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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Eagleby has an estimated 14,489 residents, up from 13,594 at the 2021 Census — a change of 895 people, or 6.6%. Growth has averaged 0.7% a year over five years. 353 new addresses have been validated here since Census night. Overseas migration accounts for 68.6% of that increase. That puts 1,048 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research by AreaSearch, the resident count in Eagleby stands at approximately 14,489 as of Aug 2026. This indicates an expansion of 895 people (6.6%) compared to the 2021 Census tally of 13,594 people. This adjustment is derived from the ABS estimated resident population figure of 14,488 recorded as of June 2025 alongside 353 validated new addresses registered following the Census. Consequently, the local population density reaches 1,048 persons per square kilometer, aligning closely with broader benchmarks tracked by AreaSearch. With post-census expansion of 6.6%, Eagleby trails the nationwide benchmark (9.5%) by 2.9 percentage points, displaying robust demographic momentum.
Inward overseas migration served as the primary catalyst, generating roughly 68.6% of recent population additions. Projections compiled by the ABS and Geoscience Australia, published in 2024 using 2022 baseline figures, are utilized by AreaSearch across SA2 locations. For regions omitted from this dataset or covering timeframes beyond 2032, figures from the Queensland State Government released in 2023 utilizing 2021 numbers are referenced. Because these state forecasts lack demographic age breakdowns, AreaSearch allocates proportional cohort weighting derived from the 2023 ABS Greater Capital Region release based on 2022 metrics. Looking ahead, local expansion is anticipated to track slightly under the national statistical median, gaining 1,191 persons through to 2041 according to recent annual ERP data, which represents an overall growth of 8.2% across the 16 years.
Frequently Asked Questions - Population
291 new dwellings have been approved in Eagleby over the past five years, an average of 58 a year. That places the area in the 64th percentile for residential development activity nationally, about 4 approvals per 1,000 residents a year. Of the 58 dwellings approved in the latest reporting year, 88% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in Eagleby have averaged approximately 58 new dwellings annually, totaling 291 homes over the course of the preceding 5 financial years (between FY-22 and FY-26). Urban planning data shows an influx of 1.6 people per year for every completed residence across the past 5 financial years (between FY-22 and FY-26), reflecting a well-aligned balance between supply and demand that fosters steady market conditions. The mean construction cost for these newly approved properties sits at $279,000, coming in lower than regional figures to deliver relatively accessible entry points for buyers.
On the commercial front, approvals amounted to $2.5 million during the ongoing financial year, underscoring subdued commercial building activity. Residential development volumes in Eagleby remain substantially subdued relative to Greater Brisbane, tracking 53.0% below regional averages per person. Even with a recent uptick in building approvals, constrained pipeline delivery helps sustain demand and asset values across the established housing stock. Recent construction activity is heavily oriented toward single-family detached houses at 88.0%, with medium and high-density housing accounting for the remaining 12.0%, reinforcing the locality's low-density suburban fabric and catering to buyers seeking standalone space. Showing roughly 193 people per approval, the district exhibits characteristics of an evolving market. Demographic projections anticipate that Eagleby will add 1,190 residents through to 2041, based on recent quarterly modeling from AreaSearch. Current building volumes indicate that forthcoming housing construction will adequately accommodate this projected demand, preserving favorable buying conditions while offering sufficient capacity to support growth exceeding existing demographic forecasts.
Frequently Asked Questions - Development
Development applications around Eagleby
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 6 current infrastructure and development projects inside Eagleby, worth an estimated $336 million. A further 70 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $19.5 billion. 23 are already under construction and 32 are due for completion within three years. The pipeline spans residential development, retail and communities. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Major infrastructure developments, planning schemes, and capital works exert a significant influence on local performance. AreaSearch has tracked a total of 22 key initiatives expected to impact the suburb. Notable undertakings include Halcyon Edgebrook, Cowper Avenue Catchment Master Drainage Project, Beenleigh Community Hub, and Beenleigh Marketplace Enhancement, with details on the most prominent projects outlined below.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Acacia Waters Residential Estate
Acacia Waters is a large-scale masterplanned residential community in Eagleby, currently delivering a mix of modern low-rise apartments and townhouses. The estate features resort-style amenities including a central swimming pool, BBQ pergolas, and extensive landscaped parklands. Designed for families and investors, it offers easy access to the M1 motorway, positioned midway between Brisbane and the Gold Coast.
