Beenleigh vs Mount Warren Park

Beenleigh is the younger of the two, with a median age of 38 against 41 in Mount Warren Park. In both, most homes are detached houses. In Beenleigh, about half of households rent and about half of households are people living alone. In Mount Warren Park, the large majority of households own their home. Houses cost more in Mount Warren Park: a median of $878,000, against $788,000 in Beenleigh, and rent is higher there too. On these figures, Beenleigh tends to suit renters and 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

Mount Warren Park

ahead on 3 of the 6 things we measure here

  • has more separate houses rather than flats (79% vs 62%)
  • is already more of a family suburb (59% vs 47%)
  • carries lower crime risk (77/100 vs 95/100)
  • But Beenleigh has more parks and reserves (32 vs 9)

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

First-home buyers

Beenleigh

ahead on the one thing that separates them

  • has cheaper houses ($788,000 vs $877,500)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Beenleigh

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (55% vs 23%)
  • has cheaper rent ($300/wk vs $340/wk)

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 62/100)

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 2)
  • has more units and townhouses to downsize into (38% vs 21%)
  • is more walkable (89/100 vs 62/100)
  • But Mount Warren Park carries lower crime risk (77/100 vs 95/100)

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 Mount Warren Park 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 Mount Warren Park
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 Mount Warren Park
Walkability 89 / 62
Beenleigh — Walkability: 89/100 Mount Warren Park — Walkability: 62/100
Safety 5 / 23
Beenleigh — Safety: 5/100 Mount Warren Park — Safety: 23/100
Low fire risk 100 / 100
Beenleigh — Low fire risk: 100/100 Mount Warren Park — Low fire risk: 100/100

Demographics

Beenleigh has more residents (8,425 vs 5,736); Mount Warren Park has higher household incomes ($77,792 vs $60,060).

Beenleigh Mount Warren Park
Population 8,425
+32% vs other
 5,736
Population trend (2016 → 2021) +2.1% -0.9%
Median age 38 41
Median household income $60,060/yr $77,792/yr
+30% vs other
Median weekly rent $300/wk $340/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

Beenleigh Mount Warren Park
0-4 5.2% / 5.9%
Beenleigh — 0-4: 5.2% Mount Warren Park — 0-4: 5.9%
5-14 11.9% / 12.5%
Beenleigh — 5-14: 11.9% Mount Warren Park — 5-14: 12.5%
15-19 6.0% / 5.7%
Beenleigh — 15-19: 6.0% Mount Warren Park — 15-19: 5.7%
20-24 7.5% / 5.2%
Beenleigh — 20-24: 7.5% Mount Warren Park — 20-24: 5.2%
25-34 14.6% / 12.1%
Beenleigh — 25-34: 14.6% Mount Warren Park — 25-34: 12.1%
35-44 12.6% / 12.9%
Beenleigh — 35-44: 12.6% Mount Warren Park — 35-44: 12.9%
45-54 13.9% / 12.4%
Beenleigh — 45-54: 13.9% Mount Warren Park — 45-54: 12.4%
55-64 12.5% / 12.7%
Beenleigh — 55-64: 12.5% Mount Warren Park — 55-64: 12.7%
65-74 10.0% / 10.9%
Beenleigh — 65-74: 10.0% Mount Warren Park — 65-74: 10.9%
75-84 4.5% / 6.5%
Beenleigh — 75-84: 4.5% Mount Warren Park — 75-84: 6.5%
85+ 1.3% / 3.3%
Beenleigh — 85+: 1.3% Mount Warren Park — 85+: 3.3%

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%
Mount Warren Park 34.7% lone person
Mount Warren Park — Lone Person: 34.7% Mount Warren Park — Couple Families: 40.1% Mount Warren Park — One Parent Families: 19.0% Mount Warren Park — Group Household: 4.6% Mount Warren Park — Other Families: 1.6%
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%
Mount Warren Park 22.7% renting
Mount Warren Park — Owned Outright: 32.6% Mount Warren Park — Mortgage: 44.7% Mount Warren Park — Renting: 22.7%
Owned outright Mortgage Renting

Qualifications

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

Beenleigh Mount Warren Park
Certificate III & IV 17.8% / 19.1%
Beenleigh — Certificate III & IV: 17.8% Mount Warren Park — Certificate III & IV: 19.1%
Advanced Diploma / Diploma 6.3% / 7.5%
Beenleigh — Advanced Diploma / Diploma: 6.3% Mount Warren Park — Advanced Diploma / Diploma: 7.5%
Bachelor Degree 5.2% / 6.9%
Beenleigh — Bachelor Degree: 5.2% Mount Warren Park — Bachelor Degree: 6.9%
Postgraduate Degree 1.3% / 1.5%
Beenleigh — Postgraduate Degree: 1.3% Mount Warren Park — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate 0.8% / 1.2%
Beenleigh — Graduate Diploma / Certificate: 0.8% Mount Warren Park — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (19.1%).

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 Mount Warren Park
New Zealand 7.7% / 7.3%
Beenleigh — New Zealand: 7.7% Mount Warren Park — New Zealand: 7.3%
England 2.8% / 5.0%
Beenleigh — England: 2.8% Mount Warren Park — England: 5.0%
Philippines 1.7% / 1.2%
Beenleigh — Philippines: 1.7% Mount Warren Park — Philippines: 1.2%
Scotland 0.5% / 0.8%
Beenleigh — Scotland: 0.5% Mount Warren Park — Scotland: 0.8%
India 1.0% / —
Beenleigh — India: 1.0% Mount Warren Park — India: not among its largest
China 0.3% / 0.5%
Beenleigh — China: 0.3% Mount Warren Park — China: 0.5%

Bars are drawn against the largest share shown (7.7%).

