BEENAAM VALLEY
Investor score
42
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
10.2%
rent real · price estimated
Annual growth
1.6%
modelled estimate
Vacancy rate
1.1%
modelled estimate
AI insights for BEENAAM VALLEY
Investment analysis, risks & comparisons
BEENAAM VALLEY 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
$295/wk
QLD RTA Bond Stats · Mar 2026
Demand change
+1.0%
annual shift
Yield × growth index
5.9
combined signal
Net yield (est.)
4.19%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.1%
est. compound, long-run avg
10-yr growth (CAGR)
+5.5%
est. compound, long-run avg
Rental demand
52 / 100
Moderate demand
Supply pipeline
Est.1.0%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
BEENAAM VALLEY is a QLD suburb offering high rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Strong rental yield of 10.2%
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,169/wk
$33k taxable p.a.
Renters
21.4%
75.2% owner-occupier
Median age
46.0 yrs
Unemployment
3.8%
Population growth
+0.5% p.a.
Investor-owned
10.0%
of all dwellings (ATO)
Houses
82%
6% apartments
Degree qualified
9.6%
bachelor's or higher (ABS)
Work from home
13.6%
of employed residents (ABS Census)
Median lot size
2.8 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
3.0%
Some Airbnb activity
Market activity
Distance to CBD
151.8 km
Regional
Days on market
43 days
Normal turnover
Auction clearance
29.3%
Buyer's market
Walkability
1 / 100
Car-dependent
Coastal proximity
36.8 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
132/km²
Low density
Schools in postcode 4570
🏫Primary (20)
St Patrick's Primary School
Catholic · Yrs Prep-6
Dagun State School
Government · Yrs Prep-6
Kandanga State School
Government · Yrs Prep-6
Jones Hill State School
Government · Yrs Prep-6
Amamoor State School
Government · Yrs Prep-6
Widgee State School
Government · Yrs Prep-6
Gympie East State School
Government · Yrs Prep-6
Gunalda State School
Government · Yrs Prep-6
Gympie South State School
Government · Yrs Prep-6
Wolvi State School
Government · Yrs Prep-6
Gympie West State School
Government · Yrs Prep-6
Chatsworth State School
Government · Yrs Prep-6
Gympie Central State School
Government · Yrs Prep-6
Glenwood State School
Government · Yrs Prep-6
One Mile State School
Government · Yrs Prep-6
Monkland State School
Government · Yrs Prep-6
Two Mile State School
Government · Yrs Prep-6
Kia-Ora State School
Government · Yrs Prep-6
Woolooga State School
Government · Yrs Prep-6
Theebine State School
Government · Yrs Prep-6
🎓Secondary (3)
St Patrick's College
Catholic · Yrs 7-12
James Nash State High School
Government · Yrs 7-12
Gympie State High School
Government · Yrs 7-12
📚Combined (4)
Mawarra Independent School
Independent · Yrs Prep-10
Victory College
Independent · Yrs Prep-12
Cooloola Christian College
Independent · Yrs Prep-12
Mary Valley State College
Government · Yrs Prep-10
⭐Special (2)
Gympie Special School
Government · Yrs Prep-12
Gympie Flexible School
Catholic · 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
Safe4.2 offences / 100 persons
Source: QLD Police · 2024-25
School quality
Average28 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
19
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
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
Properties in BEENAAM VALLEY
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