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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.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
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Balmoral has an estimated 4,885 residents, up from 4,554 at the 2021 Census — a change of 331 people, or 7.3%. Growth has averaged 1.1% a year over five years. Overseas migration accounts for 58.0% of that increase. That puts 3,540 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 demographic findings from AreaSearch, the resident count in Balmoral stands at approximately 4,885 as of Aug 2026. This represents an addition of 331 people (7.3%) compared to the 2021 Census tally of 4,554 people. Such growth has been calculated by combining the ABS estimated resident population figure of 4,885 as of June 2025 with 22 validated new addresses identified following the Census date. With a density of 3,539 persons per square kilometer, the locality ranks in the upper quartile across Australia in AreaSearch benchmarking. Furthermore, the 7.3% expansion recorded since the census sits within 2.2 percentage points of the nationwide pace (9.5%), underscoring solid demographic expansion.
Overseas migration served as the primary growth catalyst, generating roughly 58.0% of recent population additions. Projections published jointly by the ABS and Geoscience Australia in 2024 using 2022 baseline figures are applied across SA2 locations by AreaSearch. For intervals extending beyond 2032 or areas not captured by these datasets, 2023-released Queensland State Government SA2 projections based on 2021 numbers are incorporated. Because state-level releases omit age breakdowns, AreaSearch allocates proportional cohort weighting derived from 2023 ABS Greater Capital Region data (based on 2022 inputs). Future demographic trends point to growth tracking just under the national SA2 median, with the community anticipated to add 222 persons through to 2041 relative to latest annual ERP benchmarks, representing a total gain of 4.5% across the 16 years.
Frequently Asked Questions - Population
87 new dwellings have been approved in Balmoral over the past five years, an average of 17 a year. That places the area in the 57th percentile for residential development activity nationally, about 3 approvals per 1,000 residents a year. 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 Balmoral have averaged around 17 dwellings, totalling 87 homes authorized across the last 5 financial years (between FY-22 and FY-26). Over this same span of the past 5 financial years (between FY-22 and FY-26), the locality welcomed an average of 3 people per year for every newly built residence, pointing to healthy underlying demand. Meanwhile, average construction values for new residential builds sit at $1,160,000, illustrating an emphasis among builders on the upper-tier residential segment. Non-residential development remains subdued, with commercial building approvals totalling $1.1 million during this financial year.
Per capita residential building approvals in Balmoral track at roughly three-quarters the level observed throughout Greater Brisbane, placing the suburb in the 63rd percentile nationally as building volumes quickened in recent periods. Detached housing accounted for 59.0% of new residential activity compared to 41.0% attached dwellings, where a growing presence of apartments and townhomes provides diverse housing options ranging from family layouts to compact designs. With approximately 367 people per dwelling approval, the local residential sector exhibits established development conditions. Demographic projections from the latest AreaSearch quarterly estimate indicate Balmoral is set to expand by 222 residents through to 2041. Given the current pace of construction, incoming residential stock appears well placed to satisfy demographic demand, fostering balanced market conditions for prospective purchasers and accommodating potential growth beyond baseline projections.
Frequently Asked Questions - Development
Development applications around Balmoral
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 6 current infrastructure and development projects inside Balmoral, worth an estimated $217 million. A further 147 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $67.3 billion. 48 are already under construction and 74 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. 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 infrastructure investment, urban planning, and development initiatives exert a substantial influence on community outcomes. AreaSearch has pinpointed 17 projects anticipated to shape the surrounding district. Notable developments include the Bulimba Barracks Urban Renewal Project, Oxford & Princess - Bulimba Mixed-Use Development, QParks Group - 5 Riding Road Mixed-Use Development, and the Bulimba Memorial Park and Community Centre Upgrade, with further details on prominent works outlined below.
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
Bhode Bulimba - 360 Riding Road Mixed-Use Residences
Cielo Group is delivering Bhode, a three storey mixed-use project comprising 13 luxury apartments with resort-style amenities at the landmark triangular site at Riding Rd and Hawthorne Rd. Demolition commenced to clear the site and compliance actions are progressing with Brisbane City Council.
Skyhold Balmoral
Skyhold is a luxury multi-residential master-planned development situated on a 1.2-hectare former quarry site in Balmoral. Designed by Fender Katsalidis, the approved scheme comprises 181 dwellings configured as 167 premium apartments across low-to-medium rise buildings and 14 integrated townhouses. The project incorporates extensive subtropical landscape architecture, communal resident amenities, and sustainable engineering.
Bulimba State School Infrastructure Upgrade
Infrastructure upgrades delivered at Bulimba State School included a new classroom building, library refurbishment, learning space improvements, technology upgrades and associated site works to support long-term enrolment growth. The school continues to operate under an Enrolment Management Plan due to sustained demand.
