Eagleby
A detached-house suburb of 13,594 people, Eagleby combines a 75.6% separate-house share with 46.3% renting, making tenure more fluid than its built form suggests. The median age of 37 is 3 years below the national figure, while university attainment at 14.2% is 15.9 percentage points below national levels. Compared with nearby Beenleigh and Bethania, Eagleby's profile is especially house-based and car-dependent, with 80.9% driving to work. Growth is forecast at 1.3% annually and is driven primarily by overseas migration, although the broader trajectory is Aging.
Population
13,594
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,083/wk
DAs (12 months)iDevelopment Applications lodged in the past year
841
Eagleby's housing mix favours conventional family homes, with 3-bedroom dwellings accounting for 56.2% and 4-bedroom-plus homes another 20.3%. Separate houses represent 75.6% of stock, compared with 16.5% semi-detached dwellings and 7.9% apartments, so buyers seeking outdoor space have more choice than apartment-focused purchasers. The mortgage-to-income measure is 27.7%, below the 29.5% rent-to-income measure, and neither stress flag is active. Because no current median house price is stated, compare recent sales by dwelling type and exact street rather than applying one suburb-wide figure. Buyers comparing Eagleby with Beenleigh or Bethania should also test commuting and service access, as 80.9% drive to work.
For Buyers
Eagleby's housing mix favours conventional family homes, with 3-bedroom dwellings accounting for 56.2% and 4-bedroom-plus homes another 20.3%. Separate houses represent 75.6% of stock, compared with 16.5% semi-detached dwellings and 7.9% apartments, so buyers seeking outdoor space have more choice than apartment-focused purchasers. The mortgage-to-income measure is 27.7%, below the 29.5% rent-to-income measure, and neither stress flag is active. Because no current median house price is stated, compare recent sales by dwelling type and exact street rather than applying one suburb-wide figure. Buyers comparing Eagleby with Beenleigh or Bethania should also test commuting and service access, as 80.9% drive to work.
For Investors
Eagleby has a substantial tenant base, with 46.3% of households renting compared with 29.1% owning outright and 23.1% paying a mortgage. Weekly rent is $320 and vacancy is 5.8%, so investors should model holding costs carefully rather than assume a tight rental market. Overseas migration is the primary growth driver, which may support ongoing rental demand, while the 1.3% annual growth trend is moderate. There were 791 development applications in 12 months, but repair work appears among the recorded examples, so the count should not be treated as 791 new dwellings. Compared with established owner-occupier areas, Eagleby's renter share makes tenant appeal, maintenance and property management especially important.
Development Activity
Total DAs
948
Last 12 Months
841
YoY ChangeiYear-over-year change in DA lodgements
+2800.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eagleby
Open-register school locations for education access. This is not a school-quality ranking.
Eagleby South State School
Eagleby State School
Demographics
Eagleby's median age is 37, which is 3 years below the national figure, but its trajectory is aging. Overseas-born residents account for 28.7%, 7.1 percentage points above the national comparison, while university attainment is 14.2%, 15.9 points below national levels. Average household size is 2.4, just 0.1 below the national measure. English ancestry is recorded for 4,965 residents, followed by Irish at 1,061 and Scottish at 1,054. No religion and Christianity are nearly even at 5,579 and 5,567 respectively. Compared with nearby Beenleigh and Bethania, Eagleby's social profile is shaped by a lower education rate, a sizeable overseas-born population and 25.7% annual household turnover.
Age Distribution
Bedrooms
Dwelling Structure
75.6%
Houses
16.5%
Townhouse
7.9%
Apartment
Tenure
Eagleby's housing stock is dominated by separate houses at 75.6%, with 3-bedroom homes forming 56.2% of dwellings and 4-bedroom-plus homes 20.3%. Apartments account for 7.9% and semi-detached homes 16.5%, giving the suburb a more detached form than a high-density market. Renting at 46.3% is higher than outright ownership at 29.1% and mortgage tenure at 23.1%, which points to a more mobile housing base. The rent-to-income measure is 29.5%, compared with 27.7% for mortgages. A current median house price is not available to anchor the market, so compare recent sales, $320 weekly rents and the $1,300 monthly mortgage reference by dwelling type. Compared with nearby Beenleigh and Bethania, address-level checks matter because housing form and tenure can vary across local pockets.
Mortgage / mo
$1,300
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $320.
