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

Biggera Waters' population is approximately 10,950 as of February 2026. This figure represents an increase of 977 people from the 2021 Census count of 9,973, indicating a growth rate of 9.8%. This change was inferred from the estimated resident population of 10,838 in June 2024 and the addition of 42 new addresses since the Census date. The resulting population density is 3,454 persons per square kilometer, placing Biggera Waters in the upper quartile nationally according to AreaSearch's assessments. Since the 2021 Census, Biggera Waters has experienced a higher growth rate than both its SA3 area (6.5%) and the Rest of Qld, making it a regional growth leader. Overseas migration contributed approximately 76.1% of overall population gains during recent periods.

AreaSearch uses 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 from 2023 based on 2021 data are adopted. However, these state projections do not provide age category splits; thus, proportional growth weightings aligned with the ABS Greater Capital Region projections released in 2023 and based on 2022 data are applied for each age cohort when utilizing state projections. Looking ahead, demographic trends predict exceptional growth, placing Biggera Waters in the top 10 percent of regional areas nationally by 2041. The area is expected to expand by 5,525 persons over this period based on the latest annual ERP population numbers, reflecting a total increase of 49.4% 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 approximately 93 residential properties granted approval annually over the past five financial years, totalling 466 homes. As of FY26, 27 approvals have been recorded. Over these five years, an average of 2.4 new residents per year was gained for each dwelling built. The average construction cost value of new homes is $665,000, indicating developers are targeting the premium market segment with higher-end properties.

This financial year has seen $19.2 million in commercial approvals, reflecting steady commercial investment activity. Compared to the rest of Queensland, Biggera Waters shows 122.0% higher new home approvals per person. The location's building activity comprises 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. Biggera Waters has approximately 141 people per dwelling approval, suggesting an expanding market. Population forecasts indicate the area will gain 5,413 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 to local infrastructure significantly influence an area's performance. AreaSearch has identified 12 projects that are likely to impact the area. Key projects include 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, with an estimated employment growth of 2.8% over the past year. There were 5,874 residents employed at this time, with an unemployment rate aligning with Rest of Qld's 4.1%.

Workforce participation was somewhat lower, at 63.4%, compared to Rest of Qld's 65.7%. According to Census responses, only 12.9% of residents worked from home. 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 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%. Over the 12 months to September 2025, employment increased by 2.8%, while labour force increased by 2.3%, causing a fall in 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 an increase in unemployment rate by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Biggera Waters. These projections estimate national employment to expand by 6.6% over five years and 13.7% over ten years, with industry-specific growth rates differing significantly. 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 2023 shows that income in Biggera Waters SA2 is above the national average. The median income is $51,680 and the average income stands at $71,787. This contrasts with Rest of Qld's figures, where the median income is $53,146 and the average income is $66,593. Based on Wage Price Index growth of 9.91% since financial year 2023, current estimates would be approximately $56,801 (median) and $78,901 (average) as of September 2025. According to the 2021 Census figures, household, family and personal incomes in Biggera Waters rank modestly, between the 21st and 31st percentiles. Income distribution shows that 30.0% of residents (3,285 people) fall into the $1,500 - 2,999 bracket, similar to the metropolitan region where 31.7% occupy this bracket. Housing affordability pressures are severe in Biggera Waters, with only 76.8% of income remaining, ranking at the 14th percentile. 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

Biggera Waters dwelling structure in 2016 comprised 20.5% houses and 79.6% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro Qld's 76.4% houses and 23.6% other dwellings. Home ownership in Biggera Waters was 26.9%, with mortgaged dwellings at 24.8% and rented ones at 48.3%. The median monthly mortgage repayment was $1,699, higher than Non-Metro Qld's average of $1,655. Median weekly rent in Biggera Waters was $430, compared to Non-Metro Qld's $345. Nationally, Biggera Waters' mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher at $430 versus 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 comprise 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 account for 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 2.5.

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; 25.0% of residents aged 15+ hold university degrees compared to Australia's 30.4%. 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 – advanced diplomas (14.1%) and certificates (25.9%).

Educational participation is notably high; 27.0% of residents are 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

Biggera Waters has 22 operational public transport stops, all serving buses. These stops are covered by five different routes, together facilitating 1,337 weekly passenger trips. Residents' access to transport is considered good, with an average distance of 218 meters to the nearest stop. Most residents commute outwards from this predominantly residential area, with cars being the main mode of transport at 89%. On average, there is one vehicle per dwelling, which is below the regional average. According to the 2021 Census, only 12.9% of residents work from home, a figure that might be influenced by COVID-19 conditions.

Across all routes, an average of 191 trips are made daily, equating to roughly 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. Mortality rates and chronic condition prevalence are somewhat prevalent across both younger and older age cohorts.

Private health cover is found to be fairly high at approximately 55% of the total population, which totals around 6,011 people. This compares to a rate of 52.5% across the rest of Queensland. The most common medical conditions in the area are arthritis and mental health issues, impacting 9.2 and 8.7% of residents respectively. Meanwhile, 66.6% of residents declare themselves as completely clear of medical ailments, compared to 67.6% across the rest of Queensland. Health outcomes among the working-age population are broadly typical. The area has 20.9% of residents aged 65 and over, totaling around 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, as per the data from June 2016, had a higher cultural diversity compared to most local areas with 21.5% of its residents speaking languages other than English at home and 38.7% born overseas. Christianity was the dominant religion in Biggera Waters, making up 47.4% of the population. Islam, however, showed significant overrepresentation at 3.8%, compared to just 0.6% across the rest of Queensland.

In terms of ancestry, the top three 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 average of 0.8%. Similarly, New Zealand (1.3%) and Korean (1.0%) groups were also more prevalent than their respective regional averages of 0.9% and 0.2%.

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

Biggera Waters has a median age of 43 years, which is higher than the Rest of Qld average of 41 and exceeds the national average of 38 years. The 25-34 age group constitutes 17.0%, compared to Rest of Qld, while the 5-14 cohort is less prevalent at 6.9%. Post-2021 Census data shows the 25-34 age group grew from 15.6% to 17.0%, and the 15-24 cohort increased from 11.8% to 13.1%. Conversely, the 45-54 cohort declined from 13.4% to 11.5%. By 2041, demographic modeling suggests significant evolution in Biggera Waters' age profile, with the 25-34 cohort projected to grow by 66%, adding 1,231 residents to reach 3,090.