Biggera Waters

SA2

Rest of Qld / Gold Coast - North

 
 
 
 
 
 
 
Data Sources ABSValuer GeneralRental BoardACARA Newest Aug 2026 · Refreshed ABS QuickStats 309031236 How we calculate this
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Statistical Area (SA2) Boundary Analysis

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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Sales ActivityProperty Sales Trends in Biggera Waters

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DemographicsPopulation Growth in Biggera Waters

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Biggera Waters has an estimated 11,062 residents, up from 9,973 at the 2021 Census — a change of 1,089 people, or 10.9%. Growth has averaged 2.1% a year over five years. Overseas migration accounts for 100.0% of that increase. That puts 3,490 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

Based on AreaSearch's evaluation, the population of Biggera Waters is approximately 11,062 as of May 2026. This marks a rise of 1,089 people (10.9%) relative to the 2021 Census, which counted a population of 9,973 people. The adjustment is calculated using the ABS estimated resident population of 11,016 from June 2025 and 48 validated new addresses registered since the Census date. This population level represents a density ratio of 3,489 persons per square kilometer, placing the suburb in the top quartile of assessed national locations. The 10.9% growth rate of Biggera Waters since the 2021 census was higher than the SA3 area (7.0%) and the Rest of Qld, indicating it is a regional growth leader.

Population gains in this locality were chiefly driven by overseas migration, which served as almost the sole driver of population expansion in recent times. AreaSearch utilizes ABS/Geoscience Australia projections for each SA2 area, which were published in 2024 using 2022 as the base year. For SA2 areas without this data, and for any years after 2032, Queensland State Government projections published in 2023 with a 2021 base year are substituted. It is worth noting that these state projections lack age category breakdowns; consequently, when they are used, AreaSearch applies proportional growth weighting to each age cohort based on the 2023 ABS Greater Capital Region projections (using 2022 base data). Looking ahead, projections suggest exceptional growth that ranks in the top 10 percent of regional areas across the nation, with the local population projected to increase by 5,221 persons by 2041 based on the most recent annual ERP statistics, indicating an overall expansion of 46.8% over the 16 years.

Frequently Asked Questions - Population

What is the latest population estimate for the Biggera Waters SA2?
Total population for the Biggera Waters SA2 was estimated to be approximately 11,062 as at May 26. This is based upon an estimated resident population of 11,016 from the ABS up to June 2025.
How has the population in the Biggera Waters SA2 changed since 2021?
The biggera waters sa2 has added approximately 1,089 people and shown a 10.92% increase from the 9,973 people recorded at the 2021 Census period.
What is the population density in the Biggera Waters SA2?
The population density in the Biggera Waters SA2 is estimated at 3,489 persons per square kilometer based on the latest population estimate.
How much has the population grown over the past 10 years in the Biggera Waters SA2?
Over the past 10 years, the population in the Biggera Waters SA2 has shown a compound annual growth rate of 2.7% per annum.
What are the main drivers of population growth in the Biggera Waters SA2?
Population growth in the Biggera Waters SA2 is driven by: Overseas migration (100.0%), Natural increase (0.0%), Interstate migration (0.0%). The primary driver is Overseas migration, contributing 100.0% of overall population gains.

Residential SupplyHousing Development & Building Approvals in Biggera Waters

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466 new dwellings have been approved in Biggera Waters over the past five years, an average of 93 a year. That places the area in the 91st percentile for residential development activity nationally, about 8 approvals per 1,000 residents a year. Of the 90 dwellings approved in the latest reporting year, 7% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 33, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.

Detail

Biggera Waters has averaged approximately 93 residential building approvals annually, equating to a total of 466 homes over the last 5 financial years. In the current FY-26 period, 31 approvals have been registered. Over the last 5 financial years (between FY-21 and FY-25), the area gained an average of 2.3 new residents for every built home, reflecting strong demand that supports local property values. Newly constructed dwellings carry an average value of $665,000, which demonstrates that developers are prioritizing the premium sector with upmarket projects. Additionally, commercial approvals have reached $19.2 million this financial year, showing ongoing commercial investment.

Biggera Waters displays 120.0% higher new home approvals (per person) than the Rest of Qld, providing buyers with more options. New construction consists of 7.0% detached houses and 93.0% townhouses or apartments. Focusing on high-density properties offers more affordable options and appeals to downsizers, investors, and first-time buyers. The area has approximately 143 people per dwelling approval, which indicates a growing market. Demographic projections indicate that Biggera Waters will add 5,175 residents by 2041 (starting from the most recent AreaSearch quarterly estimate). If local building volumes do not increase, housing supply may fall behind population growth, which could increase buyer competition and support price appreciation.

