Lower Beechmont
At 1,067 residents spread across 16.26 square kilometres, Lower Beechmont is one of south-east Queensland's least dense suburbs at just 65.6 people per km2. Yet its income profile sits at the 51st percentile nationally, making it a moderate earner by national comparison rather than an outlier. What stands out most is the 100% separate-house stock and an 8.4% vacancy rate, higher than typical suburban averages, suggesting a lifestyle and semi-rural character that filters demand. The median age of 42 is 2 years above the national figure, and 79.5% of residents stayed at the same address in the prior five years, pointing to a stable, owner-occupier community that values the area's rural fringe setting.
Population
1,067
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,570/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$502K
Estimated from rent (2025)
The estimated median house price of $502,000 puts Lower Beechmont below many coastal Gold Coast Hinterland benchmarks, making it relatively accessible for buyers seeking detached housing. Monthly mortgage repayments average $1,730, and the mortgage-to-income ratio of 25.4% sits below the 30% stress threshold, meaning homeowners here carry less housing cost pressure than the national average for mortgage-holders. Every dwelling in the suburb is a separate house, so buyers face no apartment competition, but the 33.1% share of 4-plus bedroom homes and 48.8% share of 3-bedroom homes indicates larger family-oriented stock dominates supply. With 55.2% of residents on mortgages and only 13.4% renting, this is primarily an owner-occupier suburb, and the 31.4% who own outright signal a mature, settled cohort.
For Buyers
The estimated median house price of $502,000 puts Lower Beechmont below many coastal Gold Coast Hinterland benchmarks, making it relatively accessible for buyers seeking detached housing. Monthly mortgage repayments average $1,730, and the mortgage-to-income ratio of 25.4% sits below the 30% stress threshold, meaning homeowners here carry less housing cost pressure than the national average for mortgage-holders. Every dwelling in the suburb is a separate house, so buyers face no apartment competition, but the 33.1% share of 4-plus bedroom homes and 48.8% share of 3-bedroom homes indicates larger family-oriented stock dominates supply. With 55.2% of residents on mortgages and only 13.4% renting, this is primarily an owner-occupier suburb, and the 31.4% who own outright signal a mature, settled cohort.
For Investors
Rental demand in Lower Beechmont is thin, with only 13.4% of dwellings occupied by renters, well below the national renter share. Weekly rent of $410 against a $502,000 median implies a gross yield around 4.2%, reasonable by regional Queensland standards but constrained by the narrow renter pool. The 8.4% vacancy rate is elevated compared to tighter suburban markets, pointing to periods of extended vacancy that can erode effective yield. Only 2 development applications were lodged in the past 12 months, both operational works with no dwelling component, so new supply is not a short-term risk. The area's 79.5% residential stability rate and majority owner-occupier base mean tenant demand will remain limited unless the suburb attracts retirees or remote workers seeking lower-density living.
Development Activity
Total DAs
2
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 42 is 2 years above the national figure, consistent with an established community that attracts settled families and pre-retirees rather than young renters. University qualifications reach 28.5% of residents, 1.6 points below the national average, while overseas-born residents at 23.3% sit 1.7 points above national. Ancestry is predominantly Anglo-Celtic: English (498), Irish (140) and Scottish (125) are the top three groups. Average household size of 2.5 equals the national average. Couples with children (333 families) outnumber couples without children (248 families), and the data records no one-parent families in the suburb, suggesting a predominantly two-parent household structure. Volunteering reaches 20.9% of residents, which is notably high compared to most suburban areas.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
All dwellings in Lower Beechmont are separate houses, a composition that sets it apart from most urban Queensland suburbs where apartments and townhouses form a significant share. The bedroom split leans toward larger homes: 48.8% are 3-bedroom and 33.1% are 4-plus bedroom, with only 14.4% at 2 bedrooms. Tenure is dominated by mortgage-holders at 55.2%, while 31.4% own outright and 13.4% rent, lower than the state and national renter averages. The estimated median house price is $502,000, and at a mortgage-to-income ratio of 25.4%, buyers are not under financial stress relative to comparable markets. The 8.4% vacancy rate is higher than many suburbs, likely reflecting the rural-fringe setting and seasonal or lifestyle-based holdings rather than structural oversupply.
