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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Ashmore has an estimated 12,810 residents, up from 12,415 at the 2021 Census — a change of 395 people, or 3.2%. 365 new addresses have been validated here since Census night. That puts 1,876 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research by AreaSearch, the resident count of Ashmore stands at approximately 12,810 as of Aug 2026. This represents an addition of 395 people (3.2%) compared to the 12,415 people counted during the 2021 Census. Such growth is calculated utilizing the ABS estimated resident population count of 12,809 as of June 2025 alongside 365 validated new addresses added following the Census. This population yields a density of 1,875 persons per square kilometer, a figure that surpasses the typical ratio across nationally assessed areas by AreaSearch. Inward overseas migration served as the primary contributor to local expansion, effectively accounting for all population growth in recent times.
Projections published by ABS/Geoscience Australia in 2024 (using 2022 as a base year) are utilized by AreaSearch across SA2 locations. Whenever an SA2 is omitted from this series or for timelines following post-2032, Queensland State Government SA2 projections released in 2023 based on 2021 numbers are incorporated. Because these state forecasts lack breakdowns by age bracket, AreaSearch allocates cohort distributions via proportional weightings from the ABS Greater Capital Region projections released in 2023 (utilizing 2022 figures). Looking ahead, population growth is expected to exceed the median for Australian non-metropolitan areas, expanding by 1,693 persons by 2041 relative to current annual ERP figures, which translates to a 13.2% rise across the 16 years.
Frequently Asked Questions - Population
96 new dwellings have been approved in Ashmore over the past five years, an average of 19 a year. That is 1.5 approvals per 1,000 residents. Of the 20 dwellings approved in the latest reporting year, 60% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Annual residential building approvals in Ashmore average roughly 19 dwellings, totaling 96 homes sanctioned across the latest 5 financial years (between FY-22 and FY-26). Over these same 5 financial years (between FY-22 and FY-26), approximately 1.7 people arrived in the locality per completed home, reflecting an equilibrium between housing creation and demand that underpins market stability, with new properties carrying an average expected construction cost of $582,000. Furthermore, commercial permits have reached $20.5 million during the ongoing financial year, pointing to a moderate pace of commercial construction. Residential building output in Ashmore is substantially subdued when evaluated against Rest of Qld, sitting 74.0% below regional average per person.
Although construction volume has quickened in recent periods, this limited supply of newly built stock generally bolsters buyer interest and valuations across established real estate. This level also trails national benchmarks, highlighting the established character of the suburb and pointing to possible planning constraints. Upcoming housing comprises 60.0% detached dwellings alongside 40.0% townhouses or apartments, delivering a broader selection of medium-density stock that spans diverse price segments, ranging from traditional family houses to more accessible medium-density options. With approximately 515 people per dwelling approval, the local property landscape demonstrates characteristics of an established, mature market. Long-term demographic estimates indicate that Ashmore will gain 1,692 residents by 2041 relative to the most recent AreaSearch quarterly estimate. Should dwelling construction persist at its present pace, residential additions could lag demographic expansion, which may intensify purchaser competition and drive property valuations higher.
Frequently Asked Questions - Development
Development applications around Ashmore
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 4 current infrastructure and development projects inside Ashmore, worth an estimated $108 million. A further 140 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $44 billion. 57 are already under construction and 81 are due for completion within three years. The pipeline spans residential development, communities and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local economic and community outcomes are strongly influenced by public works, development pipelines, and strategic planning. AreaSearch has pinpointed 33 projects with potential local relevance. Prominent works include De Hart (Hart Street Residences), The Hills Ashmore, Victoria & Albert Broadbeach, and Pacific Motorway (M1) Upgrades, which headline the following list of priority initiatives.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
De Hart (Hart Street Residences)
De Hart is a boutique residential community in Ashmore featuring 34 architecturally designed townhouses, comprising 20 two-storey and 14 three-storey units. The development spans an amalgamated 7,237 sqm site and offers four-bedroom layouts with contemporary coastal aesthetics, ranging from 183 to 275 sqm. The project is characterized by distinctive geometric facades and expansive arched windows, positioned near Gold Coast University Hospital and Southport CBD.
The Hills Ashmore
The Hills is a mixed-use redevelopment comprising three midrise buildings-one 10-storey and two 7-storey towers-delivering 210 apartments and 1,420 sqm of retail and commercial space. Designed by Plus Architecture, the project features central resort-style amenities including a pool, lounge, and landscaped communal recreation areas spanning 825 sqm. The development replaces the previously approved $55 million Ashmore Markets retail project due to economic viability concerns and aims to address the region's housing shortage.
Kokomo Gold Coast
Luxury riverfront residential development comprising 66 apartments across two six-level buildings with 75 metres of Nerang River frontage. Features include an infinity pool, resident jetty, landscaped recreation areas and premium finishes. Construction is in its final stages with apartments now being marketed as ready for occupation during 2026.
