--- title: Is Beenleigh a Good Suburb? 2026 Prices, Crime & Flood Data date: 2026-05-27 canonical: https://propertyxray.com.au/qld/blog/is-beenleigh-a-good-suburb-logan section: Suburb deep dive --- # Is Beenleigh a Good Suburb? 2026 Prices, Crime & Flood Data Published 2026-05-27 · [propertyxray.com.au](https://propertyxray.com.au/qld/blog/is-beenleigh-a-good-suburb-logan) > Beenleigh sits beside the Albert River, 33 km south-east of Brisbane CBD, just inside Logan City Council before the Gold Coast boundary. House medians moved from $545K in 2023 to $735K in 2025, a +35 percent climb. Crime is high and rising, schools are below average and one in four properties sits in a council flood overlay. The express-train station and the M1 corridor are the structural reasons buyers keep coming. Here is the full picture. Beenleigh has two reputations that pull buyers in opposite directions. The "affordable last-stop south of Brisbane" reputation, and the "is Beenleigh safe" reputation. Both pull real search traffic and both are answering different questions. Most of the available answers online are either thin investor-blog content or anecdotes about Beenleigh's rum-and-railway past. Here is what the data actually says. ## Beenleigh at a glance (postcode 4207) - Location: Logan City Council beside the Albert River, 33 km south-east of the Brisbane CBD, with an express-train station on the Beenleigh and Gold Coast lines. - Prices: house median $735,000 in 2025, up 35 percent in two years; townhouses around $517,000. - The trade-offs: townhouse yields near 5.6 percent, below-average school catchments, rising crime, and roughly one in four properties in a council flood overlay. A short history first, because it shapes the suburb today. Beenleigh was founded in 1865 as a sugar cane plantation. The Beenleigh Rum Distillery, built in 1864, is Australia's oldest continuously operating distillery and still trades inside the suburb. Beenleigh was its own local government division from 1879, became Albert Shire in 1949, was absorbed into Gold Coast City in 1995, then transferred to Logan City in 2008. Four LGA changes in 130 years is unusual and partly explains the suburb's split identity: it is neither fully southern Brisbane nor fully Gold Coast hinterland. ## Prices: +35 percent in two years, no longer the cheap option | Year | Property type | Sold | Median | P25 to P75 | | --- | --- | --- | --- | --- | | 2023 | House | 109 | $545,000 | $496K to $595K | | 2024 | House | 123 | $674,000 | $605K to $735K | | 2025 | House | 136 | $735,000 | $697K to $825K | | 2026 to May | House | 28 | $862,000 | $777K to $945K | | 2023 | Townhouse | 28 | $312,000 | $270K to $385K | | 2024 | Townhouse | 39 | $417,000 | $365K to $489K | | 2025 | Townhouse | 44 | $517,000 | $458K to $583K | | 2026 to May | Townhouse | 9 | $660,000 | $630K to $730K | *Verified sales inside Beenleigh (postcode 4207, Logan City Council), 2023 to May 2026. We stop the window at 2023 on purpose, because anything older drags in COVID-era price distortion.* [Download CSV](https://propertyxray.com.au/qld/data/beenleigh-medians-2023-2026.csv) (released under CC BY 4.0). The 2023-to-2025 line is the story. House median moved from $545K to $735K in two full calendar years, +35 percent, or roughly a 16 percent compound annual growth rate. The 2026 partial median at $862K continues the climb. Beenleigh sits between [Boondall](https://propertyxray.com.au/qld/blog/is-boondall-a-good-suburb-brisbane) (middle-ring Brisbane, +31 percent same window) and [Goodna](https://propertyxray.com.au/qld/blog/is-goodna-a-good-suburb-ipswich) (western corridor, +44 percent) on price growth. The structural driver of the move is the M1 corridor squeeze. Mid-Logan suburbs that cleared $1M in 2025 — Springwood ($1.07M median), Daisy Hill ($1.10M), Shailer Park ($1.20M) — stopped working for sub-$900K buyers, and the next major rail-served, master-planned-CBD stop down the line is Beenleigh. The sub-$700K detached-house market here effectively closed in 2024. Townhouses moved harder. 