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

As of November 2025, Biggera Waters' population is approximately 10,985, reflecting a 10.1% increase from the 2021 Census figure of 9,973 people. This growth is inferred from the ABS estimated resident population of 10,838 in June 2024 and an additional 42 validated new addresses since the Census date. The population density ratio is 3,465 persons per square kilometer, placing Biggera Waters in the upper quartile nationally according to AreaSearch's assessments. Between 2021 and 2025, Biggera Waters' growth exceeded that of its SA3 area (6.5%) and the non-metro area, indicating it as a growth leader in the region. Overseas migration contributed approximately 76.1% of overall population gains during this period. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.

For areas not covered by this data and years post-2032, Queensland State Government's SA2 area projections are used, released in 2023 based on 2021 data. However, these state projections do not provide age category splits, so AreaSearch applies proportional growth weightings in line with ABS Greater Capital Region projections for each age cohort, released in 2023 using a base year of 2022. According to demographic trends, Biggera Waters is predicted to experience exceptional population growth, placing it among the top 10 percent of regional areas nationally by 2041. The area is expected to expand by 5,525 persons over this period, reflecting a total increase of 49.0%.

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 granted approval for approximately 93 residential properties each year over the past five financial years, totalling 466 homes. As of FY26, 25 approvals have been recorded. On average, each dwelling built between FY21 and FY25 attracted around 2.4 new residents per year, reflecting strong demand that supports property values. New homes are constructed at an average cost of $665,000, indicating developers target the premium market segment with higher-end properties.

This financial year has seen $19.2 million in commercial approvals, suggesting steady commercial investment activity. Compared to the Rest of Qld, Biggera Waters shows 122.0% higher new home approvals per capita, offering greater choice for buyers. New building activity comprises approximately 7.0% detached houses and 93.0% townhouses or apartments, promoting higher-density living which creates more affordable entry points for downsizers, investors, and first-home buyers. The location has around 141 people per dwelling approval, suggesting an expanding market. According to AreaSearch's latest quarterly estimate, Biggera Waters is projected to gain approximately 5,378 residents by 2041.

If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and supporting price growth.

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

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 12 projects that could affect the area. Notable ones are Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Town Premium Outlets Expansion. The following list details those likely to be most relevant.

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.

Employment conditions in Biggera Waters remain below the national average according to AreaSearch analysis

Biggera Waters has a skilled workforce with notable representation in lifestyle and retail sectors. The unemployment rate was 4.1% as of September 2025.

Employment growth over the past year was estimated at 2.8%. There were 5,874 residents in work during this period, with an unemployment rate similar to Rest of Qld's 4.1%. Workforce participation was broadly similar to Rest of Qld's 59.1%. Employment is concentrated in health care & social assistance, retail trade, and accommodation & food.

The area shows strong specialization in accommodation & food, with an employment share of 1.3 times the regional level. Agriculture, forestry & fishing is under-represented, with only 0.2% of Biggera Waters's workforce compared to Rest of Qld's 4.5%. Many residents commute elsewhere for work based on Census data. Over the 12 months to September 2025, employment increased by 2.8% while labour force increased by 2.3%, reducing the unemployment rate by 0.5 percentage points. In contrast, Rest of Qld experienced employment growth of 1.7% and labour force growth of 2.1%, with a rise in unemployment rate by 0.3 percentage points. State-level data to 25-Nov shows QLD employment contracted by 0.01%, with the state unemployment rate at 4.2%. National employment forecasts from May-25 suggest potential future demand within Biggera Waters, projecting national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Biggera Waters's employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2022 shows that Biggera Waters SA2 had a median income of $49,129 and an average income of $75,058. This is higher than the Rest of Qld's figures of a median income of $50,780 and an average income of $64,844. Based on Wage Price Index growth of 13.99% since financial year 2022, current estimates for Biggera Waters would be approximately $56,002 (median) and $85,559 (average) as of September 2025. According to the 2021 Census, household incomes in Biggera Waters rank between the 21st and 31st percentiles. The income distribution shows that 30.0% of residents earn between $1,500 - 2,999. Housing affordability pressures are severe with only 76.8% of income remaining, ranking at the 14th percentile. Biggera Waters' 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

The dwelling structure in Biggera Waters, as per the latest Census, consisted of 20.5% houses and 79.6% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro Qld's 41.7% houses and 58.3% other dwellings. The home ownership level in Biggera Waters was at 26.9%, with the rest either mortgaged (24.8%) or rented (48.3%). The median monthly mortgage repayment was $1,699, lower than Non-Metro Qld's average of $1,733 and the national average of $1,863. The median weekly rent figure in Biggera Waters was $430, higher than Non-Metro Qld's $410 and 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 constitute 59.7% of all households, including 17.4% couples with children, 28.1% couples without children, and 12.5% single parent families. Non-family households comprise the remaining 40.3%, with lone person households at 33.8% and group households making up 6.5%. The median household size is 2.1 people, which is smaller than the Rest of Qld average of 2.2.

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; 25.0% of residents aged 15+ hold university degrees, compared to the national average of 30.4%. Bachelor degrees are most common at 16.7%, followed by postgraduate qualifications (6.0%) and graduate diplomas (2.3%). Trade and technical skills are prominent, with 40.0% of residents aged 15+ holding vocational credentials; advanced diplomas account for 14.1% and certificates for 25.9%. Educational participation is high at 27.0%, including tertiary education (7.1%), primary education (6.7%), and secondary education (6.0%).

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

The analysis of public transport in Biggera Waters shows that there are currently 22 active transport stops operating within the area. These stops serve a mix of bus routes, with a total of 5 individual routes providing service. Collectively, these routes facilitate 1,337 weekly passenger trips.

The accessibility to transport is rated as good, with residents typically located an average of 218 meters from their nearest transport stop. On average, there are 191 trips per day across all routes, which equates 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, with common health conditions prevalent across both younger and older age cohorts. Approximately 57% (~6,272 people) have private health cover, compared to 53.9% across Rest of Qld.

The most common medical conditions are arthritis (9.2%) and mental health issues (8.7%). However, 66.6% declare themselves completely clear of medical ailments, compared to 64.5% in Rest of Qld. There are 20.9% residents aged 65 and over (2,290 people), lower than the 25.8% in Rest of Qld. Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

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 had a higher level of cultural diversity than most local areas, with 21.5% speaking a language other than English at home and 38.7% born overseas. Christianity was the predominant religion, making up 47.4%. Islam showed an overrepresentation at 3.8%, compared to the regional average of 2.5%.

The top three ancestry groups were English (28.4%), Australian (19.4%), and Other (11.7%). Notably, Maori (1.9%) was overrepresented in Biggera Waters compared to the regional figure of 1.5%, as were New Zealanders (1.3% vs 1.4%) and Koreans (1.0% vs 0.5%).

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

Biggera Waters' median age is 43 years, higher than Rest of Qld's average of 41 and exceeding the national average of 38. The 25-34 age group constitutes 16.4%, compared to Rest of Qld, while the 5-14 cohort is less prevalent at 7.1%. Post-2021 Census data shows the 15 to 24 age group grew from 11.8% to 13.2%. Conversely, the 45 to 54 cohort declined from 13.4% to 11.9%. Demographic modeling suggests Biggera Waters' age profile will significantly evolve by 2041. The 25 to 34 cohort is projected to grow strongly at 71%, adding 1,286 residents to reach 3,090.