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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 11,062 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
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
Development applications around Biggera Waters
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| Lodged | Address | Description | Type | Distance | Status |
|---|
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 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.
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 63.6%. 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
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
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
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
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
Schools Detail
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
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
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
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
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
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 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.