Beechmont vs Numinbah Valley
Numinbah Valley is the younger of the two, with a median age of 40 against 51 in Beechmont. In both, the large majority of households own their home and the large majority of homes are detached houses. In Beechmont, about half of households are couple families. On these figures, Beechmont tends to suit older residents, while Numinbah Valley suits young adults and share households.
Which one suits you?
There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.
Families with school-age kids
Beechmont
ahead on 2 of the 6 things we measure here
- carries lower crime risk (15/100 vs 60/100)
- is already more of a family suburb (62% vs 53%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Beechmont
ahead on the one thing that separates them
- leaves households under less mortgage stress (25% vs 33%)
Weighs mortgage stress.
Renters
Numinbah Valley
ahead on 2 of the 3 things we measure here
- leaves renters under less rental stress (14% vs 24%)
- has cheaper rent ($225/wk vs $380/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Beechmont
ahead on 2 of the 3 things we measure here
- is more walkable (30/100 vs 13/100)
- sits closer to the CBD (96 km vs 98.5 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Beechmont
ahead on 3 of the 4 things we measure here
- carries lower crime risk (15/100 vs 60/100)
- is more walkable (30/100 vs 13/100)
- has more residents already 65 and over (24% vs 15%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs population growth.
Where they sit
Beechmont and Numinbah Valley drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.
Side by side, out of 100
Risks are inverted — shown as safety and low exposure — so a longer bar always means better.
Demographics
Beechmont has more residents (848 vs 212); Beechmont rents higher ($380/wk vs $225/wk).
| Beechmont | Numinbah Valley | |
|---|---|---|
| Population | 848 +75% vs other | 212 |
| Population trend (2016 → 2021) | +0.7% | -2.8% |
| Median age | 51 | 40 |
| Median household income | $83,408/yr | $86,632/yr +4% vs other |
| Median weekly rent | $380/wk +41% vs other | $225/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (20.8%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (18.8%).
Where residents were born
Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.
Bars are drawn against the largest share shown (5.7%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Beechmont | Numinbah Valley | |
|---|---|---|
| Median house price | $945,000 | — |
| Median unit price | — same for both | |
| Median land price | $930,000 | — |
| Typical days to sell (houses) | 34 days from 7 sales | — |
Development activity
| Beechmont | Numinbah Valley | |
|---|---|---|
| New dwellings approved | 524 across Scenic Rim | 7,196 across Gold Coast |
| Approvals change year on year | +65% | -35% |
Ranking within QLD
| Beechmont | Numinbah Valley | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 55% of QLD | Higher than 60% of QLD |
| Schools | — same for both | |
| Walkability | Higher than 82% of QLD | Higher than 73% of QLD |
| Affordability | — same for both | |
| EV adoption | Higher than 84% of QLD same for both | |
| NBN connectivity | Higher than 23% of QLD | Higher than 22% of QLD |
Liveability
Beechmont is more walkable (30 vs 13).
| Beechmont | Numinbah Valley | |
|---|---|---|
| Grade | B | — |
| Score | 50/100 | — |
| Socio-economic band | advantaged area decile 7/10 | mid-range socio-economic decile 5/10 |
Risk profile
Numinbah Valley carries more crime risk (60 vs 15).
| Beechmont | Numinbah Valley | |
|---|---|---|
| Bushfire | Moderate 68/100 | Moderate 69/100 |
| Crime | Low 15/100 | Moderate 60/100 |
| Flood | Not mapped no mapped data here | — |
| Coastal erosion | None 0/100 same for both | |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 0 within 5 km same for both | |
Schools
| Beechmont | Numinbah Valley | |
|---|---|---|
| Inside the suburb | 1 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 1 | 0 |
| Rated below peers | 0 same for both | |
Schools in Beechmont
- Beechmont State School Government · Primary at peers
Schools in Numinbah Valley
- Numinbah Valley State School Government · Primary
Amenities in the suburb
| Beechmont | Numinbah Valley | |
|---|---|---|
| Cafes & restaurants | 1 same for both | |
| Parks & reserves | 6 | 5 |
| Childcare | 1 | 0 |
| Waterways | 6 | 9 |
Mobility
Numinbah Valley sits further from the CBD (98.5 km vs 96 km).
| Beechmont | Numinbah Valley | |
|---|---|---|
| Walkability score | 30/100 | 13/100 |
| Distance to Brisbane | 96 km | 98.5 km +3% vs other |
| Drive time (normal traffic) | 84 min | 87 min |
| Electric vehicle share | 1.1% postcode 4211 same for both | |
| Rooftop solar per 100 dwellings | 66 postcode 4211 same for both | |
How people get to work
Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.
Bars are drawn against the largest share shown (81.2%).
Setting
| Beechmont | Numinbah Valley | |
|---|---|---|
| Elevation | 499 m above sea level, at the suburb centre | 144 m above sea level, at the suburb centre |
| Distance to the ocean | 25.4 km | 22.3 km |
NBN connectivity
| Beechmont | Numinbah Valley | |
|---|---|---|
| Connectivity score | 16/100 same for both | |
| Most common technology | Satellite (Sky Muster) same for both | |
| Full-fibre (FTTP) share | 0% 365 premises | 0% 20 premises |
Climate
| Beechmont | Numinbah Valley | |
|---|---|---|
| Annual rainfall | 1,556 mm same for both | |
| Summer max (Jan) | 28.7°C same for both | |
| Winter min (Jul) | 10.8°C same for both | |
Air quality (annual mean)
| Beechmont | Numinbah Valley | |
|---|---|---|
| PM2.5 | 5.4 µg/m³ same for both | |
| PM10 | 19.3 µg/m³ same for both | |
| NO₂ | 0.91 pphm same for both | |
Council rates
| Beechmont | Numinbah Valley | |
|---|---|---|
| Average residential rate | $1,689/yr | $1,298/yr |
| Council | Scenic Rim | Gold Coast |
Federal electorate
| Beechmont | Numinbah Valley | |
|---|---|---|
| Division | Wright same for both | |
| Member | Scott Buchholz same for both | |
| Party | Liberal National Party of Queensland same for both | |
First Home Owner Grant
| Beechmont | Numinbah Valley | |
|---|---|---|
| Grant amount | $30,000 same for both | |
| Property price cap | $750,000 same for both | |
| Eligibility | New same for both | |
Tags
Numinbah Valley
More comparisons
Other comparisons with Beechmont
Other comparisons with Numinbah Valley
Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.