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 was approximately 11,062 as of May 2026. This figure represents an increase of 1,089 people from the 2021 Census count of 9,973. The growth is inferred from ABS estimates: 11,016 in June 2025 and 48 new addresses since the Census date. The population density was around 3,489 persons per square kilometer, placing it in the upper quartile nationally according to AreaSearch assessments. Biggera Waters' growth of 10.9% since the 2021 Census exceeded its SA3 area's (7.0%) and Queensland's overall growth rates, indicating a regional leadership in population increase. Overseas migration was the primary driver for this growth.

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, with proportional growth weightings applied for age cohorts based on ABS Greater Capital Region projections released in 2023. Future demographic trends predict exceptional growth, with the area expected to expand by 5,221 persons to 2041, reflecting a total increase of 46.8% over this period.

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, 31 approvals have been recorded. On average, each dwelling built between FY21 and FY25 has resulted in 2.4 new residents per year, reflecting strong demand that supports property values. New homes are being constructed at an average value of $665,000, indicating developers target the premium market segment with higher-end properties.

In this financial year, there have been $19.2 million in commercial approvals, suggesting steady commercial investment activity. Compared to the Rest of Qld, Biggera Waters shows 120.0% higher new home approvals per person, offering greater choice for buyers. New building activity consists of 7.0% detached houses and 93.0% townhouses or apartments, focusing on higher-density living which creates more affordable entry points suitable for downsizers, investors, and first-home buyers. The location has approximately 141 people per dwelling approval, indicating an expanding market. According to AreaSearch's latest quarterly estimate, Biggera Waters is forecasted to gain 5,175 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 13 projects likely impacting the region. Key projects include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Cove Mixed-Use Development. The following list details those 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.

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

Biggera Waters has a skilled workforce with notable representation in lifestyle and retail sectors. Its unemployment rate was 3.9% as of December 2025. The area experienced an employment growth of 3.3% over the past year.

As of December 2025, there were 5,945 residents employed, with an unemployment rate of 3.1%, which is 0.1% lower than Regional Qld's rate of 4.0%. Workforce participation was similar to Regional Qld's 64.5%. According to Census responses, 12.9% of residents worked from home. Employment is concentrated in health care & social assistance, retail trade, and accommodation & food, with a particularly strong specialization in the latter, at 1.3 times the regional level.

Agriculture, forestry & fishing is under-represented, with only 0.2% of Biggera Waters's workforce compared to Regional Qld's 4.5%. Many residents commute elsewhere for work based on Census data. Over the 12 months to December 2025, employment increased by 3.3%, while labour force increased by 2.6%, causing the unemployment rate to fall by 0.7 percentage points. In contrast, Regional Qld experienced employment growth of 0.7% and labour force growth of 1.0%, with a 0.3 percentage point rise in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. 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, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2023 shows that Biggera Waters SA2 has an income above the national average. The median income is $51,680 and the average income stands at $71,787. This contrasts with Regional Qld's figures of a median income of $53,146 and an average income of $66,593. Based on Wage Price Index growth of 11.36% since financial year 2023, current estimates for Biggera Waters would be approximately $57,551 (median) and $79,942 (average) as of March 2026. According to the 2021 Census figures, household, family and personal incomes in Biggera Waters rank modestly between the 21st and 31st percentiles. The income distribution shows that 30.0% of residents earn between $1,500 - $2,999 (3,318 people), similar to the metropolitan region where 31.7% fall into this bracket. Housing affordability pressures are severe in Biggera Waters, with only 76.8% of income remaining after housing costs, 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

In Biggera Waters, as per the latest Census, 20.5% of dwellings were houses while 79.6% were other types such as semi-detached homes, apartments, and 'other' dwellings. This contrasts with Regional Qld's figures of 76.4% houses and 23.6% other dwellings. Home ownership in Biggera Waters stood at 26.9%, with mortgaged properties at 24.8% and rented dwellings at 48.3%. The median monthly mortgage repayment was $1,699, exceeding Regional Qld's average of $1,655. Weekly rent in Biggera Waters was recorded at $430, compared to Regional Qld's $345. Nationally, Biggera Waters' mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher than 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 account for 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 make up the remaining 40.3%, with lone person households at 33.8% and group households comprising 6.5%. The median household size is 2.1 people, which is smaller than the Regional Queensland 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 indicates potential for educational development and skills enhancement. 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 (14.1%) and certificates (25.9%).

Educational participation is high; 27.0% of residents are currently enrolled in formal education, including 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 operational transport stops serving the area. These stops are used by a variety of bus routes, with a total of 5 individual routes providing service to the community. The collective weekly passenger trips facilitated by these routes amount to 1,337. The accessibility of public transport in Biggera Waters is rated as good, with residents on average located approximately 218 meters from their nearest transport stop. As a predominantly residential area, most commuters travel outward from the suburb. The car remains the primary mode of transportation for residents, with an ownership rate of 89%.

On average, there is one vehicle per dwelling in Biggera Waters, which is lower than the regional average. According to the 2021 Census, a relatively low percentage of residents, specifically 12.9%, work from home, which may be influenced by COVID-19 conditions. The service frequency across all routes averages at approximately 191 trips per day, equating to around 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 notable health challenges as assessed by AreaSearch. Mortality rates and chronic condition prevalence are significant, with common health conditions affecting both younger and older age groups.

Private health cover is high at approximately 55% of the total population (~6,073 people), compared to 52.5% across Regional Qld. The most prevalent medical conditions are arthritis (9.2%) and mental health issues (8.7%). 66.6% of residents report having no medical ailments, slightly lower than the 67.6% in Regional Qld. Health outcomes among working-age residents are generally typical. The area has a higher proportion of seniors aged 65 and over at 22.1%, compared to 20.4% in Regional Qld. Senior health outcomes present some challenges, with national rankings broadly inline 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' population showed higher cultural diversity, with 21.5% speaking a language other than English at home and 38.7% born overseas. Christianity was the predominant religion, comprising 47.4%. Islam's representation was notably higher at 3.8%, compared to Regional Qld's 0.6%.

For ancestry, the top groups were English (28.4%), Australian (19.4%), and Other (11.7%). Some ethnic groups showed significant differences: Maori at 1.9% (vs regional 0.8%), New Zealand at 1.3% (vs 0.9%), and Korean at 1.0% (vs 0.2%).

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

Biggera Waters has a median age of 43 years, which is higher than the Regional Queensland average of 41 and exceeds the national average of 38. The 25-34 age group makes up 16.6% of the population in Biggera Waters, compared to Regional Queensland's figure. However, the 5-14 age group is less prevalent at 7.3%. According to post-2021 Census data, the 25 to 34 age group has increased from 15.6% to 16.6%, while the 45 to 54 cohort has decreased from 13.4% to 11.7%. Demographic modelling indicates that Biggera Waters' age profile will significantly change by 2041, with the strongest projected growth in the 25 to 34 age group at 63%, adding 1,153 residents to reach a total of 2,984.