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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
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 62.0% 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 AreaSearch's evaluation of broader regional ABS population updates alongside validated new addresses logged following the Census, the suburb of Eagleby has an estimated resident count of around 14,489 as of Aug 2026. This marks an expansion of 895 people (6.6%) relative to the 2021 Census, when 13,594 people were recorded. Such growth is drawn from an estimated resident population of 14,488 determined by AreaSearch after reviewing the ABS June 2025 ERP data release, combined with 353 validated new addresses confirmed post-Census. At this population scale, the density stands at 1,048 persons per square kilometer, aligning closely with typical benchmarks recorded across locations evaluated by AreaSearch.
With an increase of 6.6% from the Census, the suburb of Eagleby trails the national average (9.5%) by 2.9 percentage points, highlighting sound growth momentum. The primary catalyst for demographic expansion in recent times has been overseas migration, which generated approximately 62.0% of total population additions. Projections generated by ABS/Geoscience Australia for individual SA2 regions—published in 2024 using 2022 as their starting baseline—are utilised by AreaSearch. Whenever SA2 territories fall outside that series, or when examining periods beyond 2032, Queensland State Government SA2 projections released in 2023 (utilising 2021 figures) are applied instead. Because those state datasets omit breakdowns by age group, AreaSearch allocates cohort-specific proportional growth weightings aligned with the ABS Greater Capital Region projections (published in 2023 based on 2022 figures). Looking at forward demographic patterns, the suburb of Eagleby is projected to experience a demographic uplift sitting marginally under the national statistical area median, expanding by 1,190 persons to 2041 under consolidated SA2 figures to represent an overall rise of 8.2% across the 16 years.
Frequently Asked Questions - Population
251 new dwellings have been approved in Eagleby over the past five years, an average of 50 a year. That places the area in the 64th percentile for residential development activity nationally, about 3 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. Approvals are currently running at an annualised 61, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
ABS residential building approvals compiled across statistical boundaries and analysed by AreaSearch show that Eagleby has averaged approximately 50 dwelling approvals per year, accumulating an estimated 251 homes throughout the preceding 5 financial years. During FY-25 to date, 61 approvals have been documented. Between FY-21 and FY-25, an average of 1.6 people relocated to the locality annually per newly constructed residence, indicating well-matched supply and demand alongside sound market stability. Concurrently, newly approved dwellings have an average construction cost of $333,000—a figure lower than typical regional levels that translates into accessible pricing for buyers.
In addition, $2.5 million in commercial approvals have been registered during this financial year, underscoring that development activity remains overwhelmingly residential. In comparison to Greater Brisbane, building activity across Eagleby is substantially subdued, sitting 53.0% below regional average per person. Although a constrained pipeline of new stock typically reinforces underlying demand and pricing across established dwellings, building activity has picked up recently. Detached houses account for 88.0% of new residential development, while attached formats represent 12.0%, reinforcing the locality's suburban character and its focus on family-oriented housing for space-seeking purchasers. With roughly 183 people per dwelling approval, the area exhibits indicators typical of an expanding market. Over the horizon to 2041, residential growth across Eagleby is projected to add 1,189 residents based on the latest quarterly calculations from AreaSearch. If building activity continues at its current pace, incoming residential supply will comfortably accommodate demographic growth, fostering favourable buying conditions while potentially enabling expansion beyond baseline demographic expectations.
Frequently Asked Questions - Development
Development applications around Eagleby
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 3 current infrastructure and development projects inside Eagleby, worth an estimated $216 million. A further 49 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $19 billion. 17 are already under construction and 24 are due for completion within three years. The pipeline spans residential development, retail and communities, precincts & urban renewal. 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
Local infrastructure investments, major developments, and strategic planning initiatives represent key drivers of community outcomes. A total of 22 impactful projects have been identified across the area by AreaSearch, with notable examples including the Cowper Avenue Catchment Master Drainage Project, Halcyon Edgebrook, Beenleigh Community Hub, and Beenleigh Marketplace Enhancement, alongside the detailed list of relevant schemes provided below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
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.