Frequently Asked Questions - Development

How many dwelling approvals have occurred in the Biggera Waters SA2 recently?
Dwelling approval activity in the the Biggera Waters SA2 area has seen 429 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Biggera Waters SA2's current population of 11,062 has been supported by 93 approvals on average over recent years.
How does the Biggera Waters SA2's development activity compare to the broader region?
The Biggera Waters SA2 has seen 0.87 approvals per 100 people in recent years, compared to 0.61 approvals in the broader region. This means that one dwelling has been approved for every 143 people in the Biggera Waters SA2, compared to one for every 183 in the broader region.
Is the Biggera Waters SA2 keeping up with housing demand?
With the population expected to increase by 5,175 people by 2041, around 2,588 new dwellings will be necessary. Recent approval levels appear broadly sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling.
What has been the trend in development approvals over the past five years in the Biggera Waters SA2?
Looking at development activity over the past five years, the Biggera Waters SA2's approval levels have been significantly above the yearly average of 93, indicating strong recent growth in development activity.
How many dwellings will be needed to accommodate future population growth in the Biggera Waters SA2?
The population in the Biggera Waters SA2 is expected to grow by 5,175 people by 2041, necessitating approximately 2,588 new dwellings. This calculation is based on the current census average of 2.0 persons per dwelling in the area.
How does recent development compare to population growth in the Biggera Waters SA2?
Over the past five years, the population in the Biggera Waters SA2 has grown by approximately 6,024 people, while 466 residential approvals were recorded. This equates to a ratio of 12.9 people added for each new dwelling approval. This high ratio suggests strong population growth relative to housing supply, potentially indicating unmet housing demand.
Are there opportunities for residential developers in the Biggera Waters SA2?
With dwelling approval activity running at an average of 93 approvals per year and a population of 11,062, the market appears to be reasonably balanced between supply and demand, presenting moderate opportunities for well-positioned developments. With the population expected to increase by 5,175 people by 2041, around 2,588 new dwellings will be necessary. Current approval trends may be insufficient to meet forecast demand, indicating strong development opportunities.
Approvals Pipeline Development applications near Biggera Waters

Development applications around Biggera Waters

Development approvals is a new addition to AreaSearch. We’re actively expanding council coverage and refining the dataset — details and statuses for some councils may be partial. Check back regularly for the latest pipeline.
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.

Project PipelineInfrastructure & Major Projects in Biggera Waters

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AreaSearch tracks 9 current infrastructure and development projects inside Biggera Waters, worth an estimated $4.94 billion. A further 136 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $38 billion. 51 are already under construction and 70 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

Changes to local infrastructure, major developments, and urban planning decisions can influence the performance of a suburb. AreaSearch has identified a total of 13 projects that could affect the area. Notable projects include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and the Harbour Cove Mixed-Use Development, with the list below highlighting the most relevant ones.

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

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Frequently Asked Questions - Infrastructure

What are some of the major infrastructure and planning changes likely to influence the Biggera Waters SA2?
Key infrastructure and planning changes likely to influence the Biggera Waters SA2 include: Harbour Shores (Construction); Marine Parade, Biggera Waters (Proposed); Kokomo Gold Coast (Construction); Harbour Cove Mixed-Use Development (Construction); and Harbour Town Premium Outlets Expansion (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
What types of infrastructure projects are impacting the Biggera Waters SA2?
Infrastructure development impacting the Biggera Waters SA2 spans multiple sectors including Residential Development, Environmental & Disaster Management, and Transport & Logistics, among others.
What is the scale of infrastructure investment impacting the Biggera Waters SA2?
Infrastructure investment analysis indicates substantial capital deployment exceeding $3.5 billion in projects that will impact the extended area, with a notable concentration of investment within the immediate the Biggera Waters SA2 vicinity.
How does the Biggera Waters SA2's infrastructure development compare to other areas?
With an infrastructure score in the top 30%, the Biggera Waters SA2 demonstrates above-average development activity compared to national benchmarks.
Harbour Cove Mixed-Use Development
Category: Communities, Precincts & Urban Renewal
Stage: Construction | Est. Comp: 2028
Source / Links: Link 1   Link 2  

An innovative mixed-use waterfront precinct in Biggera Waters, currently progressing as a key component of the $1.5 billion Harbour Shores masterplan. The project features 511 apartments across six medium-rise towers with resort-style amenities, including rooftop pools and sky gardens. The precinct is designed to include a boutique harbour-side retail and restaurant area, a 1.2km waterfront boardwalk, and direct Broadwater access via a planned marina.

Communities, Precincts & Urban Renewal

Twenty Hollywell Townhouses
Category: Residential Development
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   Link 2  

A boutique residential development featuring 5 three-storey townhouses offering modern luxury living with premium finishes including timber flooring, stone benches, custom cabinetry, and top-of-the-line appliances. Each townhouse includes intimate patio and garden spaces in a prestigious waterfront location with stunning Broadwater views.

Residential Development

Harbour Shores
Category: Residential Development
Stage: Construction | Est. Comp: 2034
Source / Links: Link 1   Link 2  

Harbour Shores is a 16 hectare waterfront masterplanned community by Lewis Land at Biggera Waters on the Gold Coast. The precinct is under construction and will deliver more than 2000 dwellings across apartments, waterfront residences and villas, with resort-style amenities, a waterfront boardwalk, private marina berths, parkland, public open space, select retail and 6 Star Green Star community certification. Stage one is under construction with first residents expected in 2026, while the broader masterplan is being delivered over about a decade.

