Beenak vs Gembrook.
Suburb-to-suburb comparison across price, growth, lifestyle, schools and risk. Gembrook edges out on more headline metrics in this comparison.
On school quality, the average ICSEA across schools serving Gembrook (1029) sits above Beenak (1017). Gembrook skews owner-occupied (84%), Beenak runs more rental-dense (43% owner).
For buyers
We don't yet have verified suburb-level medians for one or both of these suburbs. Check the individual profiles for the data we do publish, and the methodology page for how we source it.
For investors
Rental or growth data is incomplete for one or both suburbs. Look at the full investor view on each suburb profile for a complete picture.
For families
Gembrook edges out on average school ICSEA (1029 vs 1017). Gembrook also has a higher family-household share (80% vs 57%), so the catchment community skews family-heavy.
Common questions
Does Beenak or Gembrook have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Gembrook scores 1029 vs 1017 in Beenak. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
Compare Beenak against another suburb