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%
Mount Warren Park 79.1% houses
Mount Warren Park — Houses: 79.1% Mount Warren Park — Townhouses: 20.5% Mount Warren Park — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Beenleigh Mount Warren Park
Median house price $788,000 $877,500
Median unit price $518,000 $505,000
Median land price $512,500 $505,000
Typical days to sell (houses) 23 days
from 131 sales
 26 days
from 84 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 Mount Warren Park
3 bed $780K / $838K
Beenleigh — 3 bed: $780K (135 sales) Mount Warren Park — 3 bed: $838K (74 sales)

135 vs 74 sales

4 bed $861K / $995K
Beenleigh — 4 bed: $861K (40 sales) Mount Warren Park — 4 bed: $995K (55 sales)

40 vs 55 sales

5 bed $992K / $1.08M
Beenleigh — 5 bed: $992K (10 sales) Mount Warren Park — 5 bed: $1.08M (11 sales)

10 vs 11 sales

Development activity

Beenleigh Mount Warren Park
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 Mount Warren Park
Houses 4.1%
$630/wk on $799K
 4.1%
$702/wk on $899K
Units 4.2%
$472/wk on $582K
 4.6%
$490/wk on $549K

Ranking within QLD

Beenleigh Mount Warren Park
House price —
same for both
Income Higher than 25% of QLD Higher than 49% of QLD
Schools Higher than 65% of QLD Higher than 16% of QLD
Walkability Higher than 98% of QLD Higher than 90% 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 85% of QLD
Rental yield (houses) Higher than 60% of QLD Higher than 58% of QLD
Rental yield (units) Higher than 39% of QLD Higher than 57% of QLD

Liveability

Beenleigh is more walkable (89 vs 62).

Beenleigh Mount Warren Park
Grade C
same for both
Score 43/100 42/100
Socio-economic band high-need area
decile 1/10
 below-average income
decile 3/10

Risk profile

Beenleigh carries more crime risk (95 vs 77).

Beenleigh Mount Warren Park
Bushfire None
0/100
same for both
Crime High
95/100
 High
77/100
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
 7
within 5 km

Schools

Beenleigh Mount Warren Park
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 Mount Warren Park

  • Mount Warren Park State School Government · Primary at peers
  • Windaroo State School Government · Primary at peers
  • Beenleigh Special School Government · Combined · Special school

Amenities in the suburb

Beenleigh Mount Warren Park
Supermarkets 3 2
Cafes & restaurants 17 3
Parks & reserves 32 9
Childcare 8 7
GPs 8 2
Pharmacies 9 1
Police stations 1 0
Banks & Bank@Post 5 0
Fuel stations 6 3
EV chargers 1 0
Waterways 0 1

Mobility

Beenleigh Mount Warren Park
Walkability score 89/100 62/100
Distance to Brisbane 35.2 km 36.9 km
+5% vs other
Drive time (normal traffic) 31 min 33 min
Public transport score 80/100
Rail · Bus
 77/100
Bus
Peak arrivals per hour 109.8
7-9am + 5-7pm
 40.2
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 Mount Warren Park
Car (driver) 77.9% / 78.3%
Beenleigh — Car (driver): 77.9% Mount Warren Park — Car (driver): 78.3%
Worked from Home 8.8% / 11.8%
Beenleigh — Worked from Home: 8.8% Mount Warren Park — Worked from Home: 11.8%
Car (passenger) 6.9% / 5.6%
Beenleigh — Car (passenger): 6.9% Mount Warren Park — Car (passenger): 5.6%
Train 3.5% / 2.5%
Beenleigh — Train: 3.5% Mount Warren Park — Train: 2.5%
Walked Only 2.1% / 0.9%
Beenleigh — Walked Only: 2.1% Mount Warren Park — Walked Only: 0.9%

Bars are drawn against the largest share shown (78.3%).

Setting

Beenleigh Mount Warren Park
Elevation 10 m
above sea level, at the suburb centre
 26 m
above sea level, at the suburb centre
Distance to the ocean 10.2 km 9.4 km

NBN connectivity

Beenleigh Mount Warren Park
Connectivity score 77/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 8%
4,936 premises
 11%
2,492 premises

Climate

Beenleigh Mount Warren Park
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 Mount Warren Park
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 Mount Warren Park
Average residential rate $1,681/yr
same for both
Council Logan
same for both

Federal electorate

Beenleigh Mount Warren Park
Division Forde
same for both
Member Rowan Holzberger
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beenleigh Mount Warren Park
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

Mount Warren Park

Outer Parks Quiet Townhouses

More comparisons

Other comparisons with Beenleigh

Beenleigh vs Eagleby Beenleigh vs Loganholme Beenleigh vs Bahrs Scrub Beenleigh vs Holmview Beenleigh vs Yatala Beenleigh vs Stapylton

Other comparisons with Mount Warren Park

Mount Warren Park vs Bahrs Scrub Mount Warren Park vs Windaroo Mount Warren Park vs Yatala
Full data on Beenleigh Full data on Mount Warren Park
Unlock full address-level data — $29/month

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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