Residential Development

Harbour Shores Biggera Waters
Category: Communities, Precincts & Urban Renewal
Stage: Construction | Est. Comp: 2034
Source / Links: Link 1   Link 2  

A $1.5 billion masterplanned waterfront community spanning 15.7 hectares along the Gold Coast Broadwater. The project features approximately 2,000 dwellings across 30 buildings, including luxury waterfront villas and mid-rise apartments. Stage 1, comprising the Waterline apartments and a 1.2km public boardwalk, is nearing completion with first residents expected in May 2026. The precinct is a certified 6-Star Green Star community incorporating 200,000 native plants, extensive water harvesting, and solar infrastructure. Stage 3, consisting of 91 additional apartments, received development approval in February 2026 as part of the decade-long delivery program.

Communities, Precincts & Urban Renewal

Marine Parade, Biggera Waters
Category: Residential Development
Stage: Proposed | Est. Comp: 2027

A 10-storey boutique residential tower in Biggera Waters offers 12 luxury apartments, including penthouses, communal spaces, gym, infinity pool, and dining area. Aiming to enhance urban renewal.

Residential Development

Harbour Town Premium Outlets Expansion
Category: Retail
Stage: Completed | Est. Comp: 2024
Source / Links: Link 1   Link 2  

Southern mall upgrade to Harbour Town Premium Outlets (from JB Hi-Fi to the Fruit Market and adjacent to the Harbour Town Eats water feature), delivering refreshed finishes, shading and seating, new food kiosks and a new courtyard outside Woolworths. Works commenced 28 May 2024 and reached practical completion in late November 2024.

Retail

31 Madang Crescent Townhouses
Category: Residential Development
Stage: Approved | Est. Comp: 2026
Source / Links: Link 1   

Boutique townhouse development featuring modern family-friendly design with private courtyards and contemporary finishes.

Residential Development

Runaway Bay - Lae Drive & Bayview Street Road Works
Category: Transport & Logistics
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   

Works are underway to upgrade the road and footpaths from the roundabout at Lae Drive and Bayview Street to the south end of Bayview Street Bridge, including upgrading the road surface, watermain replacement, stormwater pipes, kerbs, channels, driveways, footpath, and pedestrian/cycle ramp to improve infrastructure and safety.

Transport & Logistics

Jobs & IndustryEmployment Trends in Biggera Waters

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5,995 residents of Biggera Waters are employed, from a labour force of 6,219. Unemployment sits at 3.6%, with participation at 63.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% 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

Biggera Waters has a skilled labor force, with strong representation in retail and lifestyle sectors, an unemployment rate of just 3.6%, and estimated job growth of 4.0% over the prior year. In March 2026, 5,995 residents were employed, and the unemployment rate was 0.3% lower than the Regional Qld rate of 3.9%, while labor force participation was similar to Regional Qld's 64.3%. Census data indicates a low 12.9% of residents worked from home, though this may have been influenced by Covid-19 pandemic restrictions. Resident employment is centered in health care & social assistance, retail trade, and accommodation & food.

The locality displays a strong concentration in accommodation & food, where the employment share is 1.3 times the regional average. Conversely, agriculture, forestry & fishing is under-represented, employing only 0.2% of the Biggera Waters workforce compared to 4.5% in Regional Qld. Although local jobs are available, many residents travel outside the area for employment, according to comparisons of the Census working population against the local population. Based on AreaSearch analysis of SALM and ABS statistics, employment rose by 4.0% and the labor force expanded by 3.3% during the 12 months leading to March 2026, which lowered the unemployment rate by 0.7 percentage points. During the same timeframe, Regional Qld recorded employment growth of 0.1% and labor force growth of 0.3%, resulting in a 0.1 percentage point increase. National employment forecasts from Jobs and Skills Australia issued in May-25 offer additional context on future demand in Biggera Waters. These projections, spanning five and ten-year horizons, were compared to the local job profile to project growth trends. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, growth rates vary widely by industry. Applying these industry-specific projections to the employment composition of Biggera Waters suggests local employment is on track to increase by 6.6% over five years and 13.6% over ten years (note that this is a basic weighted extrapolation for comparison and does not incorporate localized population growth projections).

