Beenleigh vs Crestmead

Houses cost about the same in both suburbs: the median house price is $860K in Beenleigh and $860K in Crestmead.

For units, Beenleigh sits at a median of $630K against $885K in Crestmead, which makes Beenleigh the more affordable unit market and Crestmead the pricier one.

On cash flow, Beenleigh leads: houses there return a gross rental yield of 3.76%, compared with 3.70% in Crestmead, a gap of 0.06 percentage points.

Over the past year house prices moved +17.8% in Beenleigh and +18.1% in Crestmead, so recent momentum favours Crestmead, although both suburbs recorded growth.

Looking back three years, Beenleigh houses are +57.3% and Crestmead houses +58.6%, so Crestmead has compounded faster than Beenleigh over the longer window.

Rental vacancy is 0.8% in Beenleigh and 1.2% in Crestmead, so landlords in Beenleigh face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.

Crestmead is the bigger suburb, with a population of 12,271 against 8,425, larger than Beenleigh; a larger suburb usually means a deeper pool of buyers and tenants.

In short: Beenleigh for rental income, Crestmead for recent price momentum, Beenleigh for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.