Beenleigh vs Eagleby

In both, about half of households rent and most homes are detached houses. In Beenleigh, about half of households are people living alone.

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

Eagleby

ahead on 2 of the 6 things we measure here

  • has more separate houses rather than flats (76% vs 62%)
  • carries lower crime risk (79/100 vs 95/100)
  • But Beenleigh has more schools rated above their peers (1 vs 0)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Beenleigh

ahead on the one thing that separates them

  • is more walkable (89/100 vs 71/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Beenleigh

ahead on 3 of the 5 things we measure here

  • has more GPs (8 vs 3)
  • has more units and townhouses to downsize into (38% vs 24%)
  • is more walkable (89/100 vs 71/100)
  • But Eagleby has more residents already 65 and over (22% vs 16%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house yield, unit yield, and population growth.

Where they sit

Beenleigh and Eagleby drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Beenleigh Eagleby
Hides rows where both suburbs match

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.

Beenleigh Eagleby
Walkability 89 / 71
Beenleigh — Walkability: 89/100 Eagleby — Walkability: 71/100
Safety 5 / 21
Beenleigh — Safety: 5/100 Eagleby — Safety: 21/100
Low fire risk 100 / 100
Beenleigh — Low fire risk: 100/100 Eagleby — Low fire risk: 100/100

Demographics

Eagleby has more residents (13,594 vs 8,425).

Beenleigh Eagleby
Population 8,425 13,594
+61% vs other
Population trend (2016 → 2021) +2.1% +2.0%
Median age 38 37
Median household income $60,060/yr
+6% vs other
 $56,316/yr
Median weekly rent $300/wk $320/wk
+7% vs other

Age profile

Share of residents in each band, 2021 Census.

Beenleigh Eagleby
0-4 5.2% / 6.5%
Beenleigh — 0-4: 5.2% Eagleby — 0-4: 6.5%
5-14 11.9% / 14.0%
Beenleigh — 5-14: 11.9% Eagleby — 5-14: 14.0%
15-19 6.0% / 5.3%
Beenleigh — 15-19: 6.0% Eagleby — 15-19: 5.3%
20-24 7.5% / 6.0%
Beenleigh — 20-24: 7.5% Eagleby — 20-24: 6.0%
25-34 14.6% / 14.2%
Beenleigh — 25-34: 14.6% Eagleby — 25-34: 14.2%
35-44 12.6% / 12.0%
Beenleigh — 35-44: 12.6% Eagleby — 35-44: 12.0%
45-54 13.9% / 10.6%
Beenleigh — 45-54: 13.9% Eagleby — 45-54: 10.6%
55-64 12.5% / 9.7%
Beenleigh — 55-64: 12.5% Eagleby — 55-64: 9.7%
65-74 10.0% / 10.8%
Beenleigh — 65-74: 10.0% Eagleby — 65-74: 10.8%
75-84 4.5% / 8.9%
Beenleigh — 75-84: 4.5% Eagleby — 75-84: 8.9%
85+ 1.3% / 1.9%
Beenleigh — 85+: 1.3% Eagleby — 85+: 1.9%

Bars are drawn against the largest share shown (14.6%).

Who lives together

Household composition, 2021 Census.

Beenleigh 45.8% lone person
Beenleigh — Lone Person: 45.8% Beenleigh — Couple Families: 24.8% Beenleigh — One Parent Families: 22.2% Beenleigh — Group Household: 5.3% Beenleigh — Other Families: 1.9%
Eagleby 41.0% lone person
Eagleby — Lone Person: 41.0% Eagleby — Couple Families: 27.0% Eagleby — One Parent Families: 24.2% Eagleby — Group Household: 5.9% Eagleby — Other Families: 1.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beenleigh 54.6% renting
Beenleigh — Owned Outright: 17.9% Beenleigh — Mortgage: 27.5% Beenleigh — Renting: 54.6%
Eagleby 47.0% renting
Eagleby — Owned Outright: 29.5% Eagleby — Mortgage: 23.4% Eagleby — Renting: 47.0%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Beenleigh Eagleby
Certificate III & IV 17.8% / 16.0%
Beenleigh — Certificate III & IV: 17.8% Eagleby — Certificate III & IV: 16.0%
Advanced Diploma / Diploma 6.3% / 6.4%
Beenleigh — Advanced Diploma / Diploma: 6.3% Eagleby — Advanced Diploma / Diploma: 6.4%
Bachelor Degree 5.2% / 4.8%
Beenleigh — Bachelor Degree: 5.2% Eagleby — Bachelor Degree: 4.8%
Postgraduate Degree 1.3% / 1.1%
Beenleigh — Postgraduate Degree: 1.3% Eagleby — Postgraduate Degree: 1.1%
Graduate Diploma / Certificate 0.8% / 0.6%
Beenleigh — Graduate Diploma / Certificate: 0.8% Eagleby — Graduate Diploma / Certificate: 0.6%