Frequently Asked Questions - Employment

What is the employment situation in the Biggera Waters SA2?
As of March 2026, the Biggera Waters SA2 has approximately 5,995 employed residents with an unemployment rate of 3.6%. This healthy unemployment rate suggests a well-functioning labour market. Employment performance is above the national median, showing positive labour market dynamics.
How does the Biggera Waters SA2's unemployment rate compare to the broader region?
As of March 2026, the unemployment rate in the Biggera Waters SA2 stands at 3.6%, which is broadly in line with Regional Qld's rate of 3.9%. For comparison, the national unemployment rate is 4.2%.
What are the major employment sectors in the Biggera Waters SA2?
The employment landscape in the Biggera Waters SA2 is dominated by several key sectors. The largest employers are health care & social assistance (16.3% of employment), retail trade (12.3%), and accommodation & food (10.9%). Other significant employers include construction and education & training.
How has employment changed recently in the Biggera Waters SA2?
Over the past year to March 2026, the Biggera Waters SA2 has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has fall. By comparison, Regional Qld saw employment increased and its unemployment rate rose.
What is the workforce participation rate in the Biggera Waters SA2?
The workforce participation rate in the Biggera Waters SA2 is 63.6%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate trailing the Regional Qld average of 64.3%, showing similar workforce dynamics to the broader region.
Which industries are over-represented in the Biggera Waters SA2's employment market?
The biggera waters sa2 shows notable specialization in accommodation & food, which employs 10.9% of the local workforce compared to 8.3% regionally. This moderate specialization indicates some local strength in the sector. The area also shows above-average employment in 1 other sectors, contributing to a distinctive economic profile.
What are the employment growth prospects for the Biggera Waters SA2?
Based on Jobs and Skills Australia projections applied to the Biggera Waters SA2's industry mix, employment is expected to grow by 6.6% over the next five years and 13.6% over ten years. This compares to national growth expectations of 6.6% over five years. Steady growth is anticipated across multiple sectors, providing diverse employment opportunities.
How does the job market in the Biggera Waters SA2 compare nationally?
The biggera waters sa2's employment market shows above-average performance nationally, placing in the top half of areas assessed. Employment indicators suggest healthy labour market conditions relative to other regions. Recent job advertisement trends show the broader employment region saw a 0.6% decline, ranking 17.0th out of 37 regions nationally.
What employment opportunities exist for skilled workers in the Biggera Waters SA2?
Skilled workers will find good opportunities in the Biggera Waters SA2, with skilled sectors accounting for 34.2% of employment. Key sectors for skilled workers include health care & social assistance (16.3%), education & training (7.1%), and professional & technical (6.2%). With projected employment growth of 6.6% over five years, demand for skilled workers is expected to remain strong.

EarningsHousehold Income in Biggera Waters

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Median household income in Biggera Waters is $1,314 a week (about $68,000 a year), with median personal income at $717 a week. ATO records put median taxable income at $51,680 a year against an average of $71,787. 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

The latest postcode-level ATO data compiled by AreaSearch for financial year 2023 indicates that incomes in the Biggera Waters SA2 exceed the national average, with a median of $51,680 and an average of $71,787. This compares to Regional Qld's median income of $53,146 and average income of $66,593. Factoring in Wage Price Index growth of 11.36% since financial year 2023, current estimates correspond to approximately $57,551 (median) and $79,942 (average) as of March 2026. Based on 2021 Census data, household, family, and individual incomes are relatively modest in Biggera Waters, placing between the 21st and 31st percentiles.

The income distribution is led by the $1,500 - 2,999 range, which includes 30.0% of residents (3,318 people), a pattern similar to the metropolitan region where 31.7% fall into this bracket. Affordability pressures are high, with only 76.8% of income remaining after housing costs, placing the area in the 14th percentile, while the SEIFA income ranking is in the 4th decile.

Frequently Asked Questions - Income

What is the median taxable income in the Biggera Waters SA2?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the Biggera Waters SA2 is approximately $57,551. The official ATO data from FY-23 recorded a median of $51,680.
What is the average taxable income in the Biggera Waters SA2?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the Biggera Waters SA2 is approximately $79,942. The official ATO data from FY-23 recorded an average of $71,787.
How does the median taxable income in the Biggera Waters SA2 compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the Biggera Waters SA2 is approximately $57,551 compared to $59,183 in Regional Qld. The official ATO data from FY-23 shows $51,680 and $53,146 respectively.
How does the average taxable income in the Biggera Waters SA2 compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the Biggera Waters SA2 is approximately $79,942 compared to $74,158 in Regional Qld. The official ATO data from FY-23 shows $71,787 and $66,593 respectively.
What are the main income cohorts in the Biggera Waters SA2 according to the 2021 Census?
As per the 2021 Census, the income bracket containing the largest proportion (~30.0% / 3,318 persons) of the Biggera Waters SA2's population is the $1,500 - 2,999 cohort.
How do the main income cohorts in the Biggera Waters SA2 compare to the region?
The largest income cohort in the Biggera Waters SA2 is the $1,500 - 2,999 group, representing about 30.0% of the population. In comparison, Regional Qld's largest income cohort is the $1,500 - 2,999 group, representing 31.7% of its population, according to the 2021 Census.
What is the median household income in the Biggera Waters SA2 according to the 2021 Census?
The 2021 Census data indicates that the median household income in the Biggera Waters SA2 is $1,314/wk.
What is the median family income in the Biggera Waters SA2 according to the 2021 Census?
According to the 2021 Census, the median family income in the Biggera Waters SA2 is $1,647/wk.
What is the median personal income in the Biggera Waters SA2 according to the 2021 Census?
The 2021 Census shows that the median personal income in the Biggera Waters SA2 is $717/wk.
How does the Biggera Waters SA2's income rank nationally?
As per AreaSearch's latest postcode level ATO data released for FY-23, the Biggera Waters SA2's median income among taxpayers is $51,680, with an average of $71,787. This is higher than average nationally, and compares to Regional Qld's median of $53,146 and average of $66,593. Based on Wage Price Index growth of 11.36% since FY-23, current estimates would be approximately $57,551 (median) and $79,942 (average) as of March 2026.
What is the disposable income in the Biggera Waters SA2?
The estimated disposable income in the Biggera Waters SA2 is $4,373 per year according to AreaSearch analysis.
How does the Biggera Waters SA2's disposable income compare to the region?
The biggera waters sa2's disposable income is $4,373 compared to $5,480 for Regional Qld, based on AreaSearch analysis.