$600
Bond data Jun 2026 quarter · houses $600 · units $490
HH Size
2.4
Personal Income / wk
$586
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
315
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.7%
Couples with children
39.8%
Couples, no children
27.5%
Single parent
3,416
Total families
Economy & Employment
Eagleby's employment base is led by healthcare at 19.4% with 503 workers, followed by construction at 10.6% with 275, manufacturing at 9.6% with 249, education at 9.1% with 236 and retail at 8.8% with 228. The occupation mix reinforces this practical orientation: labourers number 857, trades 657, community and personal service workers 650, machinery and drivers 591, and clerical and administration workers 524. Unemployment is 9.6%, participation is 46.6% and the full-time rate is 56.5%, indicating a weaker labour-market position than higher-income suburbs. Household income sits at the 16.7th percentile, below the national benchmark. IEO, IER, IRSD and IRSAD all sit at SEIFA decile 1, suggesting disadvantage is broad rather than limited to one education or income measure. Need for assistance is 11.7%, or 1,424 residents.
Unemployment
9.6%
Labour Force
5,029
Unemployed
483
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.5%
Part-time
33.0%
Participation
46.6%
Employed
4,546
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
14.2%
Postgraduate
2.7%
Born Overseas
28.7%
Dwellings
5,133
Transport to Work
Eagleby is strongly car-oriented because 80.9% of workers drive, compared with 2.3% using public transport and 1.4% walking or cycling. Work from home accounts for 7.5%, so daily mobility is likely to remain tied to road access and vehicle ownership. Families have access to 2 local schools, both government-sector state schools, with enrolment zones worth checking against the exact address. The IRSAD and IRSD scores are both at SEIFA decile 1, below higher-access and higher-resource communities, so service availability should be considered alongside housing choice. Need for assistance is 11.7%, representing 1,424 residents, which reinforces the value of checking nearby health, support and accessible transport options. Compared with a more transit-oriented suburb, Eagleby requires greater planning for commuting, school runs and households without a car. Safety decisions should use current Queensland Police Service figures and an inspection of the immediate street, as no suburb-wide crime rate is stated.
Drive
80.9%
Public Transport
2.3%
Walk / Cycle
1.4%
Work from Home
7.5%
Population Forecast
+1.3%/yr
(+189 people/yr)
EstablishedEagleby's annual growth trend is forecast at 1.3%, with overseas migration identified as the primary driver. Population change across the wider area is 13.6% over 10 years, so growth is positive but not exceptionally rapid. The shift trajectory is Aging: senior share has increased by 6.2 percentage points while young share has fallen by 2.2 points, which should lift demand for accessible services as the age profile changes. Gentrification signals are restrained, with a score of 6 and a stage of Not gentrifying, below the shift measure of 24 labelled Early signs. Rent growth of 10.3% and real income growth of 7.8% show movement in household costs and earnings, while affordability improved from 65.6 in 2011 to 54.6 in 2021. Compared with a high-growth redevelopment market, Eagleby's outlook is more established and migration-led.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+149
Net Internal / yr
-64
Gentrification Signal
Not gentrifying
Population +18% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Eagleby compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eagleby a good suburb to live in?
Eagleby can suit households seeking detached housing, car-based access and established family dwellings. It has 13,594 residents, 75.6% separate houses and 2 local government schools. Trade-offs include 46.3% renting, 9.6% unemployment and IRSAD decile 1, so inspect the exact street, transport needs and services before deciding.
What is the median house price in Eagleby?
There is no current median house price to quote reliably. Compare recent sales by dwelling type because 75.6% of homes are separate houses, while 16.5% are semi-detached and 7.9% are apartments. For rental context, the weekly rent is $320 and the monthly mortgage reference is $1,300.
What schools are in Eagleby?
Eagleby has 2 local schools: Eagleby South State School and Eagleby State School. Both are government-sector state schools. Families should check the exact enrolment zone and year-level availability, particularly because 80.9% of workers drive and school travel may depend on car access.
Is Eagleby safe?
A safety decision should use current street-level checks rather than a blanket suburb label. Review the latest Queensland Police Service figures and inspect lighting, traffic and the immediate street before signing. Eagleby has 13,594 residents and IRSAD decile 1, so local conditions and access to services deserve close attention.
Is Eagleby good for property investment?
Eagleby may suit investors targeting established detached housing, with 46.3% renting, $320 weekly rent and 5.8% vacancy. Overseas migration is the primary growth driver. There were 791 development applications in 12 months, but some examples are repairs, so compare yield, insurance, maintenance and genuine new supply carefully.
How is Eagleby's population changing?
Eagleby's trajectory is Aging. Population change across the wider area is 13.6% over 10 years and annual growth is forecast at 1.3%, driven primarily by overseas migration. Senior share has risen 6.2 percentage points while young share has fallen 2.2 points, so growth is occurring alongside an older age profile.
What development is happening in Eagleby?
There were 791 development applications in 12 months. The examples include a damaged-dwelling repair and roof-sheet replacement, so the count is not the same as 791 new homes. Check council approvals for the latest position, and distinguish maintenance work from additions, subdivisions or new dwellings.
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 education open registers (school locations), 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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