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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Biggera Waters has an estimated 11,068 residents, up from 9,973 at the 2021 Census — a change of 1,095 people, or 11.0%. Growth has averaged 2.1% a year over five years. Overseas migration accounts for 100.0% of that increase. That puts 3,492 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
As of Aug 2026, the resident count in Biggera Waters is assessed by AreaSearch at approximately 11,068 people. This represents an expansion of 1,095 people (11.0%) compared to the 2021 Census total of 9,973 people. This estimate incorporates the ABS June 2025 estimated resident population figure of 11,016 alongside 50 validated new addresses added post-Census. Consequently, population density stands at 3,491 persons per square kilometer, placing the locality in the highest quartile across AreaSearch national benchmarks. Outpacing both the broader SA3 area (7.0%) and the Rest of Qld, Biggera Waters's 11.0% expansion positions it among regional leaders in population expansion, with overseas migration acting as the primary and almost exclusive catalyst for recent gains.
Projections for each SA2 district rely on ABS/Geoscience Australia models published in 2024 using 2022 as their starting baseline. Where data is absent or extends beyond 2032, Queensland State Government SA2 forecasts issued in 2023 from 2021 numbers are incorporated. Because these state figures omit age distributions, AreaSearch applies proportional age-cohort weights aligned with ABS Greater Capital Region projections (published in 2023 using 2022 benchmarks). Looking ahead, long-term demographic modelling indicates top-decile regional growth nationally, with Biggera Waters projected to expand by 5,236 persons to 2041 under latest annual ERP figures, equating to a cumulative 46.8% increase across the 16 years.
Frequently Asked Questions - Population
574 new dwellings have been approved in Biggera Waters over the past five years, an average of 114 a year. That places the area in the 90th percentile for residential development activity nationally, about 10 approvals per 1,000 residents a year. Of the 114 dwellings approved in the latest reporting year, 5% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Over the preceding 5 financial years, residential approvals across Biggera Waters have averaged approximately 114 new homes per annum, accumulating to 574 homes. With an intake rate of 1.9 new residents per approved dwelling between FY-22 and FY-26, construction has tracked demand steadily, while the past 2 financial years recorded a reduction to 0.7 people per dwelling, demonstrating enhanced accommodation supply. Building costs for new dwellings average $706,000, moderately higher than the regional benchmark to signal higher-spec building activity. Furthermore, commercial building approvals have reached $19.2 million this financial year, pointing to a moderate volume of non-residential construction.
Per capita residential construction in Biggera Waters surpasses the Rest of Qld by 164.0%, providing prospective purchasers with substantial options. This volume sits markedly above national averages, highlighting heightened developer engagement. Approvals across recent periods consist of 5.0% standalone homes and 95.0% attached dwellings. Such concentration in higher-density formats delivers accessible pricing options for first-home buyers, investors, and downsizing households. This profile diverges notably from the existing built environment (20.0% houses), reflecting scarce residential land availability alongside changing buyer preferences and affordability constraints. Yielding approximately 59 people per approval, the district exhibits classic growth-corridor characteristics. Demographic projections indicate that Biggera Waters is on track to add 5,184 residents through to 2041 according to the latest AreaSearch quarterly estimate. If construction continues at current paces, housing completions could face challenges keeping up with resident influx, potentially intensifying purchaser competition and underpinning capital values.
Frequently Asked Questions - Development
Development applications around Biggera Waters
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 9 current infrastructure and development projects inside Biggera Waters, worth an estimated $4.94 billion. A further 137 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, precincts & urban renewal and communities. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local economic and residential dynamics are heavily shaped by civil infrastructure programs and major development undertakings. AreaSearch has pinpointed 13 key projects positioned to influence the district. Prominent developments include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Cove Mixed-Use Development, with details of primary initiatives outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Harbour Cove Mixed-Use Development
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.
Twenty Hollywell Townhouses
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.