Bars are drawn against the largest share shown (17.8%).

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.

Beenleigh Eagleby
New Zealand 7.7% / 8.6%
Beenleigh — New Zealand: 7.7% Eagleby — New Zealand: 8.6%
England 2.8% / 4.2%
Beenleigh — England: 2.8% Eagleby — England: 4.2%
Philippines 1.7% / 1.5%
Beenleigh — Philippines: 1.7% Eagleby — Philippines: 1.5%
India 1.0% / 1.3%
Beenleigh — India: 1.0% Eagleby — India: 1.3%
Scotland 0.5% / 0.4%
Beenleigh — Scotland: 0.5% Eagleby — Scotland: 0.4%
Fiji — / 0.5%
Beenleigh — Fiji: not among its largest Eagleby — Fiji: 0.5%

Bars are drawn against the largest share shown (8.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beenleigh 62.4% houses
Beenleigh — Houses: 62.4% Beenleigh — Townhouses: 19.0% Beenleigh — Flats / Apartments: 18.6%
Eagleby 75.5% houses
Eagleby — Houses: 75.5% Eagleby — Townhouses: 16.4% Eagleby — Flats / Apartments: 8.0%
Houses Townhouses Flats / Apartments

Property market

Beenleigh Eagleby
Median house price $788,000 $805,000
Median unit price $518,000 $561,000
Median land price $512,500 —
Typical days to sell (houses) 23 days
from 131 sales
 21 days
from 99 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Beenleigh Eagleby
1 bed $579K / $355K
Beenleigh — 1 bed: $579K (10 sales) Eagleby — 1 bed: $355K (6 sales)

10 vs 6 sales

2 bed $507K / $550K
Beenleigh — 2 bed: $507K (47 sales) Eagleby — 2 bed: $550K (29 sales)

47 vs 29 sales

3 bed $578K / $660K
Beenleigh — 3 bed: $578K (13 sales) Eagleby — 3 bed: $660K (13 sales)

13 vs 13 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Beenleigh Eagleby
2 bed $610K / $602K
Beenleigh — 2 bed: $610K (15 sales) Eagleby — 2 bed: $602K (8 sales)

15 vs 8 sales

3 bed $780K / $755K
Beenleigh — 3 bed: $780K (135 sales) Eagleby — 3 bed: $755K (121 sales)

135 vs 121 sales

4 bed $861K / $875K
Beenleigh — 4 bed: $861K (40 sales) Eagleby — 4 bed: $875K (67 sales)

40 vs 67 sales

5 bed $992K / $1.05M
Beenleigh — 5 bed: $992K (10 sales) Eagleby — 5 bed: $1.05M (10 sales)

10 vs 10 sales

Development activity

Beenleigh Eagleby
New dwellings approved 4,950
across Logan
same for both
Approvals change year on year -8%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Beenleigh Eagleby
Houses 4.1%
$630/wk on $799K
 4.0%
$588/wk on $774K
Units 4.2%
$472/wk on $582K
 4.6%
$530/wk on $600K

Ranking within QLD

Beenleigh Eagleby
House price —
same for both
Income Higher than 25% of QLD Higher than 19% of QLD
Schools Higher than 65% of QLD Higher than 11% of QLD
Walkability Higher than 98% of QLD Higher than 92% of QLD
Affordability —
same for both
EV adoption Higher than 77% of QLD Higher than 76% of QLD
NBN connectivity Higher than 89% of QLD Higher than 78% of QLD
Rental yield (houses) Higher than 60% of QLD Higher than 52% of QLD
Rental yield (units) Higher than 39% of QLD Higher than 55% of QLD

Liveability

Beenleigh is more walkable (89 vs 71); Beenleigh scores higher overall (43 vs 35).

