Beenleigh
Beenleigh sits at SEIFA decile 1 across all four indices, placing it in the bottom 10% of Australian suburbs for socioeconomic advantage, yet 303 development applications were lodged in 12 months, indicating substantial renewal investment despite the disadvantage profile. Unemployment runs at 9.4%, nearly double the national rate, and university attainment of 14.1% is 16.0 percentage points below the national average. Labourers form the largest occupation group (572), unusual for a suburb of this size. The 54.6% renter majority and low 17.9% outright ownership rate signal a population without accumulated property wealth, making Beenleigh fundamentally different from owner-occupied suburbs at similar price points.
Population
8,425
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,155/wk
DAs (12 months)iDevelopment Applications lodged in the past year
343
Median House
$381K
Estimated from rent (2025)
At an estimated $381,000, Beenleigh is one of the most affordable options in greater Brisbane. Monthly mortgage repayments of $1,387 produce a mortgage-to-income ratio of 27.7%, approaching stress levels because incomes are modest (22nd percentile nationally). Three-bedroom homes dominate at 45.9%, while 4+ bedrooms account for 19.9% and 23.7% are two-bedroom. Detached houses at 62.5% are supplemented by semi-detached (19.0%) and apartments (17.6%), providing genuine typology choice. The 10.4% studio/one-bedroom share is notably high. Only 17.9% own outright, suggesting most existing owners carry debt. Buyers should factor in the 9.4% unemployment rate when assessing repayment risk.
For Buyers
At an estimated $381,000, Beenleigh is one of the most affordable options in greater Brisbane. Monthly mortgage repayments of $1,387 produce a mortgage-to-income ratio of 27.7%, approaching stress levels because incomes are modest (22nd percentile nationally). Three-bedroom homes dominate at 45.9%, while 4+ bedrooms account for 19.9% and 23.7% are two-bedroom. Detached houses at 62.5% are supplemented by semi-detached (19.0%) and apartments (17.6%), providing genuine typology choice. The 10.4% studio/one-bedroom share is notably high. Only 17.9% own outright, suggesting most existing owners carry debt. Buyers should factor in the 9.4% unemployment rate when assessing repayment risk.
For Investors
The 54.6% renter majority creates strong tenant demand, and the estimated 4.1% gross yield ($300 weekly on $381,000) is competitive. However, vacancy at 6.5% is elevated, and population growth is slow at 0.43% per year (39 people). The 303 development applications signal a construction pipeline that could add supply pressure. Rent growth of 15.4% over the decade was the lowest in this Queensland cohort. The 10.6% needing assistance (791 people) and 9.4% unemployment suggest a tenant base with higher risk of payment difficulty. Overseas migration of 94 per year provides gradual demand, while internal migration runs at -40.
Development Activity
Total DAs
505
Last 12 Months
343
YoY ChangeiYear-over-year change in DA lodgements
+662.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Beenleigh iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Tobruk Memorial School
Prep-6 · 518 students
Trinity College
7-12 · 954 students
Beenleigh State School
Prep-6 · 433 students
Beenleigh State High School
7-12 · 2358 students
Demographics
English ancestry leads at 3,201, but the high "Ancestry not stated" count (999) suggests a population with diverse and possibly complex heritage backgrounds. The 25.1% overseas-born rate is slightly above national. University attainment at 14.1% is 16.0 points below national, making Beenleigh one of the least degree-holding suburbs in this analysis. Labourers lead occupations (572), followed by community service (426) and clerical (409) workers, a distinctly blue-collar profile. The 29.3% residential turnover is high, reflecting rental instability. Average household size of 2.3 is below national, consistent with more single-person and small households.
Age Distribution
Bedrooms
Dwelling Structure
62.5%
Houses
19.0%
Townhouse
17.6%
Apartment
Tenure
Detached houses account for 62.5%, the lowest detached share in this Queensland cohort, with semi-detached (19.0%) and apartments (17.6%) providing genuine alternatives. This mixed stock reflects Beenleigh's town-centre character. Two-bedroom homes make up 23.7%, and studio/one-bedroom reaches 10.4%, both higher than typical outer suburbs. Ownership is very low: 17.9% outright and 27.5% mortgaged, while 54.6% rent. Mortgage stress at 27.7% is elevated because prices, though low, still stretch incomes that sit at the 22nd percentile. Rent stress at 26.0% is similarly elevated. Neither figure breaches 30%, but both run closer to the threshold than most suburbs.