Harbour Shores
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.
Harbour Shores Biggera Waters
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.
Marine Parade, Biggera Waters
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.
Harbour Town Premium Outlets Expansion
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.
31 Madang Crescent Townhouses
Boutique townhouse development featuring modern family-friendly design with private courtyards and contemporary finishes.
Runaway Bay - Lae Drive & Bayview Street Road Works
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.
5,995 residents of Biggera Waters are employed, from a labour force of 6,219. Unemployment sits at 3.6%, with participation at 63.9%. 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
The local labour market in Biggera Waters features qualified personnel alongside strong employment in retail and lifestyle services, exhibiting an unemployment rate of only 3.6% alongside 4.0% in estimated employment growth over the past year. By March 2026, working residents numbered 5,995, while the jobless rate was 0.3% below the Regional Qld figure of 3.9%, and local participation aligned with the Regional Qld level of 64.2%. Census figures showed only 12.9% of local workers operating from home, though pandemic-era restrictions during that period must be factored into interpretation. Major employment categories for local workers include health care & social assistance, retail trade, and accommodation & food.
In particular, accommodation & food demonstrates pronounced local concentration, capturing a workforce proportion 1.3 times the regional average. Conversely, agriculture, forestry & fishing accounts for a minimal share, employing just 0.2% of the local workforce compared with 4.5% across Regional Qld. Although employment options exist locally, comparisons between the Census count of resident workers and local employment suggest significant outward commuting. According to AreaSearch examination of ABS and SALM metrics for the twelve months to March 2026, employed residents grew by 4.0% while the overall labour force rose by 3.3%, resulting in a 0.7 percentage points reduction in unemployment. In contrast, Regional Qld recorded a 0.1% increase in employment, a 0.3% labour force gain, and a 0.1 percentage points rise in unemployment. National employment projections published by Jobs and Skills Australia in Mar-26 provide additional context regarding long-term occupational demand. These models, spanning five and ten-year horizons, were applied across the local workforce structure to gauge future trajectories. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though sector performance varies widely. Applying these industry benchmarks to the local employment distribution suggests local workforce growth of 6.6% over five years and 13.6% over ten years (note this is an unadjusted weighted projection for illustration and excludes localized demographic forecasts).
Frequently Asked Questions - Employment
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
ATO postcode records compiled by AreaSearch for financial year 2023 show personal earnings in Biggera Waters tracking above Australian norms, with a median of $51,680 and an average of $71,787. In Regional Qld, median earnings stood at $53,146 against an average of $66,593. Accounting for 11.36% Wage Price Index movement since financial year 2023, modelled values as of March 2026 reach approximately $57,551 (median) and $79,942 (average). Census findings from 2021 placed local household, family, and personal earnings within moderate bands, spanning the 21st and 31st percentiles. The primary cohort covers 30.0% of earners making between $1,500 - 2,999 weekly (3,320 residents), closely tracking the 31.7% observed across the broader region.
Housing costs exert significant pressure, leaving 76.8% of income after shelter expenses (14th percentile), while the SEIFA income measure places the area in the 4th decile.
Frequently Asked Questions - Income
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
At the most recent Census, the housing inventory in Biggera Waters was divided between 20.5% houses and 79.6% other dwellings (incorporating apartments, townhouses, and attached formats), whereas Regional Qld recorded 76.4% houses and 23.6% other dwellings. Outright property ownership in Biggera Waters stood at 26.9%, trailing Regional Qld benchmarks, while the remaining stock was occupied under mortgages (24.8%) or rental agreements (48.3%). Typical monthly mortgage obligations stood at $1,699, surpassing the Regional Qld figure of $1,655, while weekly median rents sat at $430 compared to $345 regionally. Compared against Australia-wide metrics, Biggera Waters mortgage repayments come in under the national figure of $1,863, whereas rental rates sit well over the nationwide benchmark of $375.