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.
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.
Vantage Eagleby Pines
An over 50s land lease community offering resort-style amenities including pool, spa, gym, clubhouse, cinema, bowling green, tennis court, croquet lawn, library, workshop and pet-friendly spaces. Homes are owner-occupied with no stamp duty, council rates, exit or deferred management fees.
5,714 residents of Eagleby are employed, from a labour force of 6,222. Unemployment sits at 8.2%, with participation at 52.8%. 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 12,265, 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
Eagleby features an employment base split across white-collar and blue-collar roles, with pronounced concentrations in manufacturing and industrial trades, alongside an unemployment rate of 8.2% as assessed through AreaSearch statistical area aggregations. By March 2026, employed residents numbered 5,714, whereas the local jobless rate exceeded Greater Brisbane's 4.3% by 3.8%, pointing to untapped labour capacity; labour force participation is also comparatively subdued at 52.8% versus 70.1% for Greater Brisbane. In addition, Census records show that just 7.1% of workers carried out their duties from home, though pandemic-related lockdown measures at the time should be kept in mind.
Resident employment is heavily concentrated across construction, manufacturing, and health care & social assistance. Specialisation is especially marked in manufacturing, where the concentration of workers is 1.9 times the regional level. In contrast, professional & technical roles are underrepresented, engaging 2.9% of the local workforce compared to the broader regional benchmark of 8.9%. Comparisons between resident numbers and Census workplace counts further suggest that local employment generation remains limited within the immediate boundary. According to AreaSearch synthesis of ABS and SALM statistical data, the year to March 2026 saw the local labour pool contract by 2.5% alongside a 3.1% reduction in total employment, pushing the unemployment rate up by 0.6 percentage points. Over the same timeframe, Greater Brisbane achieved employment growth of 3.2% and an expansion in its labour force of 3.4%, accompanied by a 0.1 percentage points rise in unemployment. Looking forward, national employment projections released by Jobs and Skills Australia in Mar-26 provide an indicator of future labour demand within Eagleby when mapped against its local industry profile. Nationwide employment is projected to rise 6.6% over five years and 13.7% over ten years, with distinct variations across different sectors. Applying these sectoral trajectories to Eagleby's specific industry composition points to potential local employment gains of 5.9% over five years and 12.6% over ten years (noting this represents an illustrative weighted extrapolation without integrating local population projections).
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 $41,414 a year against an average of $46,300. 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 postcode-level records compiled by AreaSearch for financial year 2023 indicate a median taxpayer income of $41,414 alongside an average of $46,300 in the suburb of Eagleby. These earnings trail nationwide standards and sit below Greater Brisbane, where median and average figures stand at $58,236 and $72,799 respectively. Accounting for an 11.36% rise in the Wage Price Index since financial year 2023, updated estimates reach roughly $46,119 (median) and $51,560 (average) as of March 2026. Across national percentiles, Census metrics place Eagleby's personal, family, and household earnings between the 6th and 10th percentiles.
In terms of distribution, 33.2% of local earners (4,810 individuals) fall within the $800 - 1,499 weekly bracket, diverging from the broader region where the $1,500 - 2,999 bracket is most prevalent at 33.3%. Severe housing cost pressures leave residents with 79.6% of income remaining after accommodation expenses, positioning 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 most recent Census, the housing composition in Eagleby was made up of 75.6% standalone houses and 24.4% alternative dwellings such as semi-detached residences, flats, and other configurations, compared with 73.5% separate houses and 26.5% other properties across Brisbane metro. Fully owned properties accounted for 29.5% of homes—a rate notably higher than the metropolitan benchmark—while the balance consisted of rented dwellings (47.1%) and mortgaged properties (23.4%). The median monthly mortgage payment of $1,300 came in well below the Brisbane metro figure of $1,863, and the median weekly rent of $320 sat below the metropolitan level of $380.