Coomera Connector Stage 1 South
Stage 1 South is the 4 km southern package of the Coomera Connector (M9), delivering a four-lane motorway from Smith Street Motorway to Nerang-Broadbeach Road. Works include a grade-separated interchange at Southport-Nerang Road, a new intersection at Nerang-Broadbeach Road, an approximately 300 m bridge over the Nerang River, and shared walking and cycling infrastructure. Main construction commenced in June 2025 and remains underway.
Ashmore - Cotlew and Freda streets intersection upgrade
Upgrade of the intersection at Cotlew and Freda streets near Trinity Lutheran College to improve safety and encourage active travel. Works include installation of traffic signals, signalised pedestrian crossings, footpath widening, a new left-hand turn lane, slip lane realignment, and a new 2-metre wide active transport path.
Pacific Motorway (M1) Upgrades
A multi-stage program to upgrade the M1 corridor between Brisbane and the Gold Coast. Major milestones reached include the completion of the Eight Mile Plains to Daisy Hill (Stage 2) upgrade in mid-2025 and the Varsity Lakes to Tugun (VL2T) widening in November 2025. Current focus has shifted to the Daisy Hill to Logan Motorway (Stage 3) upgrade, which is undergoing detailed planning and business case finalization to widen the motorway and improve public transport integration.
Southport - Nerang Street Revitalisation
A City of Gold Coast Council placemaking and streetscape upgrade project for Nerang Street, the main street of the Southport CBD. The project aims to revitalise the historic commercial strip through improved pedestrian amenity, public realm enhancements, street furniture, lighting, and landscaping to create a more activated and liveable city centre.
Gold Coast Regional Botanic Gardens Biodiversity Centre
A proposed biodiversity centre within the Gold Coast Regional Botanic Gardens at Benowa, championed by the City of Gold Coast and the Friends of the GCRBG. The centre will take visitors on a mountains to mangroves journey through interactive botanical displays, exhibition spaces, conference and teaching areas, a cafe, merchandise shop, administration facilities, plaza spaces, additional car parking, pathways, and lighting. The project is part of a broader Strategic Direction for the Gardens that also includes lake rehabilitation and heritage dwelling restoration.No development application or construction commencement has been confirmed as of mid-2025; the project remains in planning and advocacy stages.
7,038 residents of Ashmore are employed, from a labour force of 7,256. Unemployment sits at 3.0%, with participation at 67.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labour market features a proficient workforce with strong participation across key service sectors, characterized by a low unemployment rate of 3.0% and an estimated 3.5% rise in workforce numbers across the previous twelve months. As of March 2026, employed residents total 7,038, maintaining an unemployment rate that sits 0.9% lower than the 3.9% recorded in Regional Qld, while the labour participation rate of 67.6% compares to 64.2% across Regional Qld. Census data indicates that 14.5% of working locals operated from home, though this figure reflects circumstances during Covid-19 restrictions.
The top sectors generating employment for local workers are health care & social assistance, construction, and retail trade. Professional & technical services is an area of distinct specialization locally, capturing 1.5 times the regional level in employment concentration. Conversely, agriculture, forestry & fishing accounts for only 0.5% of the local workforce relative to 4.5% across Regional Qld. Although employment options exist locally, the ratio of Census workers to resident population points to a substantial share of workers commuting outside the boundary for jobs. Analysis conducted by AreaSearch using data from SALM and ABS indicates that from the year ending March 2026, employment rose by 3.5% and the labour force grew by 3.3%, which led to a decline in unemployment of 0.2 percentage points. In contrast, the Regional Qld area saw employment grow by 0.1%, the labour force increase by 0.3%, and unemployment rise by 0.1 percentage points. Forecasts from Jobs and Skills Australia regarding national employment, published in Mar-26, provide additional context for anticipated future demand in Ashmore. These projections span five and ten-year periods and have been overlaid with local employment profiles to estimate growth trajectories. National employment is projected to grow by 6.6% over five years and by 13.7% over ten years, though growth varies considerably across industry sectors. When these sector-specific forecasts are applied to Ashmore's employment composition, local employment is expected to rise by 6.8% over five years and by 13.9% over ten years. This calculation uses a simple weighting extrapolation for illustrative purposes only and does not incorporate localised population projections.
Frequently Asked Questions - Employment
Median household income in Ashmore is $1,581 a week (about $82,000 a year), with median personal income at $740 a week. ATO records put median taxable income at $51,482 a year against an average of $64,520. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Based on ATO figures at the postcode tier published by AreaSearch for financial year 2023, tax-filing individuals in the Ashmore SA2 reported a median income of $51,482 and an average income of $64,520. These figures sit below the nationwide benchmark and compare against a median of $53,146 and average of $66,593 in Regional Qld. Factoring in an 11.36% increase in the Wage Price Index since financial year 2023, adjusted values are estimated at roughly $57,330 for the median and $71,849 for the average as of March 2026. Figures from the 2021 Census place local personal, family, and household earnings modestly between the 37th and 40th percentiles.
A cohort of 4,009 people (31.3% of the community) falls within the $1,500 - 2,999 weekly earnings bracket, matching the wider regional proportion of 31.7%. Mortgage and rent burdens leave residents with 80.9% of income remaining, placing affordability at the 37th percentile, while the SEIFA income score positions the suburb within the 5th decile.