Eagleby Marketplace Redevelopment
Planning and staged revitalisation of the Eagleby Marketplace shopping centre. Publicly promoted plans include refurbishment of the existing retail centre, upgraded shopfronts, improved accessibility, refreshed public areas and new tenancy opportunities to strengthen the centre as a local retail and community hub.
Halcyon Edgebrook
Stockland Halcyon land-lease community for over 50s in Eagleby comprising 318 homes. More than 75 homeowners are now living in the gated community, with staged home construction ongoing. In February 2026 construction officially began on the community's 15 million AUD clubhouse and community facilities, which will include a heated magnesium pool, gym, yoga studio, cinema, bar, lawn bowls green and pickleball courts. Homes are turnkey, architecturally designed and centred on a landscaped green spine and lake.
Distillery Road Market (DRM) Precinct Expansion
Completed expansion of the Distillery Road Market food, drink and entertainment precinct in Eagleby, anchored by the Zarraffas Coffee headquarters, The F.E.D. food and entertainment district, Perentie Brewing Co, covered market hall and outdoor entertainment spaces. The project delivers around 17,000 square metres of retail, hospitality and event space next to the Beenleigh Artisan Distillery, creating a regional destination between Brisbane and the Gold Coast with a regular program of markets, festivals and live music.
Beenleigh Community Hub
A community facility providing meeting spaces, recreational programs, youth services, and community support programs to serve the growing Beenleigh area.
Cowper Avenue Catchment Master Drainage Project
Stormwater master drainage upgrade focused on the Cowper Avenue catchment in Eagleby to reduce flood risk and improve water quality. Works included new large-diameter pipes, culverts, pits, kerb and footpath replacements, pavement repairs and local park restorations. The Cowper Avenue catchment (Stage 1 of the wider Eagleby Master Drainage program) reached completion, with subsequent Stage 2 works in the Kelly Street area commencing in 2025.
Loganlea Station Relocation Project
Relocation and upgrade of Loganlea train station to a new site 500m south, directly opposite Logan Hospital. The project features a new station building, improved accessibility with dual lifts, ramps and stairs, a pedestrian overpass, and a 400-space park and ride facility. It aims to better connect the community to health and education precincts including TAFE Queensland and Loganlea State High School. Major construction is ongoing in 2026, with completion targeted for mid-2027.
Osprey Waters Lifestyle Resort
Over-50s land lease lifestyle resort comprising approximately 198 low-maintenance homes, a resort-style Country Club with ballroom, cinema, heated pool, tennis courts, and community facilities, situated on the banks of the Albert River in Beenleigh, Queensland. Developed and operated by Living Gems under its own Osprey Waters brand.
5,714 residents of Eagleby are employed, from a labour force of 6,222. Unemployment sits at 8.2%, with participation at 53.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.9% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 12,266, about 85% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labour force in Eagleby encompasses a balanced mix of professional and blue-collar roles, underpinned by strong representation in industrial and manufacturing operations, alongside an unemployment rate of 8.2%. Total employed residents numbered 5,714 as of March 2026, while local joblessness exceeded the Greater Brisbane figure of 4.3% by 3.8 percentage points, highlighting potential for improvement. Furthermore, the local participation rate of 53.1% sits noticeably beneath Greater Brisbane's 70.1%. Census records indicated that only 7.1% of workers carried out their duties from home, though prevailing Covid-19 restrictions at the time should be kept in mind.