Compared against wider Australia, local mortgage costs remain substantially lower than the national benchmark of $1,863, and median rents are considerably lower than the $375 recorded nationally.
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 households at 64.5%, divided between couples without children at 25.4%, couples with children at 20.1%, and single parent households at 17.5%. Non-family living arrangements account for the remaining 35.5%, made up of lone person households at 31.0% and group arrangements representing 4.5%. Across the locality, average household occupancy stands at 2.4 people, tracking slightly below the Greater Brisbane benchmark 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 84% 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
Attainment figures reflect educational hurdles locally, with higher education qualifications held by 10.9% of residents compared to the Greater Brisbane standard of 30.5%, highlighting clear opportunities for targeted learning programmes. Within higher education, Bachelor degrees represent 8.1%, followed by postgraduate qualifications (1.9%) and graduate diplomas (0.9%). In contrast, vocational and trade qualifications are widely held, with 42.4% of people aged 15+ possessing technical credentials, including certificates (31.6%) and advanced diplomas (10.8%). Engagement across education streams is substantial, with 30.8% of the local population actively participating in formal study. This cohort comprises 12.2% attending primary school, 8.7% enrolled in secondary education, and 2.9% undertaking tertiary courses.
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 95% of areas nationally. 10.5% need daily assistance with core activities, and 45.6% hold private health cover. The standardised death rate runs at 7.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Evaluation of chronic illnesses and mortality figures by AreaSearch reveals notable health hurdles across Eagleby, with multiple conditions impacting both younger demographics and older cohorts. Meanwhile, private health insurance coverage is markedly low, encompassing approximately 46% of the population (~6,599 people), contrasting with 55.8% across Greater Brisbane and a national average of 55.7%. The two most prevalent health issues reported in the locality are arthritis (11.4%) and mental health conditions (11.0%), whereas 57.1% of residents reported having no long-term medical conditions, compared to 69.2% in Greater Brisbane. Chronic health concerns are also prominent across the working-age demographic.
Older residents aged 65 and over make up 22.8% of the population (3,303 people), exceeding the 15.0% proportion seen across Greater Brisbane, with senior health indicators reflecting distinct challenges while generally aligning with broader national rankings.
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
Cultural background indicators show Eagleby exhibits greater diversity than most local markets, with 28.7% of residents born abroad and 13.7% speaking a language other than English in their households. Christianity is the predominant faith, accounting for 46.9% of the population. The most pronounced relative difference occurs in the Other religious category, which represents 1.5% locally versus 1.3% across Greater Brisbane. Looking at ancestral lineage (based on parents' countries of birth), the three largest groups in Eagleby are English at 28.6%, Australian at 24.5%, and Other at 9.9%. Significant variation is also evident among several specific communities: Maori background is notably elevated at 4.0% compared to 1.1% across the region, New Zealand ancestry represents 1.7% (against 1.0%), and Samoan heritage accounts for 1.3% (against 0.9%).
Frequently Asked Questions - Diversity
The median resident of Eagleby is 37. 25.6% 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 towards mature demographics. As of August 2026, AreaSearch estimates show that senior and retirement-age residents (65+) account for 22.8% of the community versus 15.0% in Greater Brisbane, while younger to mid-age adults (25 - 44) comprise 27.3% compared to the regional figure of 30.6%. The median age is estimated at 37 as at August 2026, which matches the 2021 Census and sits 1 year higher than the Greater Brisbane median of 36 recorded at that Census. Since the Census, the share of older cohorts has expanded from 21.6% to an estimated 22.8%.
By 2041, growth will be concentrated among seniors and retirees, who are forecast to expand by 1,178 residents (36%) to 4,481, while cohorts of children, young adults, and young to middle-aged residents are projected to contract.
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 Aug 2026.
Everything is aggregated to the Suburb (SAL) 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 · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 last month all 3 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 (SAL30915). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.