Beaconsfield vs Blacks Beach
Property investment comparison - Beaconsfield, QLD 4740 vs Blacks Beach, QLD 4740
Head-to-head across core investment metrics: Beaconsfield wins 2, Blacks Beach wins 2. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Beaconsfield | Blacks Beach |
|---|---|---|
| Median house price | $730K | $730K |
| Median unit price | - | - |
| Gross rental yield (houses) | 5.19% | 4.88% |
| Gross rental yield (units) | - | - |
| 1-year house growth | +12.3% | +20.0% |
| 3-year house growth | +63.1% | +70.0% |
| Vacancy rate | 0.8% | 2.9% |
| Population | 5,899 | 4,153 |
Beaconsfield vs Blacks Beach: what the numbers say
Houses cost about the same in both suburbs: the median house price is $730K in Beaconsfield and $730K in Blacks Beach.
On cash flow, Beaconsfield leads: houses there return a gross rental yield of 5.19%, compared with 4.88% in Blacks Beach, a gap of 0.31 percentage points.
Over the past year house prices moved +12.3% in Beaconsfield and +20.0% in Blacks Beach, so recent momentum favours Blacks Beach, although both suburbs recorded growth.
Looking back three years, Beaconsfield houses are +63.1% and Blacks Beach houses +70.0%, so Blacks Beach has compounded faster than Beaconsfield over the longer window.
Rental vacancy is 0.8% in Beaconsfield and 2.9% in Blacks Beach, so landlords in Beaconsfield face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Beaconsfield is the bigger suburb, with a population of 5,899 against 4,153, larger than Blacks Beach; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Beaconsfield for rental income, Blacks Beach for recent price momentum, Beaconsfield for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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