Burleigh Waters

Burleigh Waters is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

AreaSearch's analysis indicates Burleigh Waters' population is approximately 15,112 as of November 2025. This represents an increase of 699 people (4.8%) since the 2021 Census, which reported a population of 14,413 people. The change is inferred from the estimated resident population of 15,110 from the ABS as of June 2024 and an additional 74 validated new addresses since the Census date. This results in a population density ratio of 2,248 persons per square kilometer, higher than the average seen across national locations assessed by AreaSearch. Population growth was primarily driven by overseas migration, contributing approximately 76.8% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered and years post-2032, Queensland State Government's SA2 area projections are used, released in 2023 based on 2021 data. However, these state projections do not provide age category splits, so AreaSearch applies proportional growth weightings in line with the ABS Greater Capital Region projections for each age cohort, released in 2023 based on 2022 data. Examining future trends, a population increase just below the median of locations outside capital cities is expected, with the area projected to grow by 1,453 persons to 2041, reflecting an overall increase of 9.6% over the 17 years based on the latest annual ERP population numbers.

Residential development activity is lower than average in Burleigh Waters according to AreaSearch's national comparison of local real estate markets

Burleigh Waters has recorded approximately 35 residential properties granted approval annually. Over the past five financial years, from FY21 to FY25, around 179 homes were approved, with an additional 23 approved so far in FY26. Each dwelling built over these five years attracted an average of 2.5 new residents per year, indicating strong demand that supports property values.

New homes are being constructed at an average expected cost of $536,000, reflecting developers' focus on the premium market with high-end developments. This financial year has seen around $21.5 million in commercial approvals registered, suggesting steady commercial investment activity. Compared to the rest of Queensland, Burleigh Waters has significantly less development activity, at 82.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing properties. This trend is also lower than nationally, reflecting market maturity and possible development constraints.

The current development composition consists of 85.0% detached dwellings and 15.0% medium to high-density housing, preserving the area's suburban nature with a focus on detached housing that attracts space-seeking buyers. With approximately 776 people per dwelling approval, Burleigh Waters indicates a highly mature market. Looking ahead, AreaSearch's latest quarterly estimate projects Burleigh Waters to grow by around 1,451 residents through to 2041. Construction is maintaining a steady pace with projected growth, although buyers may face increasing competition as the population grows.

Burleigh Waters has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 22 projects likely affecting the region. Notable ones include Burly Residences, Gold Coast Light Rail Stage 4, ONE Burleigh, and Burleigh Waters - Cassowary Drive Bridge Replacement, with the following list providing more details on 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 strength in Burleigh Waters positions it well ahead of most Australian regions

Burleigh Waters has a skilled workforce with essential services sectors well represented. The unemployment rate was 2.1% in the past year.

Employment growth was estimated at 2.3%. As of September 2025, there were 7,999 residents employed, with an unemployment rate of 2.0%, below Rest of Qld's rate of 4.1%. Workforce participation was 62.1% compared to Rest of Qld's 59.1%. Dominant employment sectors include health care & social assistance, construction, and education & training.

Construction is particularly strong, with an employment share of 1.3 times the regional level. Agriculture, forestry & fishing employs just 0.3% of local workers, below Rest of Qld's 4.5%. The area offers limited local employment opportunities, indicated by Census data. Over a 12-month period ending in September 2025, employment increased by 2.3%, keeping the unemployment rate relatively stable at 2.0%. In contrast, Rest of Qld saw employment rise by 1.7% and unemployment rise to 4.4%. State-level data to 25-Nov-25 shows Queensland employment contracted by 0.01%, with an unemployment rate of 4.2%, broadly in line with the national rate of 4.3%. National employment forecasts from May-25 suggest a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Burleigh Waters' employment mix, local employment is estimated to increase by 6.7% over five years and 13.8% over ten years.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

AreaSearch's data for financial year 2022 shows Burleigh Waters SA2 had a median income of $50,056 and an average income of $68,174. This is higher than the national averages of $50,780 (median) and $64,844 (average) for Rest of Qld. By September 2025, estimated incomes would be approximately $57,059 (median) and $77,712 (average), based on a 13.99% Wage Price Index growth since financial year 2022. The 2021 Census places Burleigh Waters' household, family, and personal incomes between the 49th and 49th percentiles. The earnings profile shows that 31.3% of locals (4,730 people) earn between $1,500 - 2,999, similar to metropolitan regions where 31.7% fall into this range. Housing affordability pressures are severe, with only 83.4% of income remaining after housing costs, ranking at the 49th percentile. The area's SEIFA income ranking places it in the 7th decile.

