Biggera Waters

Biggera Waters lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Based on AreaSearch's analysis, Biggera Waters's population is around 10,950 as of Feb 2026. This reflects an increase of 977 people (9.8%) since the 2021 Census, which reported a population of 9,973 people. The change is inferred from the estimated resident population of 10,838 from the ABS as of June 2024 and an additional 42 validated new addresses since the Census date. This population level equates to a density ratio of 3,454 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Biggera Waters's 9.8% growth since the 2021 census exceeded the SA3 area (6.5%) and the Rest of Qld, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 76.1% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, Queensland State Government's SA2 area projections, released in 2023 and based on 2021 data, are adopted. It should be noted that these state projections do not provide age category splits; hence, where utilised, AreaSearch applies proportional growth weightings in line with the ABS Greater Capital Region projections (released in 2023, based on 2022 data) for each age cohort. Regarding demographic trends, exceptional growth, placing it in the top 10 percent of regional areas nationally, is predicted over the period, with the area expected to expand by 5,525 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 49.4% in total over the 17 years.

The level of residential development activity in Biggera Waters was found to be higher than 90% of real estate markets across the country

Biggera Waters has recorded around 93 residential properties granted approval each year, totalling 466 homes over the past 5 financial years. So far in FY-26, 31 approvals have been recorded. With an average of 2.4 new residents per year gained for each dwelling built over the past 5 financial years (between FY-21 and FY-25), reflecting robust demand that underpins property values, new homes are being built at an average value of $665,000, revealing that developers are targeting the premium market segment with higher-end properties. There have also been $19.2 million in commercial approvals this financial year, indicating steady commercial investment activity.

Compared to the rest of Qld, Biggera Waters shows 122.0% higher new home approvals (per person), creating greater choice for buyers. New building activity shows 7.0% detached houses and 93.0% townhouses or apartments. This focus on higher-density living creates more affordable entry points and suits downsizers, investors, and first-home buyers. The location has approximately 141 people per dwelling approval, indicating an expanding market.

Population forecasts indicate Biggera Waters will gain 5,413 residents through to 2041 (from the latest AreaSearch quarterly estimate). Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

Biggera Waters has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 12 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Town Premium Outlets Expansion, with the list below detailing those likely to be of most relevance.

Professional plan users can use the search below to filter and access additional projects.

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.

The labour market in Biggera Waters demonstrates typical performance when compared to similar areas across Australia

Biggera Waters has a skilled workforce, with lifestyle and retail sectors notably represented, an unemployment rate of only 3.9%, and 3.3% in estimated employment growth over the past year. As of December 2025, 5,945 residents are in work while the unemployment rate is 0.1% below Regional Qld's rate of 4.0%, and workforce participation is broadly similar to Regional Qld's 65.4%. Based on Census responses, a low 12.9% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Employment among residents is concentrated in health care & social assistance, retail trade, and accommodation & food. The area shows particularly strong specialization in accommodation & food, with an employment share of 1.3 times the regional level. On the other hand, agriculture, forestry & fishing is under-represented, with only 0.2% of Biggera Waters's workforce compared to 4.5% in Regional Qld. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, employment increased by 3.3% while labour force increased by 2.6%, causing the unemployment rate to fall by 0.7 percentage points. In contrast, Regional Qld experienced employment growth of 0.7% and labour force growth of 1.0%, with a 0.3 percentage point rise. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Biggera Waters. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Biggera Waters's employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Biggera Waters SA2 is above the national average, with the median assessed at $51,680 while the average income stands at $71,787. This contrasts with Regional Qld's figures of a median income of $53,146 and an average income of $66,593. Based on Wage Price Index growth of 9.91% since FY-23, current estimates would be approximately $56,801 (median) and $78,901 (average) as of September 2025. According to 2021 Census figures, household, family and personal incomes all rank modestly in Biggera Waters, between the 21st and 31st percentiles. Distribution data shows the $1,500 - 2,999 bracket dominates with 30.0% of residents (3,285 people), mirroring the metropolitan region where 31.7% occupy this bracket. Housing affordability pressures are severe, with only 76.8% of income remaining, ranking at the 14th percentile and the area's SEIFA income ranking places it in the 4th decile.