Teneriffe Banks
Teneriffe Banks is a $1.5 billion riverfront mixed-use precinct by Kokoda Property on a 17,612 sqm former industrial site in Teneriffe. The precinct is planned to include 212 luxury residences across four architecturally distinct residential buildings, Brisbane's first Kimpton Hotel, extensive retail, hospitality and wellness amenities, boutique laneways, more than 10,000 sqm of landscaped grounds and gardens, and a revitalised riverfront. Versatile Construction has been appointed as builder, with construction scheduled to commence in December 2025 and staged delivery from 2028.
Bulimba Memorial Park and Community Centre Upgrade
Staged upgrade of the heritage-listed Bulimba Memorial Park delivering new playgrounds, improved landscaping, shade, drainage, fencing and recreation facilities while preserving the park's memorial heritage. Stage 1 playground works are progressing, with Stage 2 funded to provide additional family recreation improvements and park enhancements.
Riverside Green - Bulimba Creek Parkland Enhancement
Brisbane City Council is delivering enhancements along the Bulimba Creek corridor focused on upgraded shared pathways, improved stormwater treatment, native vegetation restoration, renewed recreation spaces and improved community access to strengthen the ecological health and recreational value of the creek corridor. Works form part of Council's ongoing suburban parks improvement program with completion targeted during 2026.
LA VUE
A boutique development comprising six exclusive residences. An ARDO Property Group development.
Bhode
Luxury apartment complex in Bulimba with 13 apartments, a rooftop bar, and a cafe. Approved after appeal.
3,102 residents of Balmoral are employed, from a labour force of 3,194. Unemployment sits at 2.9%, with participation at 79.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,728, about 76% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Balmoral features a highly credentialed talent pool characterized by prominent professional services roles, an unemployment rate of merely 2.9%, and annual job growth estimated at 1.7%. As of March 2026, employed residents total 3,102, keeping local unemployment 1.4% lower than the Greater Brisbane benchmark of 4.3%. Meanwhile, local labour force participation stands well above standard at 79.1% against 70.1% across Greater Brisbane. Census records show an elevated 30.9% of workers operating remotely, though historic Covid-19 restrictions should be considered. Local workers are predominantly engaged in professional & technical services, health care & social assistance, alongside education & training.
Professional & technical industries show distinct prominence, employing residents at 1.7 times the wider metropolitan proportion. Conversely, retail trade shows lower engagement, capturing only 7.5% of local employment relative to 9.4% throughout Greater Brisbane. As revealed by comparisons between resident workers and local job counts in Census data, this primarily residential suburb offers comparatively few workplace opportunities within its own borders. AreaSearch evaluation of ABS and SALM figures indicates that in the 12 months to March 2026, local employment grew by 1.7% while the labour force expanded by 2.3%, lifting the jobless rate by 0.6 percentage points. Across Greater Brisbane, by contrast, employment increased by 3.2%, the labour force climbed by 3.4%, and unemployment rose by 0.1 percentage points. Long-range projections released by Jobs and Skills Australia as of Mar-26 provide additional context on future demand across Balmoral. Nationally, employment is projected to rise by 6.6% over five years and 13.7% over ten years, though industry-specific rates vary. Mapping these sector outlooks to the local workforce structure indicates prospective employment gains of 7.1% over five years and 14.3% over ten years (noting this is an illustrative weighted projection that excludes local population shifts).
Frequently Asked Questions - Employment
Median household income in Balmoral is $2,730 a week (about $142,000 a year), with median personal income at $1,300 a week. ATO records put median taxable income at $78,912 a year against an average of $124,953. The average runs 58% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. 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
For financial year 2023, ATO taxation data compiled by AreaSearch reveals a median taxpayer earnings figure of $78,912 and an average of $124,953 in the Balmoral SA2. These statistics position the community well above regional averages, where Greater Brisbane recorded a median of $58,236 and an average of $72,799. Factoring in Wage Price Index movement of 11.36% since financial year 2023 yields estimated values of around $87,876 (median) and $139,148 (average) as of March 2026. In the 2021 Census, Balmoral ranked between the 94th and 94th percentiles across Australia for household, family, and personal income.
The largest cohort comprises 32.5% earning $4000+ weekly (1,587 residents), in contrast to the broader region where the $1,500 - 2,999 bracket is largest at 33.3%. Overall, 46.3% of households generate weekly earnings topping $3,000, underpinning strong consumer capacity. Although housing obligations absorb 15.2% of income, disposable earnings remain in the 94th percentile, placing the area in the 9th decile on the SEIFA income index.
Frequently Asked Questions - Income
Balmoral had 1,722 occupied dwellings at the 2021 Census, 62% detached houses and 23% apartments. 41% are owned with a mortgage, 35% rented and 24% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $2,708 a month, a total housing cost higher than 94% of areas nationally. Rent absorbs 16.5% of household income here and mortgage repayments 22.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing landscape in Balmoral consisted of 62.0% separate houses alongside 38.0% other dwellings (incorporating semi-detached homes, apartments, and 'other' dwellings), whereas Brisbane metro recorded 73.5% houses and 26.5% other dwellings. Outright home ownership stood at 23.6%, lagging the metropolitan level, while mortgaged properties accounted for 41.0% and rental homes comprised 35.4%. Typical monthly mortgage payments reached $2,708, surpassing the Brisbane metro benchmark of $1,863, while median weekly rent was $450 against $380 regionally. On a nationwide scale, Balmoral mortgage commitments outstrip the Australian average of $1,863, with rents also noticeably higher than the national standard of $375.
