Beenleigh vs Eagleby
Eagleby (median $580,000) is roughly 6% cheaper to buy into than Beenleigh ($618,500).
Buying in Beenleigh or Eagleby?
Selling in Beenleigh? The free selling guide
Beenleigh and Eagleby side by side
| Measure | Beenleigh | Eagleby |
|---|---|---|
| Price and market | ||
| Median house | $618,500 | $580,000 |
| Median unit | $366,500 | $403,500 |
| Renting | ||
| House rent | $630/wk | $580/wk |
| Unit rent | $500/wk | $480/wk |
| Owner occupied | 44.0% | 51.0% |
| Renter occupied | 53.0% | 45.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 992 | 985 |
| Lifestyle and people | ||
| Walk score | 100 | 32 |
| Transit score | 0 | 0 |
| Bike score | 100 | 100 |
| Population | 8,425 | 13,594 |
| Median age | 38 | 37 |
| Climate | ||
| Annual rainfall | 1053 mm | 1053 mm |
| Mean max, January | 29.9°C | 29.9°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Beenleigh scores higher on walkability (100/100 vs 32/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beenleigh (992) sits above Eagleby (985).
- For buyers
- Eagleby is the lower entry point at $580,000 median, 6% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Beenleigh offers the higher gross rental yield (5.30% vs 5.20%), favouring cash-flow investors.
- For families
- Beenleigh edges out on average school ICSEA (992 vs 985).
Beenleigh vs Eagleby: common questions
Is Beenleigh or Eagleby cheaper to buy in?
Eagleby has the lower median house price at $580,000, roughly 6% below Beenleigh ($618,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Beenleigh or Eagleby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beenleigh scores 992 vs 985 in Eagleby. 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.
Which is more walkable, Beenleigh or Eagleby?
Beenleigh scores 100/100 on walkability vs 32/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Beenleigh or Eagleby?
Gross rental yield on houses is 5.30% in Beenleigh vs 5.20% in Eagleby. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
Keep comparing
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