BEACHMERE
Investor score
54
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
4.1%
rent real · price estimated
Annual growth
6.6%
modelled estimate
Vacancy rate
1.6%
modelled estimate
AI insights for BEACHMERE
Investment analysis, risks & comparisons
BEACHMERE shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
Median rent
$632/wk
QLD RTA Bond Stats · Mar 2026
Demand change
+4.7%
annual shift
Yield × growth index
5.3
combined signal
Net yield (est.)
2.86%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+8.2%
est. compound, long-run avg
10-yr growth (CAGR)
+7.3%
est. compound, long-run avg
Rental demand
53 / 100
Moderate demand
Supply pipeline
Est.3.0%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
BEACHMERE is a metropolitan QLD suburb with strong capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro QLD suburb with strong infrastructure and transport
- Rental yield 4.1% with stable tenant demand
- Consistent annual growth of 6.6%
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,318/wk
$69k taxable p.a.
Renters
36.9%
59.6% owner-occupier
Median age
38.0 yrs
Unemployment
4.0%
Population growth
+1.6% p.a.
Investor-owned
7.0%
of all dwellings (ATO)
Houses
67%
26% apartments
Degree qualified
40.8%
bachelor's or higher (ABS)
Work from home
15.7%
of employed residents (ABS Census)
Median lot size
440 m²
Compact block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
3.0%
Some Airbnb activity
Market activity
Distance to CBD
44.9 km
Regional
Days on market
40 days
Normal turnover
Auction clearance
55.4%
Balanced market
Walkability
22 / 100
Some errands walkable
Coastal proximity
45.0 km
Inland
NBN technology
FTTNStandard — fibre to node
Population density
2,766/km²
Dense urban
Schools in postcode 4510
🏫Primary (10)
Caboolture Montessori School
Independent · Yrs Prep-6
St Paul's Lutheran Primary School
Independent · Yrs Prep-6
St Michael's College
Independent · Yrs Prep-6
St Peter's Catholic Primary School
Catholic · Yrs Prep-6
Beachmere State School
Government · Yrs Prep-6
Bellmere State School
Government · Yrs Prep-6
Pumicestone State School
Government · Yrs Prep-6
Caboolture East State School
Government · Yrs Prep-6
Tullawong State School
Government · Yrs Prep-6
Caboolture State School
Government · Yrs Prep-6
🎓Secondary (4)
St Columban's College
Catholic · Yrs 7-12
Alta-1 College
Independent · Yrs 7-12
Caboolture State High School
Government · Yrs 7-12
Tullawong State High School
Government · Yrs 7-12
📚Combined (2)
Australian Christian College - Moreton
Independent · Yrs Prep-12
Birali Steiner School
Independent · Yrs Prep-10
⭐Special (3)
Caboolture Special School
Government · Yrs Prep-6
Lee Street State Special School
Government · Yrs 7-12
Horizons College of Learning and Enrichment
Independent · Yrs 7-12
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
High crime15.3 offences / 100 persons
Source: QLD Police · 2024-25
School quality
Average19 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
42
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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