The primary employment sectors for local workers include health care & social assistance, manufacturing, and construction. Manufacturing stands out as a core specialization, holding an employment concentration 1.9 times greater than regional figures. Conversely, professional & technical roles account for only 2.9% of jobs compared to 8.9% regionally. Comparison between the resident workforce and locally situated positions from Census records points to a constrained supply of jobs within the suburb's immediate borders. Analysis of ABS and SALM metrics by AreaSearch indicates that during the 12 months to March 2026, the local workforce contracted by 2.5% while employment dropped by 3.1%, resulting in a 0.6 percentage point increase in the unemployment rate. Conversely, Greater Brisbane experienced a 3.2% rise in employment alongside a 3.4% expansion in its labour force, leading to an increase of 0.1 percentage points. Future workforce requirements can be evaluated using national employment forecasts from Jobs and Skills Australia as of Mar-26. These five- and ten-year projections have been applied to Eagleby's current industry composition to map potential trends. Against nationwide projected job growth of 6.6% over five years and 13.7% over ten years, local modeling suggests Eagleby employment could grow by 5.9% over five years and 12.6% over ten years, though industry sector growth varies widely and this baseline weighting does not account for localized population changes.
Frequently Asked Questions - Employment
Median household income in Eagleby is $1,083 a week (about $56,000 a year), with median personal income at $586 a week. ATO records put median taxable income at $44,008 a year against an average of $49,598. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation data compiled by AreaSearch for financial year 2023 positions income levels within the Eagleby SA2 below nationwide averages. For taxable residents in Eagleby, the median income sits at $44,008 while the average stands at $49,598, trailing the respective Greater Brisbane benchmarks of $58,236 and $72,799. Factoring in Wage Price Index growth of 11.36% since financial year 2023 brings updated estimates to roughly $49,007 for the median and $55,232 for the average as of March 2026. Findings from the 2021 Census place local household, family, and personal earnings within the 6th to 10th percentiles across Australia.
In terms of earnings distribution, 33.2% of residents (4,810 people) fall into the $800 - 1,499 bracket, contrasting with the regional pattern where the $1,500 - 2,999 band leads at 33.3%. Housing affordability pressures are acute, with residual income at 79.6%, placing the area in the 6th percentile.
Frequently Asked Questions - Income
Eagleby had 5,141 occupied dwellings at the 2021 Census, 76% detached houses and 8% apartments. 23% are owned with a mortgage, 47% rented and 30% owned outright. At that Census the median rent was $320 a week and the median mortgage repayment $1,300 a month. Rent absorbs 29.5% of household income here and mortgage repayments 27.7%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the most recent Census, the residential housing profile of Eagleby comprised 75.6% houses and 24.4% other dwellings (incorporating apartments, semi-detached properties, and alternative dwelling forms), whereas Brisbane metro recorded 73.5% houses and 26.5% other dwellings. Outright home ownership reached 29.5%, surpassing the metropolitan level, while mortgaged properties accounted for 23.4% and rental accommodation made up 47.1%. Typical monthly mortgage payments were $1,300, staying considerably below the Brisbane metro figure of $1,863. Median weekly rent was $320, lower than the metropolitan benchmark of $380. Compared across Australia, Eagleby's mortgage costs sit well under the national median of $1,863, and weekly rents are markedly below the nationwide standard of $375.
Frequently Asked Questions - Housing
Eagleby counted 5,141 households at the 2021 Census, an estimated 5,479 today, averaging 2.4 people each. 20% are couples with children, fewer than in 87% of areas nationally, against 25% couples without children. 31% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the majority of local living arrangements at 64.5%, with couples without children representing 25.4%, couples with children making up 20.1%, and single parent families accounting for 17.5%. The remaining 35.5% consists of non-family households, including single-occupant homes at 31.0% and share houses representing 4.5%. Typical household occupancy stands at 2.4 people, slightly below the Greater Brisbane figure of 2.6.
