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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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Burleigh Waters has an estimated 15,185 residents, up from 14,413 at the 2021 Census — a change of 772 people, or 5.4%. Growth has averaged 0.6% a year over five years. Overseas migration accounts for 82.5% of that increase. That puts 2,260 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 population of Burleigh Waters stands at approximately 15,185 according to research by AreaSearch. Compared to the 14,413 people recorded in the 2021 Census, this represents a rise of 772 people (5.4%). The figure is derived from the ABS estimated resident population figure of 15,180 as of June 2025 alongside 77 validated new addresses registered following the Census date. With 2,259 persons per square kilometer, the locality's population density exceeds the nationwide benchmark evaluated across AreaSearch locations. Inbound overseas migration served as the principal demographic driver, accounting for roughly 82.5% of total population additions over recent intervals.
Projections for each SA2 area released by ABS/Geoscience Australia in 2024 (using 2022 as a base year) are implemented by AreaSearch. For intervals beyond 2032 or locations absent from this series, Queensland State Government SA2 projections released in 2023 (utilising 2021 data) are applied. Because state projections lack age-bracket breakdowns, AreaSearch applies proportional adjustments matching the ABS Greater Capital Region projections (published in 2023 with 2022 data) across age groups. Projected demographic patterns point to population expansion tracking slightly under the non-metropolitan national median, with the community anticipated to grow by 1,389 persons to 2041 according to recent annual ERP data, marking an aggregate rise of 9.1% across the 16 years.
Frequently Asked Questions - Population
143 new dwellings have been approved in Burleigh Waters over the past five years, an average of 28 a year. That is 1.9 approvals per 1,000 residents. Of the 29 dwellings approved in the latest reporting year, 79% 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
Residential building approvals in Burleigh Waters have averaged approximately 28 properties annually, totaling 143 homes across the past 5 financial years (between FY-22 and FY-26). Because approximately 3.2 people annually relocated to the suburb for each new home constructed across the past 5 financial years (between FY-22 and FY-26), demand continues to substantially outpace additions to housing stock, exerting upward pressure on property prices and intensifying buyer competition. Furthermore, the mean construction cost of newly approved dwellings is $1,043,000, signaling that residential developers are concentrating on higher-end, premium builds. Moderate commercial development was also evident, with $21.5 million in commercial approvals recorded during this financial year.
Residential building volumes in Burleigh Waters remain subdued compared to Rest of Qld, trailing the regional per-person benchmark by 87.0%. While building activity has gained pace in recent times, this constrained volume of construction generally bolsters values and interest for established dwellings. Such activity also sits below the national norm, indicative of an established urban footprint and potential planning boundaries. Recent residential construction is divided into 79.0% detached houses and 21.0% attached dwellings, preserving the suburban character through spacious housing options geared toward families. Representing a mature property sector, the area registers roughly 452 people per dwelling approval. Forecasts from the most recent AreaSearch quarterly estimate project an addition of 1,384 residents across Burleigh Waters through to 2041. Should dwelling construction proceed at existing volumes, additions to the housing stock could lag demographic expansion, which may heighten buyer competition and reinforce capital appreciation.
Frequently Asked Questions - Development
Development applications around Burleigh 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 7 current infrastructure and development projects inside Burleigh Waters, worth an estimated $3.28 billion. A further 169 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $37.6 billion. 53 are already under construction and 79 are due for completion within three years. The pipeline spans residential development, communities and transport & logistics. 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
Planning frameworks, capital works, and local infrastructure developments exert a substantial effect on community dynamics. AreaSearch has pinpointed 20 projects with the potential to influence the locality. Key undertakings include Burly Residences, ONE Burleigh, Burleigh Waters - Cassowary Drive Bridge Replacement, and Treetops North Precinct, with key details provided 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
Treetops Plaza Redevelopment - Urbia Burleigh Masterplan
The Urbia Burleigh Masterplan is a long-term, $350 million mixed-use transformation of the Treetops District Centre. It features an expansion of the Treetops Plaza shopping centre, commercial office buildings, and a residential precinct totaling approximately 650 apartments across multiple towers up to 20 storeys. The first stage, 'Treetops North' at 9 Classic Way, consists of a 20-storey residential building with 129 luxury apartments and premium amenities. This initial phase has received development approval, with construction preparation ongoing.
Burleigh Waters Master Plan Community
A $2 billion mixed-use waterfront precinct spanning 5.66 hectares at Lake Orr. The development features 1,500 dwellings across apartments and townhomes, a retail market square, medical center, childcare, and commercial offices. As of early 2026, civil infrastructure works including internal roads and utilities are progressing. A significant component includes a luxury aged care village by Odyssey Lifestyle Care Communities on a 3,600sqm site within the estate, designed to meet the growing demand for seniors living in the Gold Coast golden triangle.
Burly Residences
$540 million luxury six-star residential apartment building at 264-268 The Esplanade, Burleigh Heads. Comprises 101 prestigious residences across 25 levels with 40m of beach frontage. Features extensive six-star resort amenities including Club Burly wellness center. Delivered by DD Living and built by Gowdie Management Group.
