Beenleigh

An assessment of population growth drivers in Beenleigh reveals an overall ranking slightly below national averages considering recent, and medium term trends

Beenleigh's population, as of November 2025, is estimated at around 8,947 people. This reflects an increase of 522 people since the 2021 Census, which reported a population of 8,425 people. The change was inferred from AreaSearch's estimate of the resident population as 8,938 following examination of the latest ERP data release by the ABS in June 2024 and an additional 44 validated new addresses since the Census date. This level of population equates to a density ratio of 1,161 persons per square kilometer. Population growth for the Beenleigh statistical area (Lv2) was primarily driven by overseas migration contributing approximately 57.99999999999999% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, Queensland State Government's SA2 area projections released in 2023 based on 2021 data are adopted. Future population dynamics anticipate an above median growth for the Beenleigh (SA2), with a projected increase of 1,629 persons to 2041, reflecting an 18.1% total increase over the 17 years.

AreaSearch analysis of residential development drivers sees Beenleigh recording a relatively average level of approval activity when compared to local markets analysed countrywide

Beenleigh has seen approximately 27 new homes approved each year based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, totalling an estimated 135 homes have been approved. As of FY-26107 approvals have been recorded. On average, 2.8 people per year have moved to Beenleigh per new home constructed between FY-21 and FY-25, indicating solid demand for property values.

New homes are being built at an average expected construction cost value of $405,000, which is moderately above regional levels, suggesting emphasis on quality construction. This financial year has seen $54.6 million in commercial development approvals recorded, indicating robust local business investment. Compared to Greater Brisbane, Beenleigh shows substantially reduced construction, with 70.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings. The level is also lower than nationally, reflecting market maturity and possible development constraints. New development consists of 32.0% standalone homes and 68.0% attached dwellings, showing a trend towards denser development to provide accessible entry options appealing to downsizers, investors, and entry-level buyers. This represents a considerable change from the current housing mix, which is currently 62.0% houses, reflecting reduced availability of development sites and addressing shifting lifestyle demands and affordability requirements.

Beenleigh has approximately 355 people per dwelling approval, indicating an established area. Population forecasts suggest that Beenleigh will gain 1,620 residents by 2041, based on the latest AreaSearch quarterly estimate. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Beenleigh has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

The performance of a region is significantly influenced by modifications to its local infrastructure, major projects, and planning initiatives. AreaSearch has identified 23 such projects that could potentially impact this area. Notable projects include Osprey Waters Retirement Village, Beenleigh Marketplace Enhancement, Holmview Shopping Centre Expansion, and Beenleigh Community Hub. The following list details those expected to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch assessment indicates Beenleigh faces employment challenges relative to the majority of Australian markets

Beenleigh has a balanced workforce with representation across white and blue collar jobs. The construction sector is notably prominent.

As of September 2025, the unemployment rate was 7.3%, with an estimated employment growth of 4.5% over the past year. There are 4,254 residents in work, but the unemployment rate is 3.3% higher than Greater Brisbane's rate of 4.0%. Workforce participation is lower at 52.1%, compared to Greater Brisbane's 64.5%. Key industries include construction, health care & social assistance, and manufacturing.

Construction employment is particularly high, at 1.6 times the regional level. However, professional & technical jobs are under-represented, at 4.4% of Beenleigh's workforce compared to 8.9% in Greater Brisbane. Employment opportunities locally may be limited, as indicated by the Census working population versus resident population count. Over a 12-month period ending September 2025, employment increased by 4.5%, while labour force grew by 1.9%, reducing the unemployment rate by 2.3 percentage points. In contrast, Greater Brisbane saw employment growth of 3.8% and labour force growth of 3.3%, with a 0.5 percentage point drop in unemployment. State-level data as of 25-Nov-25 shows Queensland's employment contracted by 0.01%, with an unemployment rate of 4.2%. National employment forecasts from May-25 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Beenleigh's employment mix suggests local employment should increase by 5.9% over five years and 12.6% over ten years, though this is a simple extrapolation for illustrative purposes.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

According to AreaSearch's aggregation of ATO data released for financial year ended 30 June 2023, Beenleigh had a median income among taxpayers of $45,372 and an average income of $50,725. These figures are lower than the national averages of $58,236 and $72,799 for Greater Brisbane respectively. Using Wage Price Index growth of 9.91% since financial year ended 30 June 2023, estimated median income in Beenleigh as of September 2025 would be approximately $49,868, and average income would be around $55,752. Census 2021 data shows incomes in Beenleigh fall between the 10th and 18th percentiles nationally for households, families, and individuals. Income analysis reveals that the largest segment comprises 28.4% of residents earning between $1,500 and $2,999 weekly. Housing affordability pressures are severe in Beenleigh, with only 78.2% of income remaining after housing costs, ranking at the 7th percentile nationally.

