Beenleigh, QLD 4207
Logan City, Queensland
Good to Know
Beenleigh, QLD 4207 is a high‑value house market in the Logan City Council area, currently positioned as a long‑hold capital growth submarket. Located roughly 34 km south‑east of the Brisbane CBD, Beenleigh is home to roughly 8,425 residents across 4,888 dwellings, and currently records a vacancy rate of 0.66%.
According to HtAG Analytics, Beenleigh is exhibiting tight rental demand with balanced listing supply. Stock on Market sits at 0.5% and Inventory at 2.78 months — around the ~3‑month balanced threshold — driving +16.1% YoY price growth and +6.4% YoY rent growth.
What the market data is signalling
Beenleigh's strong +16.1% annual price growth versus +6.4% rent growth shows capital gains are currently outpacing rental upside. With a yield of 3.5% (above the 3% recommended minimum) and a low vacancy rate of 0.66%, the market is favouring landlords for occupancy but pushing prices higher for purchasers. Monitor broader sentiment with the Markets in the Moment (MiM™) heatmap.
Who lives in Beenleigh — and why it matters for investors
Beenleigh records an IRSAD of 862, below the suggested minimum of 927, signalling more socio‑economic disadvantage and potentially higher volatility in buyer composition. The renter/owner split is 53.0%, which is above the neutral band and indicates a larger renter base — this can increase cashflow sensitivity to economic shocks but supports steady rental demand, as reflected in the low vacancy.
Affordability is stretched at 56 years, which can limit local owner‑occupier buying power and sustain investor demand for rental accommodation; for more on social indices and price behaviour see the IRSAD Crossover study.
Why suburb-level data matters for Beenleigh
Suburb‑level metrics capture the pocket characteristics investors rely on: Beenleigh's typical house price of $867,666, gross yield of 3.5%, Stock on Market 0.5%, Inventory 2.78 months and median days on market of 25 days tell a coherent story about scarcity and transaction speed that council averages can mask. Use suburb data to match strategy and risk tolerance — read more in our LGA vs Suburb research.
For a downloadable snapshot, get the full Beenleigh, QLD 4207 data guide.
What's behind the RCS™ score of 45
HtAG's RCS™ of 45 bundles three dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into one composite. A mid‑range score like this means investors should read the sub‑scores to see whether Beenleigh better suits a growth or income focus rather than relying on the headline alone; learn how the RCS™ is built.
open Beenleigh in HtAG Copilot to inspect the sub‑scores and scenario modelling for your strategy.
Forward signals to watch
The vacancy rate — currently 0.66%: sustained sub‑1% vacancy implies strong rental tightness and likely upward pressure on rents over the next 12–24 months.
The building approvals ratio — currently 0.27%: this very low approvals reading points to a limited new‑build pipeline, which will constrain fresh supply and can support prices if demand persists.
The Brisbane cycle phase: a city‑wide shift (faster or slower growth) would alter buyer appetite and financing conditions in Beenleigh, changing local momentum even if suburb fundamentals remain intact.
Does this area meet your investment goals?
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RCS Breakdown
Beenleigh's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Beenleigh's headline values — $867K to buy and $582PW to rent, a 3.48% gross yield. Over the past decade, prices have moved 153.65% and rents 76.44% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$867K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$582PW today, with rent growth at (+6.38% YoY) compared to price growth (+16.14%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Beenleigh in its cycle - and is the 3.48% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Beenleigh's long-hold story?
Beyond the headline price, Beenleigh carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Beenleigh's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Beenleigh can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Beenleigh genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Beenleigh prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Beenleigh - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Beenleigh looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Beenleigh's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Beenleigh has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Beenleigh shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Beenleigh has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Beenleigh 4207 QLD is 6,987, with a median age of 38. Of those, 30.61% are married, 20.05% are divorced or separated, 44.40% are single and 4.99% are widowed.
The average household size is 2.3 people per dwelling, and the median household monthly income is estimated to be $6,140. The median monthly mortgage repayment for households in this suburb is $1,387 which is 22.59% of their earnings.
Source: ABS Census Data (2021)