Burleigh Waters - Cassowary Drive Bridge Replacement
Replacement of the existing 1980s bridge over Lake Heron with a new 3-span structure featuring 3.5m travel lanes and 2.5m walkways on both sides, designed for a 100-year service life to enhance safety and reduce maintenance. Construction is currently underway with local traffic restrictions in place.
ONE Burleigh
Ultra-luxury oceanfront residential tower with 16 full-floor residences and a rooftop penthouse. Amenities include private office, media room with bar, wellness facilities (spa, hot and cold plunge pools, sauna), and yoga deck. Construction is underway with crane on site; practical completion targeted for late 2026.
Treetops North Precinct
A 20-storey residential tower comprising 123 two- and three-bedroom apartments designed by Ellivo Architects. The development features a two-level podium with gym, day spa, sauna, plunge pool, and residential lounge. Located north of the popular Treetops Shopping Centre and designed to complement the emerging urban village of Burleigh Waters.
Treetops North Precinct
A 20-storey tower offering 129 spacious 2- and 3-bedroom Council approved apartments, part of Rayjon Group's transformation of the Treetops District Centre. Amenities include a fully equipped gym, day spa with plunge pool, sauna, steam room, home office hub, library, meeting room, wine room, resort-style pool, and BBQ pavilion. The estimated completion is 2026.
Isabel by Mosaic
Ultra-luxury beachfront apartment building by Mosaic Property Group featuring 28 half and full-floor residences and sky homes across approximately 16-17 levels, designed by Koichi Takada Architects. Mosaic Construction is the builder. Current updates show podium and early tower levels poured with facade panels beginning installation, and sales nearing sellout. Amenities include pool, spa, gym, sauna, steam room and sun deck. Pricing originally from about $4.5m.
8,132 residents of Burleigh Waters are employed, from a labour force of 8,298. Unemployment sits at 2.0%, with participation at 66.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 13,415, about 88% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
With a 2.0% unemployment rate and estimated job creation of 3.4% during the past year, Burleigh Waters maintains an adept workforce and solid representation across essential services. Employed residents totaled 8,132 as of March 2026, while the jobless rate sits 1.9% under the 3.9% recorded in Regional Qld. Labor force participation stands at 66.6%, aligning closely with Regional Qld's 64.2%. Census figures also indicate that 17.3% of workers carried out their duties from home, an outcome potentially shaped by Covid-19 lockdown restrictions. The primary employment sectors for local residents consist of health care & social assistance, construction, and education & training.
The community exhibits a distinct concentration in construction, where its share of local employment is 1.3 times the regional average. Conversely, agriculture, forestry & fishing accounts for only 0.3% of jobs, compared to 4.5% across the region. Given the discrepancy between the Census working population count and resident labor totals, this primarily residential enclave offers limited local employment opportunities. AreaSearch assessment of ABS and SALM figures shows that over the 12 months to March 2026, employment grew by 3.4% and the labor force expanded by 3.3%, resulting in an essentially unchanged unemployment rate. In contrast, Regional Qld experienced 0.1% employment growth, a 0.3% labor force increase, and a 0.1 percentage points rise in unemployment. Long-term labor requirements can be evaluated using national employment forecasts from Jobs and Skills Australia as of Mar-26. These five- and ten-year projections have been applied to the local workforce structure to assess forward trends. Across Australia, workforce numbers are projected to expand by 6.6% over five years and 13.7% over ten years, though trajectories diverge by sector. Applying these sectoral forecasts to the industry composition of Burleigh Waters suggests local employment could expand by 6.7% over five years and 13.8% over ten years (note that this extrapolation uses weighted industry shares for illustrative purposes and excludes localized population models).
Frequently Asked Questions - Employment
Median household income in Burleigh Waters is $1,737 a week (about $90,000 a year), with median personal income at $803 a week. ATO records put median taxable income at $52,538 a year against an average of $70,426. 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 indicate a median taxpayer income of $52,538 and an average of $70,426 in the Burleigh Waters SA2. These figures exceed national benchmarks, whereas Regional Qld recorded a median of $53,146 and an average of $66,593. Accounting for an 11.36% increase in the Wage Price Index since financial year 2023, updated estimates as of March 2026 reach approximately $58,506 for median earnings and $78,426 for the average. Based on Census 2021 results, personal, family, and household incomes in Burleigh Waters occupy mid-tier positions, sitting between the 49th and 49th percentiles.
A cohort of 4,752 individuals, or 31.3% of local earners, falls within the $1,500 - 2,999 income bracket, mirroring the 31.7% share seen regionally. Housing cost pressures remain intense, leaving only 83.4% of disposable income post-housing, which sits at the 49th percentile, while the SEIFA income measure places the community in the 7th decile.