Mortgage / mo
$1,387
Rent / wk
$300
HH Size
2.3
Personal Income / wk
$642
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
228
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.5%
Couples, no children
5,669
Total families
Economy & Employment
Healthcare leads at 18.9% (360 workers), followed by construction at 14.0% (266), manufacturing at 9.3% (177), education at 8.5% (162), and retail at 8.3% (158). Labourers are the top occupation (572), with machinery operators (389) also prominent, creating a distinctly working-class employment profile. Unemployment at 9.4% is nearly double the national average, and participation at 47.8% is well below national norms. SEIFA decile 1 across all four indices confirms Beenleigh is in the most disadvantaged 10% nationally. The 2,532 people not in the labour force (out of 8,425 total population) reflects a combination of disability, retirement, and discouraged workers.
Unemployment
7.4%
Labour Force
4,505
Unemployed
332
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.2%
Part-time
24.4%
Participation
47.8%
Employed
3,028
Occupations
Top Industries
University
14.1%
Postgraduate
2.9%
Born Overseas
25.1%
Dwellings
3,294
Transport to Work
Four schools serve the area: St Joseph's Tobruk Memorial (Catholic primary, ICSEA 1018, 518 students) and Trinity College (Catholic secondary, ICSEA 1018, 954 students) both sit near the national median. Government options include Beenleigh State School (primary, ICSEA 931, 433 students) and Beenleigh State High School (secondary, ICSEA 928, 2,358 students), both below the national median. Public transport at 2.9% is low, with 86.8% driving. The SEIFA IRSAD decile of 1 places Beenleigh in the most disadvantaged 10% nationally. The 10.6% needing assistance is the highest in this cohort, reflecting both disability prevalence and the aging demographic.
Drive
86.8%
Public Transport
2.9%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+0.43%/yr
(+39 people/yr)
EstablishedPopulation grows slowly at 0.43% per year (39 people annually). Net overseas migration of 94 per year is partially offset by internal outflow of 40. Medium projections show 9,109 by 2031, up from 9,004 in 2025. The gentrification score of 9 confirms no meaningful socioeconomic upgrading is occurring. The aging trajectory shows seniors growing 3.2 points and young families declining 3.0 points over the decade, though the working-age share actually grew 2.3 points, an unusual pattern suggesting working-age migrants are replacing both younger and older departing residents. Real income grew just 7.2%, below the national pace.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+94
Net Internal / yr
-40
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beenleigh compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beenleigh a good suburb to live in?
Beenleigh is one of Brisbane's most affordable suburbs at $381,000 estimated median, with train station access. Trade-offs are significant: SEIFA decile 1 (bottom 10% nationally), 9.4% unemployment, 10.6% needing assistance, and limited public transport beyond rail. Catholic schools (both ICSEA 1018) offer above-median education. It suits budget-constrained buyers who prioritise value.
What is the median house price in Beenleigh?
The estimated median house price is $381,000 (derived from rental data, 2025). Monthly mortgage repayments average $1,387. Detached houses make up 62.5% of stock, with apartments at 17.6% and semi-detached at 19.0% providing cheaper entry points. Mortgage-to-income sits at 27.7%, near the stress threshold due to low local incomes (22nd percentile).
What schools are in Beenleigh?
Beenleigh has 4 schools: St Joseph's Tobruk Memorial (Catholic primary, ICSEA 1018, 518 students), Trinity College (Catholic secondary, ICSEA 1018, 954 students), Beenleigh State School (government primary, ICSEA 931, 433 students), and Beenleigh State High School (government secondary, ICSEA 928, 2,358 students). Catholic options score above the national median of 1000.
Is Beenleigh safe?
Specific crime statistics are not available for Beenleigh. Risk indicators are elevated: SEIFA decile 1 across all indices, 9.4% unemployment, 54.6% renter rate, and 29.3% residential turnover. These socioeconomic factors typically correlate with higher crime rates compared to suburbs at higher SEIFA deciles. The 10.6% needing assistance also implies vulnerability.
Is Beenleigh good for property investment?
The 54.6% renter base ensures tenant demand, and 4.1% gross yield ($300 weekly on $381,000) is competitive. Risks include 6.5% vacancy, 9.4% unemployment (tenant default risk), and slow population growth at 0.43% per year. The 303 development applications add supply pressure. Rent growth of 15.4% over the decade lagged other QLD suburbs. This is a yield-focused play with higher management risk.
How is Beenleigh's population changing?
Population grows slowly at 0.43% per year (39 people annually). Net overseas migration of 94 per year slightly exceeds internal outflow of 40. The senior share grew 3.2 points and young families declined 3.0 points over the decade. Projections show 9,109 by 2031, up from 9,004 in 2025. The gentrification score of 9 confirms no meaningful socioeconomic upgrading.
What development activity is happening in Beenleigh?
There were 303 development applications in 12 months, a high volume for a suburb of 8,425 people. Recent applications include dwelling house construction and demolition-rebuilds. This activity level suggests significant housing stock renewal. Combined with the 6.5% vacancy rate, buyers and investors should monitor whether new supply is being absorbed or contributing to oversupply.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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