Frequently Asked Questions - Households
10.9% of adults in Eagleby hold a university qualification, including 8.1% with a bachelor degree and 1.9% with postgraduate qualifications, lower than 85% of areas nationally. A further 31.6% hold a vocational qualification. 3 schools serve the area, with 1,056 enrolment places and an average ICSEA of 911 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment levels within the locality highlight notable disparities, as the proportion of residents holding university qualifications (10.9%) trails well behind the Greater Brisbane figure of 30.5%. Among higher education credentials, bachelor degrees account for 8.1%, followed by postgraduate qualifications at 1.9% and graduate diplomas at 0.9%. Conversely, vocational and practical trades are strongly represented, with 42.4% of the population aged 15+ holding technical qualifications, including certificates (31.6%) and advanced diplomas (10.8%). Current participation in schooling and academic study is significant, with 30.8% of the community undertaking formal education. Broken down by sector, primary school students represent 12.2%, secondary school enrollments stand at 8.7%, and 2.9% of residents are enrolled in higher education programs.
Frequently Asked Questions - Education
Schools Detail
Getting around Eagleby means driving: households keep an average of 1.0 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
57.1% of residents in Eagleby report no long-term health condition, a less healthy profile than 87% of areas nationally. 10.5% need daily assistance with core activities, and 46.0% hold private health cover. The standardised death rate runs at 5.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health evaluations conducted by AreaSearch, examining chronic illness rates and mortality statistics, indicate noticeable community health hurdles impacting younger and older residents alike. Furthermore, private healthcare coverage is notably constrained, held by approximately 46% of the local population (~6,664 people). This contrasts with coverage rates of 55.8% in Greater Brisbane and 55.7% across Australia. Arthritis and mental health conditions represent the most widespread medical issues in the suburb, affecting 11.4 and 11.0% of the community respectively. Meanwhile, 57.1% of residents reported having no ongoing medical ailments, compared to 69.2% in Greater Brisbane.
Chronic illness rates remain elevated across the working-age cohort. Senior citizens aged 65 and over constitute 22.4% of the population (3,245 people), higher than the 15.0% proportion recorded across Greater Brisbane, with older residents experiencing health outcomes generally consistent with broader national trends.
Frequently Asked Questions - Health
28.7% of Eagleby residents were born overseas and 13.7% speak a language other than English at home. The largest reported ancestries are English (28.6%) and Australian (24.5%). 4.4% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Eagleby displays higher cultural diversity than most surrounding areas, with 28.7% of its community born abroad and 13.7% utilizing a non-English language at home. Christianity forms the dominant religious affiliation, representing 46.9% of the population. Notably, the Other category shows higher concentration at 1.5% compared to 1.3% across Greater Brisbane. Looking at ancestral background based on parents' birthplace, the primary ancestries in Eagleby are English at 28.6%, Australian at 24.5%, and Other at 9.9%. Representation of specific communities is also elevated relative to the region, including Maori residents at 4.0% (compared to 1.1% regionally), New Zealand ancestry at 1.7% (against 1.0%), and Samoan background at 1.3% (versus 0.9%).
Frequently Asked Questions - Diversity
The median resident of Eagleby is 37. 25.5% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age distribution in Eagleby leans heavily toward mature demographics. AreaSearch estimates for August 2026 place seniors and retirees (65+) at 22.4% of the population compared to 15.0% across Greater Brisbane, while residents aged 25 - 44 account for 27.2% against a regional benchmark of 30.6%. As at August 2026, the median age is estimated at 37, matching the 2021 Census figure and sitting 1 year higher than the Greater Brisbane median of 36 from that Census. Children and young people aged 0 - 24 have decreased from 31.8% at the Census to an estimated 30.7%.
Looking toward 2041, retirees and older cohorts are projected to drive the majority of growth, expanding by 1,224 residents (38%) to reach 4,470, whereas young to middle-aged adults and younger age cohorts are anticipated to decline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Eagleby
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 last month all 6 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 353 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (13,594 at the 2021 Census → 14,489 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (311021307). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.