QLD4211· Pop. 62,508Scenic Rim

LOWER BEECHMONT

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

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

2.9%

rent real · price estimated

Annual growth

6.2%

modelled estimate

Vacancy rate

1.2%

modelled estimate

AI insights for LOWER BEECHMONT

Investment analysis, risks & comparisons

PREMIUM

LOWER BEECHMONT 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.

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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$430/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+4.2%

annual shift

Yield × growth index

4.6

combined signal

Net yield (est.)

2.07%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+11.8%

est. compound, long-run avg

10-yr growth (CAGR)

+8.7%

est. compound, long-run avg

Rental demand

69 / 100

Strong demand

Supply pipeline

Est.

4.2%

new dwellings approved / stock · Modelled estimate

High supply risk

5-year price history

No price history available.

Market overview

LOWER BEECHMONT is a metropolitan QLD suburb with strong capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro QLD suburb with strong infrastructure and transport
Rental yield 2.9% with stable tenant demand
Consistent annual growth of 6.2%
Very low vacancy rate — high rental demand

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,727/wk

$85k taxable p.a.

Renters

26.6%

69.9% owner-occupier

Median age

39.0 yrs

Unemployment

3.4%

Population growth

+4.2% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

59%

28% apartments

Degree qualified

26.5%

bachelor's or higher (ABS)

Work from home

16.2%

of employed residents (ABS Census)

Median lot size

450 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

7.4%

Some Airbnb activity

Market activity

Distance to CBD

66.4 km

Regional

Days on market

23 days

Fast-moving market

Auction clearance

57.2%

Balanced market

Walkability

1 / 100

Car-dependent

Coastal proximity

18.6 km

Coastal fringe

NBN technology

FTTN

Standard — fibre to node

Population density

1,019/km²

Suburban

Schools in postcode 4211

🏫9 Primary🎓2 Secondary📚2 Combined⭐1 Special

ACARA 2025

🏫Primary (9)

Jubilee Primary School

Catholic · Yrs Prep-6

ICSEA 1058

Beechmont State School

Government · Yrs Prep-6

ICSEA 1042

St Brigid's Catholic Primary School

Catholic · Yrs Prep-6

ICSEA 1036

Park Lake State School

Government · Yrs Prep-6

ICSEA 1032

Gilston State School

Government · Yrs Prep-6

ICSEA 1026

Pacific Pines State School

Government · Yrs Prep-6

ICSEA 1016

Nerang State School

Government · Yrs Prep-6

ICSEA 979

William Duncan State School

Government · Yrs Prep-6

ICSEA 975

Numinbah Valley State School

Government · Yrs Prep-6

ICSEA 972

🎓Secondary (2)

Pacific Pines State High School

Government · Yrs 7-12

ICSEA 1009

Nerang State High School

Government · Yrs 7-12

ICSEA 970

📚Combined (2)

Emmanuel College

Independent · Yrs Prep-12

ICSEA 1139

Silkwood School

Independent · Yrs Prep-12

ICSEA 1073

⭐Special (1)

Josiah College

Independent · Yrs U

ICSEA 1084

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 crime

59/ 100

12.2 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Average

1029ICSEA · national avg 1000

14 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

95/ 100

🚆 5 train🚌 50 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

low

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in LOWER BEECHMONT

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