Housing StockHousing & Dwellings in Biggera Waters

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Biggera Waters had 4,283 occupied dwellings at the 2021 Census, 21% detached houses and 60% apartments. 25% are owned with a mortgage, 48% rented and 27% owned outright. At that Census the median rent was $430 a week and the median mortgage repayment $1,699 a month. Rent absorbs 32.7% of household income here and mortgage repayments 29.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.

Detail

The composition of housing in Biggera Waters at the latest Census was 20.5% houses and 79.6% other options (such as semi-detached homes, apartments, and alternative dwellings), compared to Regional Qld's breakdown of 76.4% houses and 23.6% other options. The level of home ownership in Biggera Waters was lower than the Regional Qld average, sitting at 26.9%, with the remaining properties occupied by mortgagors (24.8%) or tenants (48.3%). The median monthly mortgage payment in the area was higher than Regional Qld at $1,699, and the median weekly rent was recorded at $430, compared to Regional Qld averages of $1,655 and $345.

Locally, mortgage payments in Biggera Waters are below the Australian average of $1,863, whereas rents are higher than the national figure of $375.

Frequently Asked Questions - Housing

What percentage of homes are owned vs rented in the Biggera Waters SA2?
In the Biggera Waters SA2, 26.9% of homes are owned outright, 24.8% are owned with a mortgage, and 48.3% are rented.
What percentage of dwellings in the Biggera Waters SA2 are houses?
According to the latest data, 20.5% of dwellings in the Biggera Waters SA2 are houses.
What percentage of dwellings in the Biggera Waters SA2 are apartments or units?
In the Biggera Waters SA2, 60.2% of dwellings are apartments or units, with an additional 18.8% being semi-detached dwellings.
What is the level of outright home ownership in the Biggera Waters SA2?
Outright home ownership in the Biggera Waters SA2 stands at 26.9%, compared to 33.4% in Regional Qld.
What is the median monthly mortgage repayment in the Biggera Waters SA2?
The median monthly mortgage repayment in the Biggera Waters SA2 is $1,699, compared to $1,655 in Regional Qld.
What is the median weekly rent in the Biggera Waters SA2?
The median weekly rent in the Biggera Waters SA2 is $430, compared to $345 in Regional Qld.
What is the distribution of rental prices in the Biggera Waters SA2?
In the Biggera Waters SA2, 4.0% of rentals are $0-149/week, 15.1% are $150-349/week, 74.3% are $350-649/week, 5.4% are $650-949/week, and 1.1% are $950+/week.
What is the average monthly housing cost in the Biggera Waters SA2?
The aggregate monthly housing cost in the Biggera Waters SA2 is $1,321, which represents the average monthly cost across all housing types.
What percentage of income do residents spend on housing in the Biggera Waters SA2?
In the Biggera Waters SA2, households with mortgages typically spend 29.8% of their income on mortgage repayments, while renters spend 32.7% of their income on rent.
How crowded are homes in the Biggera Waters SA2?
The average persons per bedroom ratio in the Biggera Waters SA2 is 0.8, indicating the level of household density.
How does housing affordability in the Biggera Waters SA2 compare to the region?
Housing affordability in the Biggera Waters SA2 shows mortgage holders spending 29.8% of income on repayments (vs 25.3% regionally), while renters spend 32.7% of income on rent (vs 22.9% regionally).
What types of dwellings are most common in the Biggera Waters SA2?
The dwelling mix in the Biggera Waters SA2 consists of 20.5% detached houses, 18.8% semi-detached dwellings, 60.2% apartments, and 0.6% other dwelling types.
What is the weighted average housing cost based on tenure mix in the Biggera Waters SA2?
Given the tenure profile of the area, the weighted average monthly housing cost is approximately $1,321. This accounts for outright owners paying no housing costs, mortgage holders paying $1,699/month, and renters paying $1,862/month.
How affordable is housing in the Biggera Waters SA2 relative to local incomes?
Housing in Biggera Waters consumes approximately 23.2% of median household income ($5,690 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
How do proposed developments compare to existing housing types in the Biggera Waters SA2?
Recent development applications in Biggera Waters show attached dwellings contributing 94% of approvals compared to 80% of existing stock, while detached houses represent 6% of applications versus 20% of current dwellings. This suggests increasing densification. Biggera Waters is experiencing exceptional growth in housing density, ranking in the top 10% nationally.