Beenleigh displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Beenleigh's dwelling structure, as per the latest Census, consisted of 62.5% houses and 37.5% other dwellings (semi-detached, apartments, 'other' dwellings). Brisbane metro had a higher proportion of houses at 78.9%, with only 21.1% being other dwellings. Home ownership in Beenleigh was recorded at 18.0%, with mortgaged dwellings at 27.5% and rented ones at 54.6%. The median monthly mortgage repayment in the area was $1,387, lower than Brisbane metro's average of $1,560. Median weekly rent in Beenleigh was $300, compared to Brisbane metro's $340. Nationally, Beenleigh's mortgage repayments were significantly lower at $1,387 compared to the Australian average of $1,863. Similarly, rents in Beenleigh were substantially below the national figure of $375 at $300.

Beenleigh features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 58.9% of all households, consisting of 19.4% couples with children, 20.6% couples without children, and 17.3% single parent families. Non-family households comprise the remaining 41.1%, with lone person households at 36.7% and group households making up 4.3% of the total. The median household size is 2.3 people, which is smaller than the Greater Brisbane average of 2.6.

Educational outcomes in Beenleigh fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 11.7%, significantly lower than Greater Brisbane's average of 30.5%. This indicates a need for targeted educational initiatives. Bachelor degrees are the most common at 8.3%, followed by postgraduate qualifications (2.1%) and graduate diplomas (1.3%). Vocational credentials are prevalent, with 43.9% of residents aged 15+ holding them, including advanced diplomas (10.2%) and certificates (33.7%).

Educational participation is high, with 30.4% of residents currently enrolled in formal education, comprising primary education (10.7%), secondary education (8.9%), and tertiary education (3.4%).

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

The analysis of public transport in Beenleigh shows that there are currently 50 active transport stops operating. These include a mix of train stations and bus stops. In total, these stops are serviced by 51 individual routes.

Together, they provide a combined weekly passenger trip count of 3,776 trips. The accessibility of transport in Beenleigh is rated as good, with residents typically located an average distance of 239 meters from the nearest transport stop. On average, there are 539 trips per day across all routes, which equates to approximately 75 weekly trips per individual stop.

Health performance in Beenleigh is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Beenleigh faces significant health challenges, as seen in various conditions affecting both younger and older age groups. The rate of private health cover stands at approximately 47% (~4,232 people), lower than Greater Brisbane's 50.2% and the national average of 55.7%. Mental health issues and asthma are the most prevalent medical conditions, impacting 12.5 and 10.2% of residents respectively, while 58.8% report no medical ailments, compared to 63.1% in Greater Brisbane.

The area has a higher proportion of seniors aged 65 and over at 17.1% (1,529 people), compared to Greater Brisbane's 16.1%. Health outcomes among seniors present challenges broadly aligned with the general population's health profile.

The level of cultural diversity witnessed in Beenleigh was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Beenleigh's cultural diversity was above average, with 11.1% speaking a language other than English at home and 25.1% born overseas. Christianity was the main religion, comprising 45.6%. The 'Other' religious category was slightly overrepresented at 1.3%, compared to Greater Brisbane's 1.4%.

In terms of ancestry, the top three groups were English (29.8%), Australian (25.7%), and Other (8.0%). Some ethnic groups showed notable differences: Maori (2.9% vs regional 3.0%), New Zealand (1.5% vs 1.7%), and Samoan (1.1% vs 1.1%) were present in similar proportions to the region.

Beenleigh's population aligns closely with national norms in age terms

Beenleigh's median age is 38 years, slightly higher than Greater Brisbane's 36 but equal to Australia's median age of 38. The 55-64 age group makes up 12.8% of Beenleigh's population compared to Greater Brisbane, while the 35-44 cohort comprises 12.1%. Between 2021 and now, the 75-84 age group has increased from 4.5% to 6.0% of the population. Conversely, the 15-24 age group has decreased from 13.5% to 12.5%. By 2041, demographic projections show significant shifts in Beenleigh's age structure. The 75-84 age group is expected to grow by 67%, adding 359 people and reaching a total of 896 from the current figure of 536. This growth reflects an aging population trend, with those aged 65 and above accounting for 54% of the projected population increase. Meanwhile, the 0-4 and 25-34 age groups are expected to experience population declines.