28 sold in 2023 at $312K, 44 sold in 2025 at $517K. That is +66 percent in two years. The "cheap townhouse" opportunity that defined Beenleigh in 2023 is largely closed. The 2026 partial townhouse median is $660K. > Townhouses are still meaningfully cheaper than the equivalent Brisbane product. Beenleigh remains one of the few south-corridor suburbs where a 3-bedroom townhouse still lands under $700K. That window is closing fast. ## The Town Centre Master Plan Logan City Council has Beenleigh listed as a place-based priority suburb in its 2023-to-2028 Implementation Plan. The Beenleigh Town Centre Master Plan is the guiding document. Delivered streetscape, lighting and laneway upgrades through 2024-2025, with the Beenleigh Town Square positioned as a catalyst project. The Beenleigh Aquatic Centre opened in 2026. A parking-sensor and wayfinding rollout is in progress. For a buyer this matters because the CBD-precinct uplift is being underwritten by local government spend, not just market forces. The Beenleigh of 2028 will look more modern than the Beenleigh of 2023, and the streets closest to the town square will capture most of that uplift. ## The express-train advantage most buyers underestimate Beenleigh station is a junction stop on the Beenleigh and Gold Coast lines. During weekday peak periods, several express services run through Beenleigh and skip the intermediate stations between Beenleigh and Park Road / Roma Street, getting commuters into central Brisbane materially faster than equivalent middle-ring stations. Beenleigh also sits on a direct line south toward the Gold Coast, so buyers working in either direction have a real public-transport option, not just an M1 commute. For a buyer comparing affordability plus commute, this is the structural thing south-corridor agents will not always lead with. The price-per-commute-minute on a Beenleigh address is genuinely competitive with much pricier inner-south suburbs. Whether that matters depends on whether the household actually uses rail. ## Schools: this is the hard part - Beenleigh State High School (government, ICSEA 928, 2,358 students). Well below the national average of 1000. - Beenleigh State School (government primary, ICSEA 931). Below average. - Trinity College (Catholic secondary, ICSEA 1018, 954 students). The closest above-average secondary option inside the suburb. - St Joseph's Tobruk Memorial School (Catholic primary, ICSEA 1018, 518 students). State high catchments overlapping the suburb include Beenleigh SHS (ICSEA 928) and Windaroo Valley SHS (ICSEA 972). For families relying on the public system, this is the central trade-off Beenleigh asks buyers to make. The southern parts of the suburb fall into Windaroo Valley which is meaningfully stronger. > The Windaroo Valley catch: Windaroo Valley SHS has been operating under a Queensland Department of Education Enrolment Management Plan. The school is near capacity, so out-of-catchment enrolments are capped and in-catchment enrolment requires proof of strict boundary residency. Buying for the Windaroo Valley catchment means verifying the address is unambiguously inside the boundary BEFORE bidding, not after. Banking on a Beenleigh school catchment? Check whether the exact address sits unambiguously inside the boundary before you bid, free: ## Crime: the safety question, with numbers "Is Beenleigh safe" is one of the most-searched questions about the suburb. It deserves a real answer. Here is the breakdown for the last 12 months: | Offence type | 12-month count | | --- | --- | | Other theft (excl. unlawful entry) | 1,111 | | Drug offences | 443 | | Good order offences | 227 | | Other property damage | 193 | | Unlawful entry (burglary) | 181 | | Assault | 160 | | Traffic and related offences | 120 | | Unlawful use of motor vehicle | 105 | | Weapons Act offences | 95 | | Fraud | 44 | | Other offences against the person | 37 | | Handling stolen goods | 32 | *Recorded QPS offences, meshblock-mapped to the suburb boundary (ABS SAL), 12 months to March 2026.* Two things stand out. The 1,111 "Other theft" count is heavily weighted toward shoplifting and vehicle break-ins around the Beenleigh CBD shopping precinct, which sits inside the suburb boundary. This is not residential theft, but it does affect the recorded-offence picture. The residential metric is unlawful entry: 181 over 12 months. That is higher than [Boondall](https://propertyxray.com.au/qld/blog/is-boondall-a-good-suburb-brisbane) (35) and [Goodna](https://propertyxray.com.au/qld/blog/is-goodna-a-good-suburb-ipswich) (66). The 160 recorded assaults is the genuinely elevated figure and concentrates around late-night precincts. Trend is the worrying part. Recorded offences across Beenleigh meshblocks moved from 2,381 in the 12 months to