Beenleigh Eagleby
Grade C
same for both
Score 43/100 35/100
Socio-economic band high-need area
decile 1/10
same for both

Risk profile

Beenleigh carries more crime risk (95 vs 79).

Beenleigh Eagleby
Bushfire None
0/100
same for both
Crime High
95/100
 High
79/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 6
within 5 km

Schools

Beenleigh Eagleby
Inside the suburb 4 3
Rated above peers 1 0
Rated at peers 3 2
Rated below peers 0
same for both

Schools in Beenleigh

  • Beenleigh State School Government · Primary above peers
  • Beenleigh State High School Government · Secondary at peers
  • St Joseph's Tobruk Memorial School Catholic · Primary at peers
  • Trinity College Catholic · Secondary at peers

Schools in Eagleby

  • Eagleby South State School Government · Primary at peers
  • Eagleby State School Government · Primary at peers
  • Eagleby Learning Centre - Centre for Continuing Secondary Education Government · Secondary

Amenities in the suburb

Beenleigh Eagleby
Supermarkets 3 1
Cafes & restaurants 17 4
Parks & reserves 32
same for both
Childcare 8
same for both
GPs 8 3
Pharmacies 9 1
Police stations 1 0
Banks & Bank@Post 5 1
Fuel stations 6 4
EV chargers 1 0
Waterways 0 1

Mobility

Beenleigh Eagleby
Walkability score 89/100 71/100
Distance to Brisbane 35.2 km 37 km
+5% vs other
Drive time (normal traffic) 31 min 35 min
Public transport score 80/100
Rail · Bus
 78/100
Bus
Peak arrivals per hour 109.8
7-9am + 5-7pm
 70.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.8%
postcode 4207
same for both
Rooftop solar per 100 dwellings 70
postcode 4207
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.

Beenleigh Eagleby
Car (driver) 77.9% / 79.7%
Beenleigh — Car (driver): 77.9% Eagleby — Car (driver): 79.7%
Worked from Home 8.8% / 7.4%
Beenleigh — Worked from Home: 8.8% Eagleby — Worked from Home: 7.4%
Car (passenger) 6.9% / 7.8%
Beenleigh — Car (passenger): 6.9% Eagleby — Car (passenger): 7.8%
Train 3.5% / 2.7%
Beenleigh — Train: 3.5% Eagleby — Train: 2.7%
Walked Only 2.1% / 1.2%
Beenleigh — Walked Only: 2.1% Eagleby — Walked Only: 1.2%

Bars are drawn against the largest share shown (79.7%).

Setting

Beenleigh Eagleby
Elevation 10 m
above sea level, at the suburb centre
 11 m
above sea level, at the suburb centre
Distance to the ocean 10.2 km 7.7 km

NBN connectivity

Beenleigh Eagleby
Connectivity score 77/100 69/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 8%
4,936 premises
 9%
5,974 premises

Climate

Beenleigh Eagleby
Annual rainfall 1,032 mm
same for both
Summer max (Jan) 30.5°C
same for both
Winter min (Jul) 8.9°C
same for both

Air quality (annual mean)

Beenleigh Eagleby
PM2.5 5.3 µg/m³
same for both
PM10 14.6 µg/m³
same for both
NO₂ 0.48 pphm
same for both

Council rates

Beenleigh Eagleby
Average residential rate $1,681/yr
same for both
Council Logan
same for both

Federal electorate

Beenleigh Eagleby
Division Forde
same for both
Member Rowan Holzberger
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beenleigh Eagleby
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Beenleigh

Outer Parks Trains Transport Hub

Eagleby

Outer Parks

More comparisons

Other comparisons with Beenleigh

Beenleigh vs Loganholme Beenleigh vs Mount Warren Park Beenleigh vs Bahrs Scrub Beenleigh vs Holmview Beenleigh vs Yatala Beenleigh vs Stapylton

Other comparisons with Eagleby

Eagleby vs Cornubia Eagleby vs Loganholme Eagleby vs Yatala Eagleby vs Carbrook Eagleby vs Alberton Eagleby vs Stapylton
Full data on Beenleigh Full data on Eagleby
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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.

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