Frequently Asked Questions - Housing
Biggera Waters counted 4,283 households at the 2021 Census, an estimated 4,753 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 units constitute the bulk of local living arrangements at 59.7% of all households, consisting of 28.1% couples without children, 17.4% couples with children, and 12.5% single parent families. Non-family dwellings make up 40.3% of the community, comprising lone person households at 33.8% and group households at 6.5%. The average household size sits at 2.1 people, remaining below the Regional Qld norm of 2.5.
Frequently Asked Questions - Households
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
Tertiary attainment levels in Biggera Waters sit below broader regional comparisons, with 25.0% of residents aged 15+ possessing university qualifications relative to 30.4% across Australia, indicating room for further skill development. Bachelor degrees constitute the largest share at 16.7%, followed by postgraduate qualifications (6.0%) and graduate diplomas (2.3%). Vocational qualifications are well represented, with 40.0% of residents aged 15+ holding technical credentials across advanced diplomas (14.1%) and certificates (25.9%). Study enrollment remains healthy across the community, with 27.0% of residents undertaking formal learning programs. This cohort includes 7.1% in tertiary education, 6.7% in primary education, and 6.0% in secondary education.
Frequently Asked Questions - Education
Schools Detail
Getting around Biggera Waters means driving: households keep an average of 1.0 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
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
Analysis of mortality and illness metrics by AreaSearch reveals meaningful health challenges in Biggera Waters, with common chronic ailments apparent across both younger and senior cohorts, alongside relatively strong private health coverage across approximately 55% of the total population (~6,076 people), exceeding the 52.5% recorded throughout Regional Qld. Arthritis and mental health issues represent the most prevalent diagnosed conditions locally, affecting 9.2 and 8.7% of residents, respectively, while 66.6% reported having no health conditions, comparable to 67.6% across Regional Qld. General health status among working-age individuals remains broadly consistent with wider averages.
Seniors aged 65 and over comprise 22.3% of residents (2,464 people), higher than the 20.3% share in Regional Qld, and health indicators for this older age group present notable challenges while tracking broadly in step with national standards.
Frequently Asked Questions - Health
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
Cultural diversity in Biggera Waters exceeds most comparable domestic areas, with 38.7% of residents born abroad and 21.5% using a language other than English in their homes. Christianity forms the dominant religious faith at 47.4% of the population. Notably, Islam shows the most pronounced relative representation, accounting for 3.8% of the local population against 0.6% across Regional Qld. In terms of parental lineage, the leading ancestry backgrounds in Biggera Waters comprise English at 28.4%, Australian at 19.4% (markedly below the 26.5% regional benchmark), and Other at 11.7%. Furthermore, specific minority heritages show elevated local representation: Maori represents 1.9% of Biggera Waters (compared to 0.8% across the region), New Zealand accounts for 1.3% (vs 0.9%), and Korean stands at 1.0% (vs 0.2%).
Frequently Asked Questions - Diversity
The median resident of Biggera Waters is 44. 28.4% 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 demographic profile of Biggera Waters skews younger than Regional Qld overall. Cohorts aged 25 - 44 represent 28.9% of residents as at August 2026, compared to 25.5% regionally, while residents aged 0 - 24 comprise 23.6% against a regional benchmark of 29.6%. The median age is evaluated by AreaSearch at 44 as at August 2026, remaining unchanged from the 2021 Census, which sat 3 years higher than the Regional Qld figure of 41 and above the national median of 38 at that Census. Meanwhile, residents aged 45 - 64 have reduced their presence from 27.1% at the Census to an estimated 25.3%.
Looking forward to 2041, adults aged 25 to 44 are forecast to generate the largest numerical increase, expanding by 1,820 residents (57%) to 5,019, while the 65+ demographic will see the fastest relative growth, rising 58% to 3,896 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Biggera Waters
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 3 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 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 50 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (9,973 at the 2021 Census → 11,068 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (309031236). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.