HouseholdsHousehold Composition in Biggera Waters

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Biggera Waters counted 4,283 households at the 2021 Census, an estimated 4,751 today, averaging 2.1 people each. 17% are couples with children, fewer than in 92% of areas nationally, against 28% couples without children. 34% of households are people living alone, and families average 1.4 children. Household and family composition is measured only by the Census, so these are 2021 figures.

Detail

Family households make up the majority at 59.7% of all residences, consisting of 17.4% couples with children, 28.1% couples without children, and 12.5% single parents. Non-family households represent the remaining 40.3%, with single-person homes at 33.8% and group households making up 6.5%. The median household size of 2.1 people is lower than the Regional Qld average of 2.5.

Frequently Asked Questions - Households

How many households are in the Biggera Waters SA2?
As of the 2021 Census, the Biggera Waters SA2 had 4,283 households. Based on population growth patterns, this has grown by approximately 10.9% to an estimated 4,751 households today.
What is the typical household size?
The median household size in the Biggera Waters SA2 is 2.1 people. This compares to 2.5 in Regional Qld and reflects the area's household composition mix.
What types of households are most common?
Family households dominate at 59.7% of all households. The remaining households consist of lone person households (33.8%), group households (6.5%), and other household types (0.0%).
How are families structured in the area?
Among the 2,556 family households, 17.4% are couples with children, 28.1% are couples without children at home, and 12.5% are single parent families. This mix shapes local demand for schools, family services, and housing types.
How does the Biggera Waters SA2 compare to regional household patterns?
Compared to Regional Qld, the Biggera Waters SA2 shows distinct household patterns. Lone person households are notably over-represented at 33.8% (versus 25.6% regionally). Conversely, family households are under-represented at 59.7% compared to the regional 70.4%. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
What is the average family size?
Families in the Biggera Waters SA2 have an average of 1.4 children, slightly below the Regional Qld average of 1.7. This influences local demand for child-related services and larger family homes.
What are the marriage patterns in the Biggera Waters SA2?
Marriage patterns reveal 37.2% of the adult population are currently married, while 37.0% have never married. This compares to 45.1% married and 35.6% never married across Regional Qld.
How significant are single-person households?
Single-person households represent 33.8% of all households in the Biggera Waters SA2, higher than the regional average of 25.6%. This affects demand for smaller dwellings and single-person accommodation.
Are shared living arrangements common?
Group households (unrelated people sharing) account for 6.5% of households, well below the Regional Qld average of 4.0%. This low rate suggests limited student or young professional shared accommodation.
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EducationSchools & Education in Biggera Waters

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25.0% of adults in Biggera Waters hold a university qualification, including 16.7% with a bachelor degree and 6.0% with postgraduate qualifications. A further 25.9% hold a vocational qualification. 1 school serves the area, with 749 enrolment places and an average ICSEA of 1,028 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

The proportion of residents with tertiary qualifications in Biggera Waters is below regional benchmarks, as 25.0% of residents aged 15+ hold university degrees, compared to 30.4% across Australia. This difference highlights opportunities for educational advancement and training. Bachelor degrees are the most common at 16.7%, followed by postgraduate degrees (6.0%) and graduate diplomas (2.3%). Vocational and technical training is common, with 40.0% of residents aged 15+ holding qualifications, consisting of advanced diplomas (14.1%) and certificates (25.9%). Enrollment rates are high, with 27.0% of the population participating in formal education. This group includes 7.1% in tertiary programs, 6.7% in primary school, and 6.0% in secondary school.

Frequently Asked Questions - Education

What percentage of people in the Biggera Waters SA2 have university qualifications?
25.0% of people aged 15 and over in the Biggera Waters SA2 have university qualifications, compared to 20.6% in the broader region.
What percentage of people in the Biggera Waters SA2 have no formal qualifications?
35.1% of people aged 15 and over in the Biggera Waters SA2 have no formal qualifications, compared to 39.2% regionally.
How does the Biggera Waters SA2's education level compare to national averages?
The biggera waters sa2 ranks in the 61th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
What types of qualifications are most common in the Biggera Waters SA2?
The most common qualifications in the Biggera Waters SA2 are: Certificate (25.9%), Bachelor Degree (16.7%), Advanced Diploma (14.1%).
What proportion of the Biggera Waters SA2's population is currently attending educational institutions?
27.0% of the population in the Biggera Waters SA2 is currently engaged in formal education, with 6.7% in primary school, 6.0% in secondary school, 7.1% at university.
What is the ICSEA score for schools in the Biggera Waters SA2?
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Biggera Waters SA2 is 1028, indicating average socio-educational advantage (national average is 1000).
How many schools are located within the Biggera Waters SA2?
There are 1 schools within the Biggera Waters SA2, with a combined enrollment of approximately 749 students.
What types of schools are available in the Biggera Waters SA2?
The biggera waters sa2 includes 1 primary school.

