.
On the investment side, Population growth of +1.1% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.
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Bells Beach is usable as a read, though it still needs cross-checking.
QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.
DataVic-discovered annual suburb price workbooks parsed into suburb prices. Quarterly VIC resources are discovered and cached, but not yet used as current-price anchors.
Use current rent as a starting signal, not as a fixed underwriting truth.
Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.
This page stays indexable because Bells Beach is a real locality with enough context to be directionally useful. The tradeoff is that coverage is lighter than a stronger suburb profile, so the read should stay cautious.
Small-population localities can still be worth checking, but rankings, comparisons, and broad suburb assumptions become noisier faster.
The main gaps on this page are school matches, hospital coverage, and transport stops. That narrows how much confidence you should place on a single-page read.
Use it for context first, then move to compare, the state hub, or a larger nearby suburb before calling it a full market decision.
This page remains visible, but it should be read as a locality brief rather than a full-confidence suburb profile.
Read it as a direction-setter rather than a final answer: frame the locality, then verify with compare, stronger nearby suburbs, and the state hub.
If Bells Beach feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.
pop same · rent -$184/wk
Similar local read: useful for context, but still compare the actual market signals.
pop same · rent -$280/wk
Similar local read: useful for context, but still compare the actual market signals.
Bells Beach is in the Surf Coast Local Government Area, VIC, postcode 3228. Council-level context for Surf Coast LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.
The median weekly rent in Bells Beach is $580/wk, based on the current market rent dataset. The current rent signal is rent context available.
Rent context available: Bells Beach has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.
QuickProperty's investment signals for Bells Beach show: Stable, Steady. These are computed from price, rent, income, and population data — not an opaque score.
Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.
Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.