Updated 2024 by Andrew Mackintosh
As a building inspector, Beenleigh is one of those places you’ll never know what you’ll find. From a historic beauty to a post-war cottage to a modern unit, Beenleigh has a long history of architectural design. Unfortunately, also a long history of property neglect. Beenleigh was born of the sugar boom (and the rum that followed) so it boasts a few magnificent, unique properties. It is, however, predominantly an outer suburb of a satellite city. That means cheap. When I perform pre-purchase building inspections in Beenleigh, I am ever mindful of potential problems caused by neglectful landlords and tenants, cheap renovations for the purpose of higher sale prices and of course, issues with the original property construction. When doing your walk through, look for signs that the seller has done DIY renovations, or perhaps used cheap, unlicensed contractors.
Flood risk at Beenleigh properties
Beenleigh also sits on the Albert River and is subject to fairly severe flooding. If you’re visiting Beenleigh open homes this weekend, look for evidence of flooding or flood damage repairs. Make sure your conveyancer is aware that you may be buying in a flood zone and even better, call some insurance companies for quotes on flood insurance on the specific address. If they’re outrageously high, you’ll know that there have been big claims previously.
The right property offers low entry and excellent potential
As someone who has performed over 20,000 building inspections Beenleigh is one area that still offers up gems. I’ve seen it all in 30 years of inspections in Greater Brisbane, it’s hard to surprise me these days. Beenleigh has much to offer if you find the right property. There have been times where a building inspection in Beenleigh has uncovered a major bargain for the buyer – nothing but a premium property, at a bargain price. Beenleigh has undergone extensive gentrification and there a tons of relatively new properties with very few risk factors. You can still get big blocks. You can find charming cottages or modern apartments. Beenleigh has potential. Properties previously managed by the Queensland Housing Commission will also be relatively well maintained and any repairs completed promptly. There are bargains to be had in Beenleigh, but the risks are complex, so estimate the rewards carefully.
What buyers look for in Beenleigh
While it feels a bit ridiculous to say this, a median house price $627,750 is a BARGAIN in the current market. How things have changed since I first penned this post, when you could grab a three-bedroom home in Beenleigh for under $300K. But, here we are. Beenleigh’s median price growth for 2024 is 17.3% on houses and a whopping 25% on units – with a 5.7% rental yield. So while there is still some resistance to Beenleigh as a suburb, it is proving a lucrative investment. Like Logan Central, and other suburbs in the Logan area, Beenleigh is undergoing a change in demographics and landlords are taking note.
With convenient access to the Brisbane CBD, Tambourine Mountains, Ipswich and the Gold Coast, Beenleigh attracts plenty of businesses so the employment opportunities and easy transport are both big bonuses – especially for those moving to South East Queensland. While housing availability is tight everywhere in South East Queensland, Beenleigh still offers properties for sale and rent.
Make sure your bargain is really a bargain. Get a professional building inspection done on your new Beenleigh home.
The pros of Beenleigh for first home buyers and investors
For first-time buyers, Beenleigh is a step to home ownership but it’s also a great suburb to consider if you are a property investor. With nearly 50% of homes occupied by tenants, it’s a rental market unto itself. There’s a good rental yield and there’s no shortage of tenants.
People choose to live in Beenleigh for a number of reasons; affordability is a major factor. Housing prices are moderate compared to neighbouring suburbs such as Holmview, Yatala and Edens Landing. The convenience of three major shopping centres, good schools – both private and public – a library, sporting clubs and theatre complexes nearby is also appealing. Its proximity to Springwood and it’s big box shopping precinct is always a big draw card too!
The Beenleigh Historical Village consisting of 20 heritage-listed buildings and historic material preserves the early life of the area and is an attraction for visitors and locals alike. In 2004, the Beenleigh Rum Distillery was added to the Queensland Heritage Register and is Australia’s oldest registered distillery. Learn about building and renovation restrictions here.
The Beenleigh line is one of Queensland Rail’s major rail links and commuting by train from Beenleigh to the CBD takes approximately 1hr. The convenience of rail makes living in Beenleigh viable for professionals willing to travel daily.
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Types of homes in found in Beenleigh
Like most areas in SEQ that were established earlier, yet are rapidly growing today, there’s a mixture of housing styles in Beenleigh.
Described as a suburb “where town meets city” you’ll find an eclectic mix of housing styles including low set brick and tile homes, traditional Queenslanders, workers’ cottages and double story brick and chamferboard. Multiple residency dwellings are also found in Beenleigh and duplexes and townhouses of various vintages sell well.
Each of these styles of housing comes with its own unique challenges; Queenslanders should always be checked for white ants, for example, while brick and tile homes can face problems with water damage or subsidence. A thorough inspection by a qualified building inspector is the only way to ensure your potential Beenleigh investment is stable, undamaged and pest-free.
It’s not just the rum! Beenleigh is also famous as a First Home Buyer destination!
Buying your first home is a big financial decision. Beenleigh is a popular option for first home buyers so you should see a lot of competition at open homes. Don’t walk in there feeling out of your depth. We’ve put together the First Home Buyer’s Guide to Property Problems. When you do that walk though, go in knowing what to look for.
GET THE FREE GUIDE NOW.
When you need to organise a building and pest inspection in Beenleigh
As housing in Beenleigh is in high demand, you’ll want to protect your contract of purchase with a home inspection clause. Regardless of the property age, if you are buying in Beenleigh, securing the services of a professional building inspector with local knowledge will help you mitigate your risks and choose wisely.
Get in touch for thorough building inspections in Beenleigh. Contact us BEFORE you buy!