Schools Detail

AmenitiesServices & Amenities in Biggera Waters

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Getting AroundTransport & Commuting in Biggera Waters

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Public transport in Biggera Waters reaches 22 stops on 5 routes, timetabled for about 1,300 services a week. The typical home sits about 220 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.0 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.

Detail

Analysis of public transit options indicates there are 22 transit stops in Biggera Waters, consisting of bus services. These stops are served by 5 distinct routes, which provide a total of 1,337 passenger trips each week. Transit accessibility is good, with residents living an average of 218 meters from their nearest stop. The suburb is mostly residential, meaning most workers commute outward, and cars remain the primary transit mode at 89%. Household vehicle ownership averages 1.0, which is below the regional average. A relatively low 12.9% of residents work from home, based on 2021 Census data that may reflect pandemic conditions.

Transit frequency averages 191 daily trips across all routes, which is approximately 60 weekly trips for each transit stop.

Frequently Asked Questions - Transport

How many public transport stops are in Biggera Waters?
There are 22 public transport stops within the Biggera Waters SA2.
How frequent are the transport services in Biggera Waters?
the Biggera Waters SA2 has 1,337 weekly trips across 5 routes, averaging 191 trips per day.
How far are residents from public transport in Biggera Waters?
On average, residential properties are 218 meters from the nearest transport stop.

Transport Stops Detail

HealthcareHealth Services in Biggera Waters

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66.6% of residents in Biggera Waters report no long-term health condition. 6.9% need daily assistance with core activities, and 54.9% hold private health cover. The standardised death rate runs at 6.5 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.

Detail

Biggera Waters displays notable health challenges based on AreaSearch's evaluation of mortality rates and chronic disease prevalence, with common health conditions found across both younger and older cohorts, and private health coverage is relatively high at roughly 55% of the population (~6,073 people). This compares to 52.5% in Regional Qld. The most common medical diagnoses in the locality were arthritis and mental health conditions, affecting 9.2 and 8.7% of residents, respectively, while 66.6% of the population reported no chronic conditions, compared to 67.6% across Regional Qld. Health indicators for the working-age population are standard.

Seniors aged 65 and over make up 22.1% of the local population (2,443 people), which is higher than the Regional Qld average of 20.4%. Health outcomes for seniors show some areas of concern, with national rankings matching those of the broader community.

Frequently Asked Questions - Health

How many people in the Biggera Waters SA2 have private health insurance?
Around 54.9% of people in the Biggera Waters SA2 are covered by private health insurance, which compares to 52.5% in the broader region of Regional Qld.
What percentage of the population requires ongoing medical assistance in the Biggera Waters SA2?
In the Biggera Waters SA2, 6.9% of the population is identified as requiring ongoing medical assistance. This figure is slightly different from the regional average, where 6.3% of people in Regional Qld require similar assistance.
How prevalent is asthma in the Biggera Waters SA2?
6.8% of people in the Biggera Waters SA2 are diagnosed with asthma. In comparison, 7.4% of the population across Regional Qld is affected by asthma.
What percentage of people have diabetes in the Biggera Waters SA2?
Diabetes affects 3.8% of the the Biggera Waters SA2 population, while in the surrounding region, 4.2% of people are diagnosed with diabetes.
What is the percentage of people with heart disease in the Biggera Waters SA2?
4.3% of people in the Biggera Waters SA2 have heart disease. Across the region of Regional Qld, 4.1% of the population is affected by heart disease.
How does the Biggera Waters SA2 compare to the region in terms of overall private health coverage?
In the Biggera Waters SA2, 54.9% of the population are estimated to have private health insurance. Comparatively, Regional Qld sees an estimated private health coverage rate of 52.5%.

Ancestry & LanguageCultural Diversity in Biggera Waters

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38.7% of Biggera Waters residents were born overseas and 21.5% speak a language other than English at home. The largest reported ancestries are English (28.4%) and Australian (19.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.

Detail

Biggera Waters displays higher cultural diversity than most local markets, with 21.5% of residents using a language other than English at home and 38.7% born outside Australia. Christianity is the primary religion, representing 47.4% of the local population. The most prominent statistical overrepresentation is for Islam, which accounts for 3.8% of the local population compared to 0.6% in Regional Qld. In terms of family ancestry (the birth country of parents), the primary groups in Biggera Waters are English, representing 28.4% of the population, Australian, representing 19.4% of the population (which is lower than the regional average of 26.5%), and Other, representing 11.7%.

There are also differences in other groups, with Maori overrepresented at 1.9% of Biggera Waters (vs 0.8% regionally), New Zealanders at 1.3% (vs 0.9%), and Koreans at 1.0% (vs 0.2%).