March 2025 to 2,856 in the 12 months to March 2026 (about +20 percent). The 2026 partial pace (866 offences from January to early April) tracks the higher, rising run-rate. ## Flood: 1 in 4 properties sit in a council overlay Beenleigh has a real flood story. Across the 254 Beenleigh properties currently in PXR's database, 67 (26.4 percent) sit inside the Logan City Council planning scheme flood overlay. The overlay percentage tracks the same on the broader suburb footprint, but we report it against the sample we have spatially indexed. The Albert River runs along the southern and eastern edge of the suburb and meets the Logan River further north-east, near Eagleby and Carbrook. Beenleigh itself is not at the river confluence, but the Albert backs up during major events, and overland flash flooding regularly crosses the low-lying eastern bowls of the suburb. The 2017 (ex-Debbie) and 2022 events both brought low-lying streets into the conversation. The state's [FloodCheck flood maps](https://floodcheck.information.qld.gov.au/) record those historical flood extents street by street. > A quarter of Beenleigh properties carry a flood overlay. This is not random across the suburb. Streets east of the rail line and close to the Albert River carry almost all of the overlay exposure. Streets on the western/elevated side are largely unaffected. Check a specific address against the Logan overlay with our [flood risk tool](https://propertyxray.com.au/qld/flood-check). ## Rental yield: 4.0 percent on a 3BR house Postcode 4207 RTA bond medians (Dec 2025 quarter): - 3-bedroom house: $570 per week - 4-bedroom house: $650 per week - 3-bedroom townhouse: $555 per week - 2-bedroom flat: $450 per week $570 per week on a $735K (2025) house median is a 4.03 percent gross yield. Townhouses are the standout: $555 per week on a $517K (2025) median is a 5.58 percent gross yield, which is one of the strongest standard-stock townhouse yields anywhere in south-corridor Brisbane right now. The 2026 partial townhouse median ($660K) compresses that yield to 4.37 percent, but the income story is real and current. ## The honest answer - For yield-focused investors: yes, with caveats. The townhouse yield is genuinely competitive and the population is growing. - For owner-occupiers prioritising schools: only if Trinity College fits the budget, or if you can verify the address sits unambiguously inside the Windaroo Valley SHS catchment AND that you can satisfy the strict residency proof required under its Enrolment Management Plan. Beenleigh SHS is not a recommendation. - For owner-occupiers worried about crime: the answer is "buy carefully and not next to the station". Beenleigh-the-suburb is not uniform. The southern streets near Windaroo are very different from the CBD precinct. - For anyone buying east of the rail line: flood diligence at the property level is non-negotiable. Beenleigh in 2026 is a transitional suburb. Affordability against inner-Brisbane is real. Reputational baggage is real. Both have moved this year and the right answer for any individual buyer comes down to which side of the rail line they end up on. ## Methodology - Sales: PXR database, postcode 4207. Logan City Council coverage window from 2025. - Schools and ICSEA: ACARA, May 2026. - Catchments: Queensland Department of Education 2024 release. - Crime: recorded QPS offences, meshblock-mapped to the suburb boundary (ABS SAL), 12 months to March 2026. Trend windows are complete 12-month windows: prior = 12 months to March 2025, recent = 12 months to March 2026. - Flood: Logan City Council Planning Scheme overlay layer. - Rentals: QLD RTA bond statistics, postcode 4207, Dec 2025 quarter. Comparing the affordable rail corridors? Our deep dives on [Goodna](https://propertyxray.com.au/qld/blog/is-goodna-a-good-suburb-ipswich) and [Ripley](https://propertyxray.com.au/qld/blog/is-ripley-a-good-suburb-ipswich) run the same price, crime and flood numbers. For the wider Brisbane picture, see which [streets carry the worst flood risk](https://propertyxray.com.au/qld/blog/brisbane-worst-flood-risk-streets-2026) and the [suburbs where recorded crime is falling](https://propertyxray.com.au/qld/blog/brisbane-suburbs-crime-falling-2026), or browse [all our Queensland suburb research](https://propertyxray.com.au/qld/suburbs). Want the same check on a specific address in Beenleigh, or any other address in Queensland? Try it below.