Frequently Asked Questions - Housing
Balmoral counted 1,722 households at the 2021 Census, an estimated 1,847 today, averaging 2.6 people each. 36% are couples with children, against 25% couples without children. 24% of households are people living alone, and families average 1.3 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute 72.5% of all local households, consisting of couples with children (35.7%), couples without children (25.1%), and single parent arrangements (10.7%). Non-family living situations make up the remaining 27.5%, comprising lone person dwellings at 24.0% and group accommodation at 3.5%. The typical household size of 2.6 people aligns directly with the Greater Brisbane norm.
Frequently Asked Questions - Households
47.9% of adults in Balmoral hold a university qualification, including 30.8% with a bachelor degree and 12.5% with postgraduate qualifications, higher than 94% of areas nationally. A further 14.8% hold a vocational qualification. 3 schools serve the area, with 2,217 enrolment places and an average ICSEA of 1,109 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
Academic credentials across Balmoral exceed broader population benchmarks by a wide margin, with 47.9% of persons aged 15+ possessing higher education degrees against 25.7% throughout QLD and 30.4% across Australia. This educational profile underpins strong participation in knowledge-intensive sectors. Bachelor degrees represent the most common credential at 30.8%, with postgraduate qualifications at 12.5% and graduate diplomas at 4.6%. Vocational education is also widespread, with 25.8% of individuals aged 15+ holding technical qualifications, including advanced diplomas (11.0%) and certificates (14.8%). Participation across educational institutions remains substantial, with 32.1% of the community actively engaged in formal study.
Within this group, 10.7% attend primary school, 8.7% are enrolled in secondary education, and 7.2% undertake tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Getting around Balmoral means driving: households keep an average of 1.4 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
75.3% of residents in Balmoral report no long-term health condition, a healthier profile than 84% of areas nationally. 2.2% need daily assistance with core activities, and 79.9% hold private health cover. The standardised death rate runs at 4.6 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Balmoral exhibits strong health metrics according to AreaSearch evaluations of chronic illnesses and mortality, showing low rates of illness across age cohorts. Private health insurance participation is especially pronounced, covering roughly 80% of the population (3,903 people), which stands well above the 55.8% seen across Greater Brisbane and the national figure of 55.7%. Asthma and mental health issues represent the primary chronic ailments in the district, recorded at 7.5% and 7.9% of the population, respectively, while 75.3% reported having no medical conditions compared to 69.2% across Greater Brisbane. Working-age cohorts display excellent health indicators with minimal chronic illness.
Seniors aged 65 and over comprise 10.8% of residents (529 people), below the 15.0% share across Greater Brisbane, with older residents maintaining favourable health outcomes aligned with broader population standards.
Frequently Asked Questions - Health
Balmoral is largely Australian-born, at 75.5% of residents, with 10.5% speaking a language other than English at home. The largest reported ancestries are English (28.7%) and Australian (22.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Balmoral demonstrates above-average multicultural characteristics, with 24.5% of residents born abroad and 10.5% speaking a language other than English in the home. Christianity represents the leading religious affiliation, comprising 50.7% of the community compared to 47.8% throughout Greater Brisbane. Regarding ancestral heritage, the most prevalent backgrounds identified across Balmoral include English at 28.7%, Australian at 22.7%, and Irish at 11.8%. Notable variances also appear among other cultural communities: New Zealand background accounts for 1.1% locally (against 1.0% regionally), South Australian background represents 0.8% (against 0.6%), and French ancestry stands at 0.7% (against 0.5%).
Frequently Asked Questions - Diversity
The median resident of Balmoral is 37. 27.7% 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 Balmoral corresponds closely with Greater Brisbane, keeping within 5.6 percentage points across each broad demographic bracket. The estimated median age sits at 37, matching the 2021 Census figure and tracking 1 year older than the Greater Brisbane median of 36 recorded at that Census. Since the Census, the most noticeable movement occurred among residents aged 65+, increasing from 9.1% to an estimated 10.8%. Much of this redistribution reflects cohort aging rather than new arrivals, as the 5 to 14 band decreased from 14.5% to an estimated 12.2% while the 15 to 24 cohort expanded from 11.9% to 13.5%.
Looking ahead to 2041, senior brackets are projected to drive growth by adding 230 residents (43%) to reach 759, whereas child, youth, and young-to-middle adult cohorts are anticipated to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Balmoral
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 | Sep 2026 this month all 6 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 Sep 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 — 22 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (4,554 at the 2021 Census → 4,885 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 (305021113). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.