Frequently Asked Questions - Diversity

What is the level of cultural diversity in the Biggera Waters SA2?
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.
What is the most common religion in the Biggera Waters SA2?
The main religion in Biggera Waters was found to be Christianity, which makes up 47.4% of people in Biggera Waters. However, the most apparent overrepresentation was in Islam, which comprises 3.8% of the population, compared to 0.6% across Regional Qld.
What are the top countries of origin in the Biggera Waters SA2?
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 Biggera Waters (vs 0.8% regionally), New Zealand at 1.3% (vs 0.9%) and Korean at 1.0% (vs 0.2%).
How does the percentage of people born overseas compare to the regional average?
38.7% of the the Biggera Waters SA2 population was born overseas, compared to 19.8% regionally.
What percentage of the the Biggera Waters SA2 population speaks a language other than English at home?
21.5% of the population in the Biggera Waters SA2 speaks a language other than English at home, compared to 9.6% in the wider region.
How many people in the Biggera Waters SA2 identify as Australian Aboriginal?
1.4% of the the Biggera Waters SA2 population identifies as Australian Aboriginal, compared to 3.9% in the region.
What is the citizenship status of the population in the Biggera Waters SA2?
75.4% of the the Biggera Waters SA2 population holds citizenship, compared to 84.9% in the wider region.

Age StructureAge Profile of Biggera Waters

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The median resident of Biggera Waters is 43. That is 1 year younger than at the 2021 Census. 29.0% 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 median age in Biggera Waters is 43 years, which is older than the Regional Qld average of 41 and the national average of 38. The 25 - 34 age group is well represented at 16.6% compared to Regional Qld, while the 5 - 14 group is less common at 7.3%. Since the 2021 Census, the 25 to 34 age bracket has risen from 15.6% to 16.6% of the population, whereas the 45 to 54 cohort has decreased from 13.4% to 11.7%. Demographic projections suggest the age profile of Biggera Waters will change by 2041, with the 25 to 34 cohort expected to grow by 63%, adding 1,153 residents to reach a total of 2,984.

Frequently Asked Questions - Age

What is the median age in the Biggera Waters SA2?
According to the latest data, the median age in the Biggera Waters SA2 is 43 years.
How does the Biggera Waters SA2's median age compare to broader areas?
At 43 years, Biggera Waters is 2 years older than the Regional Qld average (41 years) and 5 years older than the national average (38 years).
What age groups are over-represented in the Biggera Waters SA2?
The most over-represented age group in the Biggera Waters SA2 compared to the Regional Qld region is the 25 - 34 group, making up 16.6% of the population.
What age groups are under-represented in the Biggera Waters SA2?
The most under-represented age group in the Biggera Waters SA2 compared to the Regional Qld region is the 5 - 14 group, making up 7.3% of the population.
Are there age groups with notable population variances?
Yes, certain age groups in the Biggera Waters SA2 show significant variance compared to the Regional Qld region. The most under-represented age group is 5-14 year-olds (7.3% vs 12.2%).
What is the percentage of children (0-14 years) in the Biggera Waters SA2?
The percentage of children aged 0-14 years in the Biggera Waters SA2 is 11.2%.
What is the percentage of older people (65+ years) in the Biggera Waters SA2?
The percentage of people aged 65 and over in the Biggera Waters SA2 is 22.1%.

Data & MethodBoundaries, Sources & Method for Biggera Waters

Data currency Refreshed

9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 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) May 2026 3 months ago 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 May 2026, with the 2021 Census supplying the small-area baseline.
Age profile ABS, Geoscience Australia, State governments Annual May 2026 3 months ago headline measures · 2021 Census baseline
Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate.
Development & approvals ABS, GNAF Monthly (ABS approvals) Jun 2026 2 months ago headline measures · May 2026 baseline
Property sales & rents Valuer General, Rental Board, ABS Weekly sales, quarterly rents Aug 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 Aug 2026.
Infrastructure projects Infrastructure Australia, State agencies, Local governments Daily Jun 2026 2 months ago all 9 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 Jun 2026.
Employment ABS, DEWR, JSA Quarterly (ABS SALM) Mar 2026 5 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 this month headline measures · 2021 Census baseline
Transport ABS, State Transport Departments Each timetable release Jul 2026 last month headline measures · 2021 Census baseline
Services & amenities Provider directories, ACECQA Continuous Jul 2026 last month 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 — 48 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (9,973 at the 2021 Census → 11,062 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 May 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 (309031236). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.

Common questions about this page

Why can the Biggera Waters SA2 boundary differ from the suburb boundary?
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (e.g., census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
Where does the data on this Biggera Waters page come from?
AreaSearch compiles this page from official and industry sources — including ABS, Geoscience Australia, Valuer General, Provider directories, DEWR, JSA, State Transport Departments and ACARA — then aggregates them to the boundary shown and calculates the rankings, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments.
Is the Biggera Waters data on this page just from the 2021 Census?
No. Most of this page is maintained well beyond the Census. Sourced entirely from current releases: development & approvals (Jun 2026), property sales & rents (Aug 2026), infrastructure projects (Jun 2026) and services & amenities (Jul 2026). Built on a Census baseline but carrying newer measures on top: population (to May 2026), age profile (to May 2026), employment (to Mar 2026), income (to FY 2023), education (to Aug 2026), transport (to Jul 2026) and health (to 2024). Population and age cohorts in particular are re-based to the latest ABS Estimated Resident Population rather than left at 2021 counts. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.

Nearby Areas