Frequently Asked Questions - Income
Ashmore had 4,494 occupied dwellings at the 2021 Census, 69% detached houses and 10% apartments. 42% are owned with a mortgage, 25% rented and 33% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $1,950 a month. Rent absorbs 28.5% of household income here and mortgage repayments 28.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the local housing landscape in Ashmore was divided between separate houses at 68.6% and other dwellings (comprising apartments, semi-detached houses, and other residences) at 31.4%, differing from the Regional Qld breakdown of 76.4% separate houses and 23.6% other dwellings. Outright home ownership reached 33.0%, matching Regional Qld, with remaining properties either being purchased under a mortgage (41.6%) or occupied by tenants (25.4%). The median monthly mortgage repayment reached $1,950, notably higher than the Regional Qld figure of $1,655 and the national benchmark of $1,863.
Median weekly rent stood at $450, significantly surpassing the $345 recorded across Regional Qld and the Australian average of $375.
Frequently Asked Questions - Housing
Ashmore counted 4,494 households at the 2021 Census, averaging 2.5 people each. 31% are couples with children, against 26% couples without children. 26% of households are people living alone, and families average 1.5 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the clear majority of local living arrangements, making up 69.5% of households; this includes 30.6% couples with children, 25.6% couples without children, and 12.2% single parent families. Non-family residences represent the remaining 30.5%, comprising single-person dwellings (26.1%) and group living arrangements (4.3%). The median household size stands at 2.5 people, equaling the figure recorded across Regional Qld.
Frequently Asked Questions - Households
26.0% of adults in Ashmore hold a university qualification, including 18.1% with a bachelor degree and 5.6% with postgraduate qualifications. A further 24.9% hold a vocational qualification. 3 schools serve the area, with 1,501 enrolment places and an average ICSEA of 1,048 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment in the district is elevated relative to broader regional metrics, with 26.0% of residents aged 15+ possessing university credentials compared to 20.6% across Rest of Qld. Bachelor degrees represent the most prevalent tertiary credential at 18.1%, followed by postgraduate qualifications at 5.6% and graduate diplomas at 2.3%. Technical and trade qualifications are also widespread, with 38.9% of residents aged 15+ holding vocational certificates (24.9%) or advanced diplomas (14.0%). A substantial proportion of the population is actively engaged in study, with 32.1% of residents enrolled in an educational course.
Broken down by level, 10.0% attend primary school, 9.2% are in secondary school, and 6.1% are enrolled in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Getting around Ashmore means driving: households keep an average of 1.5 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
69.2% of residents in Ashmore report no long-term health condition. 5.4% need daily assistance with core activities, and 51.2% hold private health cover. The standardised death rate runs at 6.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
General health conditions across Ashmore align closely with nationwide averages when evaluating illness rates and death statistics, though common health conditions occur at slightly higher rates among younger and older demographics alike. In addition, approximately 51% of the total population (~6,558 people) maintains private health insurance cover. The two most prevalent health diagnoses identified among residents are arthritis (8.8%) and mental health issues (7.4%), while 69.2% of locals reported having no chronic medical conditions, higher than the 67.6% recorded across Regional Qld. Health indicators for individuals under 65 sit above general averages.
Furthermore, the area contains 2,668 people aged 65 and over (representing 20.8% of the community), exhibiting health standing that tracks broad national trends.
Frequently Asked Questions - Health
31.8% of Ashmore residents were born overseas and 15.1% speak a language other than English at home. The largest reported ancestries are English (30.1%) and Australian (21.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural background indicators show higher diversity in Ashmore than in most local areas, with 31.8% of residents born abroad and 15.1% speaking a non-English language in their households. Christianity is the predominant faith, practiced by 49.0% of the population. Notably, Judaism represents 0.3% of the community, an elevated proportion compared to the 0.1% observed across Regional Qld. Evaluating parental origin, the leading reported ancestries among residents are English (30.1%), Australian (21.8%), and Other (9.2%). Specific ancestral backgrounds display notable concentrations above regional figures, including New Zealand heritage at 1.7% (compared to 0.9% across the region), Maori heritage at 1.6% (compared to 0.8%), and Hungarian heritage at 0.4% (compared to 0.2%).
Frequently Asked Questions - Diversity
The median resident of Ashmore is 42. That is 1 year younger than at the 2021 Census. 24.1% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age distribution in Ashmore closely mirrors Regional Qld across all four primary age brackets, with the largest divergence standing at 1.2 percentage points. The median age is calculated at 42 as at August 2026, slightly lower than the 43 recorded during the 2021 Census and exceeding the Regional Qld Census level of 41 by 1 year. The proportion of senior and retired residents (65+) has shifted from 22.5% at the Census to an estimated 20.8%. Looking toward 2041, the largest cohort expansion will occur among people aged 25 - 44, which is expected to increase by 783 residents (24%) to 4,114.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Ashmore
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Apr 2026 5 months ago all 4 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Apr 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 365 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (12,415 at the 2021 Census → 12,810 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (309091263). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.