Beenleigh vs Mount Warren Park
Beenleigh (median $618,500) is roughly 12% cheaper to buy into than Mount Warren Park ($705,444).
Buying in Beenleigh or Mount Warren Park?
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Beenleigh and Mount Warren Park side by side
| Measure | Beenleigh | Mount Warren Park |
|---|---|---|
| Price and market | ||
| Median house | $618,500 | $705,444 |
| Median unit | $366,500 | $380,000 |
| Renting | ||
| House rent | $630/wk | $700/wk |
| Unit rent | $500/wk | – |
| Owner occupied | 44.0% | 76.0% |
| Renter occupied | 53.0% | 22.0% |
| Schools | ||
| Schools nearby | 20 | 20 |
| Average ICSEA | 992 | 987 |
| Lifestyle and people | ||
| Walk score | 100 | 20 |
| Transit score | 0 | 0 |
| Bike score | 100 | 70 |
| Population | 8,425 | 5,736 |
| Median age | 38 | 41 |
| Climate | ||
| Annual rainfall | 1053 mm | 1028 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 20/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Beenleigh (992) sits above Mount Warren Park (987). Mount Warren Park skews owner-occupied (76%), Beenleigh runs more rental-dense (44% owner).
- For buyers
- Beenleigh is the lower entry point at $618,500 median, 12% 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 5.16%), favouring cash-flow investors.
- For families
- Beenleigh edges out on average school ICSEA (992 vs 987). Mount Warren Park also has a higher family-household share (71% vs 59%), so the catchment community skews family-heavy.
Beenleigh vs Mount Warren Park: common questions
Is Beenleigh or Mount Warren Park cheaper to buy in?
Beenleigh has the lower median house price at $618,500, roughly 12% below Mount Warren Park ($705,444). The gap on units is usually similar but worth checking on the full suburb profiles.
Does Beenleigh or Mount Warren Park have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Beenleigh scores 992 vs 987 in Mount Warren Park. 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 Mount Warren Park?
Beenleigh scores 100/100 on walkability vs 20/100. 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 Mount Warren Park?
Gross rental yield on houses is 5.30% in Beenleigh vs 5.16% in Mount Warren Park. 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
The two suburbs
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