Mortgage / mo
$1,730
Rent / wk
$410
HH Size
2.5
Personal Income / wk
$794
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.4%
Unoccupied
37
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.4%
Community Profile
Ancestry
Household Composition
29.4%
Couples, no children
844
Total families
Economy & Employment
Healthcare is the largest employment sector at 18.2% (69 workers), followed by Construction at 13.2% (50), Public Administration and Education both at 10.3% (39 each), and Retail at 6.6% (25). By occupation, Professionals lead at 127 workers, followed by Managers (74) and Clerical/Admin (57), indicating a white-collar tilt despite the rural setting. The unemployment rate of 4.9% is modest, and the participation rate of 59.5% is moderate because 243 residents are not in the labour force. Full-time employment accounts for 56.5% of working residents, higher than part-time at 43.5%. Personal weekly income averages $794, and household weekly income averages $1,570, placing the suburb at the 51st household income percentile nationally, essentially at the midpoint.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.5%
Part-time
38.6%
Participation
59.5%
Employed
490
Occupations
Top Industries
University
28.5%
Postgraduate
7.6%
Born Overseas
23.3%
Dwellings
397
Transport to Work
Lower Beechmont's rural character is reflected in its transport patterns: 92.3% of residents commute by car, well above the national average, and only 0.9% use public transport, signalling limited transit access. This means households need a car to function day-to-day, adding to the true cost of living relative to inner-urban alternatives. No schools are recorded within the suburb boundary, so families depend on schools in neighbouring areas. Rent stress is absent, with rent-to-income at 26.1%, and mortgage stress is also low at 25.4% of income, both below the 30% threshold. The need-for-assistance rate of 5.1% (50 residents) is modest and comparable to national benchmarks. The combination of all-detached housing, low density and car dependency defines a lifestyle more suited to those who prioritise space over urban convenience.
Drive
92.3%
Public Transport
0.9%
Walk / Cycle
1.4%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Lower Beechmont compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Lower Beechmont a good suburb to live in?
Lower Beechmont suits buyers and residents who want large detached homes with a rural fringe feel. All 100% of dwellings are separate houses, the median age is 42, and 79.5% of residents stay long-term. Housing costs are manageable, with mortgage-to-income at 25.4%, below the 30% stress threshold. The trade-off is limited public transport, with 92.3% of residents relying on cars.
What is the median house price in Lower Beechmont?
The estimated median house price is $502,000. Monthly mortgage repayments average $1,730, and the mortgage-to-income ratio of 25.4% is below the 30% stress threshold. Weekly rent averages $410 for the 13.4% of residents who rent.
What schools are in Lower Beechmont?
No schools are recorded within the Lower Beechmont suburb boundary in this dataset. Families rely on schools in neighbouring areas. The local population has a 28.5% university qualification rate, 1.6 points below the national average.
Is Lower Beechmont safe?
Detailed crime statistics are not available for Lower Beechmont in this dataset. As an indirect indicator, only 5.1% of residents (50 people) need daily assistance, the unemployment rate is 4.9%, and 79.5% of residents stayed in the same address in the prior 5 years, all consistent with a stable, low-transience community.
Is Lower Beechmont good for property investment?
The gross yield is around 4.2% based on $410 weekly rent against a $502,000 median, which is reasonable by regional QLD standards. However, the renter pool is small at 13.4% of dwellings, and the vacancy rate of 8.4% is elevated, meaning extended vacancies are more likely than in higher-demand suburbs. Only 2 development applications were lodged in the past 12 months, so no new supply pressure exists.
How is Lower Beechmont's population changing?
Lower Beechmont has a population of 1,067 across 16.26 km2. Residential stability is high, with 79.5% of residents not having moved address in the 5 years prior to the Census and a turnover rate of 20.5%. The suburb is an established, slowly evolving community rather than a high-growth area.
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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