Eagleby
Detached housing, low incomes and steady ageing define Eagleby more than the commuter-suburb label. The suburb holds 13,594 people on 13.82 sq km, with separate houses at 75.6% and renters at 47.0%. Household income sits in the 16.7th percentile, so budgets are lower than the national middle even though mortgage costs remain contained. Compared with nearby Beenleigh's station-centred role, Eagleby is more car-led, with 87.5% driving to work and only 2.5% using public transport.
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
497
Median House
$386K
Estimated from rent (2025)
For homebuyers, Eagleby is about space at a lower weekly burden rather than prestige pricing. A $1,300 monthly mortgage absorbs 27.7% of income, below stress settings, while rent-to-income is 29.5%. Housing choice is strongly ground-level: 75.6% separate houses, 16.5% semi-detached and only 7.9% apartments. The bedroom mix favours practical family stock, with 56.2% 3-bedroom and 20.3% 4-plus homes, because older estates dominate the built form.
For Buyers
For homebuyers, Eagleby is about space at a lower weekly burden rather than prestige pricing. A $1,300 monthly mortgage absorbs 27.7% of income, below stress settings, while rent-to-income is 29.5%. Housing choice is strongly ground-level: 75.6% separate houses, 16.5% semi-detached and only 7.9% apartments. The bedroom mix favours practical family stock, with 56.2% 3-bedroom and 20.3% 4-plus homes, because older estates dominate the built form.
For Investors
Investors see yield-style demand rather than scarcity-driven growth. Renters make up 47.0% of households, higher than many owner-occupier suburbs, and the median rent is $320 a week. Vacancy is 5.8%, so tenant selection and pricing matter because supply is not especially tight. Development is active, with 71 applications in 12 months, including lot reconfiguration and a childcare centre, while the forecast adds 189 people a year at 1.3%.
Development Activity
Total DAs
592
Last 12 Months
497
YoY ChangeiYear-over-year change in DA lodgements
+1970.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eagleby iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Eagleby State School
Prep-6 · 527 students
Eagleby South State School
Prep-6 · 471 students
Demographics
At 37, Eagleby's median age is 3.0 years below the national benchmark, but the trajectory is ageing as seniors have gained 6.2 percentage points since 2011. Overseas-born residents are 28.7%, 7.1 points above national, led by small Punjabi, Mandarin, Hindi, Samoan and Portuguese language groups. University attainment is 14.2%, 15.9 points lower than national, which helps explain the income profile. English ancestry is the largest counted group at 4,965.
Age Distribution
Bedrooms
Dwelling Structure
75.6%
Houses
16.5%
Townhouse
7.9%
Apartment
Tenure
Eagleby's housing base is broad but not price-transparent: a current median house price is not reliable, so the better anchors are occupancy and debt. Owners without a mortgage are 29.5%, mortgaged households 23.4% and renters 47.0%, a higher rental share than a typical detached suburb. Separate houses account for 75.6% and 3-bedroom homes 56.2%, while mortgage-to-income is 27.7%. That mix keeps entry costs lower because most stock is modest, established housing rather than new large-lot estates.
Mortgage / mo
$1,300
Rent / wk
$320
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
28.2%
Couples, no children
9,698
Total families
Economy & Employment
Eagleby's labour market is service and trade heavy, with healthcare at 19.4%, construction 10.6%, manufacturing 9.6%, education 9.1% and retail 8.8%. The occupation mix skews to labourers 857, community and personal service 650 and machinery drivers 591, which fits local logistics and care work. Unemployment is 10.6% and participation 42.2%. IEO, IER, IRSD and IRSAD all sit in decile 1 nationally, showing disadvantage is broad rather than confined to 1 income measure.
Unemployment
6.8%
Labour Force
6,201
Unemployed
424
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
26.3%
Participation
42.2%
Employed
4,068
Occupations
Top Industries
University
14.2%
Postgraduate
2.7%
Born Overseas
28.7%
Dwellings
5,133
Transport to Work
Livability is practical and car-based. Work trips are dominated by drivers at 87.5%, compared with 2.5% public transport and 1.5% walking or cycling, so households usually need a car. Schooling is local but primary-focused: Eagleby State School and Eagleby South State School are both Government primaries, with 2 schools, 998 combined enrolments and an ICSEA range of 901 to 921. IRSAD decile 1 nationally points to lower area advantage, so services matter more than lifestyle amenities.
Drive
87.5%
Public Transport
2.5%
Walk / Cycle
1.5%
Work from Home
N/A
Population Forecast
+1.3%/yr
(+189 people/yr)
EstablishedEagleby is forecast to grow steadily rather than surge. The trend path adds 189 people a year, or 1.3% annually, lifting the medium scenario from 14,904 in 2026 to 15,848 in 2031. Overseas migration is the primary driver, averaging +149 people a year, while internal movement is -64, so churn is outward to other Australian areas. The gentrification score is 6 and stage is Not gentrifying, below the earlier shift signal of 24, as ageing and affordability dominate.
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 suits buyers who want detached housing and lower weekly costs. Separate houses are 75.6% of dwellings, rents are $320 a week and car use is high at 87.5%, so it works best for households comfortable driving.
What is the median house price in Eagleby?
Eagleby's current median house price cannot be stated reliably. The stronger affordability signals are a $1,300 monthly mortgage benchmark, $320 weekly rent and mortgage-to-income at 27.7%, which point to a lower-cost housing market.
What schools are in Eagleby?
Eagleby has 2 local Government primary schools. Eagleby State School has 527 enrolments and ICSEA 921, while Eagleby South State School has 471 enrolments and ICSEA 901. Secondary options sit outside the local school list.
Is Eagleby safe?
Safety should be assessed street by street because no suburb-wide crime rate is quoted for Eagleby. For a suburb of 13,594 residents, buyers should check current Queensland Police maps and visit at different times before committing.
Is Eagleby good for property investment?
Eagleby has investor demand signals, with renters at 47.0% and median rent at $320 a week. The caution is vacancy at 5.8%, so returns depend on pricing, presentation and tenant selection rather than assuming tight supply.
How is Eagleby's population changing?
Eagleby is growing at a forecast 1.3% a year, adding about 189 people annually. The medium scenario rises from 14,904 residents in 2026 to 15,848 in 2031, with overseas migration adding +149 people a year.
Is there much development happening in Eagleby?
Development activity is noticeable, with 71 applications in the past 12 months. Recent examples include building work, a childcare centre proposal and a 1 lot into 2 lots reconfiguration, which suggests steady infill rather than a major high-rise shift.
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.
Explore Eagleby on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map