Frequently Asked Questions - Income
Burleigh Waters had 5,343 occupied dwellings at the 2021 Census, 71% detached houses and 3% apartments. 40% are owned with a mortgage, 21% rented and 40% owned outright. At that Census the median rent was $500 a week and the median mortgage repayment $2,021 a month. Rent absorbs 28.8% of household income here and mortgage repayments 26.9%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the housing inventory in Burleigh Waters was divided into 71.0% houses and 29.0% other dwellings (apartments, semi-detached properties, and 'other' dwellings), contrasting with 76.4% houses and 23.6% other dwellings throughout Regional Qld. Outright home ownership reached 39.7%, notably exceeding regional rates, while remaining residences were either being purchased under a mortgage (39.8%) or occupied by tenants (20.5%). Median monthly mortgage costs in the locality stood at $2,021, and median weekly rent reached $500, both well above the respective Regional Qld figures of $1,655 and $345.
On a nationwide scale, Burleigh Waters exceeds both the Australian average monthly mortgage repayment of $1,863 and the national average weekly rent of $375.
Frequently Asked Questions - Housing
Burleigh Waters counted 5,343 households at the 2021 Census, an estimated 5,629 today, averaging 2.6 people each. 33% are couples with children, against 27% couples without children. 22% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute 73.8% of households in the area, divided into couples with children at 33.4%, couples without children at 27.2%, and single parent families at 11.9%. Non-family living arrangements account for the remaining 26.2%, consisting of lone person households at 21.9% and group households at 4.4%. The area records a median household size of 2.6 people, which sits slightly above the Regional Qld benchmark of 2.5.
Frequently Asked Questions - Households
25.9% of adults in Burleigh Waters hold a university qualification, including 18.6% with a bachelor degree and 4.7% with postgraduate qualifications. A further 25.5% hold a vocational qualification. 3 schools serve the area, with 3,447 enrolment places and an average ICSEA of 1,064 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
Higher education qualifications are prevalent across the community, with 25.9% of residents aged 15+ holding a university degree compared to 20.6% across Rest of Qld. Bachelor degrees form the largest segment at 18.6%, with postgraduate qualifications representing 4.7% and graduate diplomas accounting for 2.6%. Vocational and technical training is likewise widespread, as 38.3% of residents aged 15+ hold vocational credentials, comprising 25.5% with certificates and 12.8% with advanced diplomas. A substantial 28.4% of residents are actively participating in formal study. This student population includes 10.5% attending primary education, 7.9% in secondary education, and 4.4% enrolled in tertiary education programs.
Frequently Asked Questions - Education
Schools Detail
Getting around Burleigh Waters means driving: households keep an average of 1.5 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
71.3% of residents in Burleigh Waters report no long-term health condition, a healthier profile than 80% of areas nationally. 5.9% need daily assistance with core activities, and 54.1% hold private health cover. The standardised death rate runs at 4.2 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch evaluations of mortality rates and chronic health conditions indicate favorable overall wellness across Burleigh Waters, highlighted by minimal incidence of common medical conditions among younger residents. In addition, private health insurance coverage is solid, encompassing approximately 54% of residents (~8,215 people). Arthritis and mental health issues represent the most prevalent health conditions locally, affecting 8.6 and 6.6% of residents, respectively. Meanwhile, 71.3% of the community reported having no chronic medical conditions, outperforming the 67.6% rate across Regional Qld. The working-age cohort displays strong health metrics with minimal chronic illness.
Seniors aged 65 and over comprise 19.6% of the population (2,982 people), and while health outcomes in this age group exceed regional averages, their national ranking sits below that of the broader local populace.
Frequently Asked Questions - Health
Burleigh Waters is largely Australian-born, at 75.8% of residents, with 8.4% speaking a language other than English at home. The largest reported ancestries are English (31.3%) and Australian (26.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics in Burleigh Waters generally correspond with the wider region, with 75.8% of the local population born in Australia, 86.7% holding citizenship, and 91.6% speaking only English at home. Christianity is the primary religious affiliation, practiced by 53.0% of residents. The most pronounced local variation is observed in Judaism, which accounts for 0.2% of the community compared to 0.1% across Regional Qld. Regarding ancestral background based on parental birthplace, the three most common ancestries in Burleigh Waters are English (31.3%), Australian (26.0%), and Irish (9.3%). Specific cultural backgrounds also display higher local concentrations relative to regional norms, including New Zealand ancestry at 1.5% (compared to 0.9% regionally), Maori at 0.9% (vs 0.8%), and Hungarian at 0.4% (vs 0.2%).
Frequently Asked Questions - Diversity
The median resident of Burleigh Waters is 42. 23.5% 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 age distribution in Burleigh Waters aligns tightly with Regional Qld, with the largest variance across the four main age tiers measuring just 0.7 percentage points. AreaSearch calculates a median age of 42 as at August 2026, identical to the 2021 Census figure and 1 year higher than the Regional Qld median of 41 recorded at that time. Since the Census, the proportion of retirees and older residents (65+) has shifted from 20.9% to an estimated 19.6%. Looking forward to 2041, the largest demographic increase is anticipated among individuals aged 25 - 44, which is projected to expand by 750 residents (19%) to reach 4,645.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Burleigh Waters
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 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 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago 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 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 5 months ago all 7 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 May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 — 77 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (14,413 at the 2021 Census → 15,185 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 (309011226). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.