Biggera Waters features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

Dwelling structure within Biggera Waters, as evaluated at the latest Census, comprised 20.5% houses and 79.6% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional Qld's 76.4% houses and 23.6% other dwellings. Meanwhile, the level of home ownership within Biggera Waters lagged that of Regional Qld, at 26.9%, with the remainder of dwellings either mortgaged (24.8%) or rented (48.3%). The median monthly mortgage repayment in the area was above the Regional Qld average at $1,699, while the median weekly rent figure was recorded at $430, compared to Regional Qld's $1,655 and $345. Nationally, Biggera Waters's mortgage repayments are lower than the Australian average of $1,863, while rents are substantially above the national figure of $375.

Biggera Waters features high concentrations of group households and lone person households, with a lower-than-average median household size

Family households dominate at 59.7% of all households, comprising 17.4% couples with children, 28.1% couples without children, and 12.5% single parent families. Non-family households make up the remaining 40.3%, with lone person households at 33.8% and group households comprising 6.5% of the total. The median household size of 2.1 people is smaller than the Regional Qld average of 2.5.

The educational profile of Biggera Waters exceeds national averages, with above-average qualification levels and academic performance metrics

Educational qualifications in Biggera Waters trail regional benchmarks, with 25.0% of residents aged 15+ holding university degrees compared to 30.4% in Australia. This gap highlights potential for educational development and skills enhancement. Bachelor degrees lead at 16.7%, followed by postgraduate qualifications (6.0%) and graduate diplomas (2.3%). Trade and technical skills feature prominently, with 40.0% of residents aged 15+ holding vocational credentials, including advanced diplomas (14.1%) and certificates (25.9%).

Educational participation is notably high, with 27.0% of residents currently enrolled in formal education. This includes 7.1% in tertiary education, 6.7% in primary education, and 6.0% pursuing secondary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transport analysis reveals 22 active transport stops operating within Biggera Waters, comprising a mix of buses. These stops are serviced by 5 individual routes, collectively providing 1,337 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 218 meters from the nearest transport stop. As a primarily residential area, most residents commute outward, and the car remains the dominant mode at 89%. Vehicle ownership averages 1.0 per dwelling, which is below the regional average. A relatively low 12.9% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 191 trips per day across all routes, equating to approximately 60 weekly trips per individual stop.

Health performance in Biggera Waters is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Biggera Waters faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is fairly high at approximately 55% of the total population (~6,011 people), compared to 52.5% across Regional Qld.

The most common medical conditions in the area are arthritis and mental health issues, impacting 9.2% and 8.7% of residents, respectively, while 66.6% declared themselves as completely clear of medical ailments compared to 67.6% across Regional Qld. Health outcomes among the working-age population are broadly typical. The area has 20.9% of residents aged 65 and over (2,283 people). Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

Biggera Waters was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Biggera Waters was found to be more culturally diverse than the vast majority of local markets, with 21.5% of its population speaking a language other than English at home and 38.7% born overseas. The main religion in Biggera Waters is Christianity, which makes up 47.4% of the population. However, the most apparent overrepresentation is in Islam, which comprises 3.8% of the population, compared to 0.6% across Regional Qld.

In terms of ancestry (country of birth of parents), the top three represented groups in Biggera Waters are English, comprising 28.4% of the population, Australian, comprising 19.4% of the population, which is notably lower than the regional average of 26.5%, and Other, comprising 11.7% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Maori is notably overrepresented at 1.9% of the population (vs 0.8% regionally), New Zealand at 1.3% (vs 0.9%) and Korean at 1.0% (vs 0.2%).

Biggera Waters hosts a notably older demographic compared to the national average

At 43 years, Biggera Waters's median age is somewhat higher than the Regional Qld average of 41 and substantially exceeds the 38-year national average. The 25 - 34 age group shows strong representation at 17.0% compared to Regional Qld, whereas the 5 - 14 cohort is less prevalent at 6.9%. Post-2021 Census data shows the 25 to 34 age group has grown from 15.6% to 17.0% of the population, while the 15 to 24 cohort increased from 11.8% to 13.1%. Conversely, the 45 to 54 cohort has declined from 13.4% to 11.5%. Demographic modeling suggests Biggera Waters's age profile will evolve significantly by 2041. The 25 to 34 cohort shows the strongest projected growth at 66%, adding 1,231 residents to reach 3,090.