Burleigh Waters is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Burleigh Waters, as per the latest Census, 71.0% of dwellings were houses while 29.0% comprised semi-detached homes, apartments, and other types. This contrasts with Non-Metro Queensland's figures of 45.3% houses and 54.8% other dwellings. Home ownership in Burleigh Waters stood at 39.7%, with mortgaged properties at 39.8% and rented ones at 20.5%. The median monthly mortgage repayment was $2,021, surpassing Non-Metro Queensland's average of $2,019. The median weekly rent in Burleigh Waters was recorded as $500, compared to Non-Metro Queensland's $465. Nationally, Burleigh Waters' mortgage repayments were higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Burleigh Waters features high concentrations of group households, with a higher-than-average median household size

Family households constitute 73.8% of all households, including 33.4% couples with children, 27.2% couples without children, and 11.9% single parent families. Non-family households comprise the remaining 26.2%, with lone person households at 21.9% and group households making up 4.4% of the total. The median household size is 2.6 people, which is larger than the Rest of Qld average of 2.3.

The educational profile of Burleigh Waters exceeds national averages, with above-average qualification levels and academic performance metrics

The area's educational profile is notable regionally with university qualification rates at 25.9% among residents aged 15+, surpassing the Rest of Qld average of 20.6%. Bachelor degrees are most prevalent at 18.6%, followed by postgraduate qualifications (4.7%) and graduate diplomas (2.6%). Vocational credentials are also prominent, with 38.3% of residents aged 15+ holding such qualifications – advanced diplomas at 12.8% and certificates at 25.5%.

Educational participation is high, with 28.4% of residents currently enrolled in formal education, including 10.5% in primary, 7.9% in secondary, and 4.4% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Analysis of public transport in Burleigh Waters shows 55 operational transport stops, all offering bus services. These stops are served by five distinct routes, facilitating a total of 1,017 weekly passenger trips. Residents enjoy good transport accessibility, with an average distance of 227 meters to the nearest stop.

Service frequency stands at 145 trips per day across all routes, translating to approximately 18 weekly trips per individual stop.

Burleigh Waters's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Health data shows Burleigh Waters residents have relatively positive health outcomes, with common conditions seen across both young and old age groups. Private health cover is high at approximately 54% of the total population (~8,115 people), compared to 68.9% in the rest of Queensland.

The most common medical conditions are arthritis (8.6%) and mental health issues (6.6%). 71.3% of residents report no medical ailments, compared to 72.7% in the rest of Queensland. As of June 2021, 19.3% of residents are aged 65 and over (2,912 people). Health outcomes among seniors are above average, broadly aligning with the general population's health profile.

In terms of cultural diversity, Burleigh Waters records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Burleigh Waters' cultural diversity aligns with its broader region, with 75.8% born in Australia, 86.7% citizens, and 91.6% speaking English only at home. Christianity is the predominant religion, at 53.0%. Judaism's representation is higher than average, at 0.2%, compared to 0.4% regionally.

Top ancestry groups are English (31.3%), Australian (26.0%), and Irish (9.3%). Notable differences include New Zealanders being overrepresented at 1.5% vs regional 1.3%, Hungarians at 0.4% vs 0.3%, and Maori at 0.9% vs 0.8%.

Burleigh Waters's median age exceeds the national pattern

The median age in Burleigh Waters is 41 years, matching Rest of Qld's average but somewhat older than Australia's average of 38 years. Compared to Rest of Qld, Burleigh Waters has a higher percentage of residents aged 35-44 (14.3%) but fewer residents aged 65-74 (8.8%). According to the 2021 Census, the population aged 15-24 increased from 10.2% to 11.8%, while the 25-34 cohort rose from 10.7% to 12.1%. Conversely, the 65-74 age group decreased from 10.4% to 8.8%, and the 45-54 group dropped from 14.3% to 13.3%. By 2041, demographic projections indicate significant shifts in Burleigh Waters's age structure. The 25-34 age group is expected to grow by 33%, reaching 2,432 people from the current 1,824. Conversely, the 15-24 and 75-84 cohorts are projected to experience population declines.