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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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Labrador has an estimated 19,759 residents, up from 18,643 at the 2021 Census — a change of 1,116 people, or 6.0%. Growth has averaged 0.6% a year over five years. 343 new addresses have been validated here since Census night. Overseas migration accounts for 100.0% of that increase. That puts 3,952 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
According to research conducted by AreaSearch, the resident count in Labrador stands at approximately 19,759 as of Aug 2026. This represents an addition of 1,116 people (6.0%) compared to the 18,643 people recorded at the 2021 Census. Such expansion is established through an estimated resident population count of 19,745 published by the ABS as of June 2025 alongside 343 validated new addresses identified following the Census date. With a density of 3,951 persons per square kilometer, the locality ranks among the top 10% of areas evaluated nationally by AreaSearch, underscoring intense demand for local land.
Furthermore, this 6.0% post-census growth tracks within 1.0 percentage points of the broader SA3 area (7.0%), highlighting robust demographic momentum. Expansion throughout recent intervals has been overwhelmingly propelled by overseas migration, serving as virtually the single contributor to net gains. For individual SA2 boundaries, AreaSearch relies upon ABS/Geoscience Australia projections published in 2024 using 2022 as the base year. In instances where SA2 localities lack this coverage, or across periods post-2032, Queensland State Government SA2 projections issued in 2023 utilizing 2021 data are incorporated. Because these state figures omit age cohort breakdowns, AreaSearch applies proportional growth weightings aligned with ABS Greater Capital Region projections (released in 2023, based on 2022 data) across each demographic group. Looking ahead, the district is slated for strong demographic expansion placing it in the top quartile among non-metropolitan regions nationwide, with an anticipated increase of 6,933 persons to 2041 according to recent annual ERP population numbers, denoting cumulative growth of 35.0% across the 16 years.
Frequently Asked Questions - Population
395 new dwellings have been approved in Labrador over the past five years, an average of 79 a year. That places the area in the 60th percentile for residential development activity nationally, about 4 approvals per 1,000 residents a year. Of the 79 dwellings approved in the latest reporting year, 24% 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 Labrador have averaged approximately 79 dwellings per annum, totaling 395 homes authorized across the last 5 financial years (between FY-22 and FY-26). Over this period (between FY-22 and FY-26), the locality absorbed an average of 1.6 new residents per year per dwelling constructed, indicating well-aligned supply and demand alongside stable structural conditions. New residential builds show an average construction value of $420,000, sitting below broader regional benchmarks to provide more attainable price points. Additionally, commercial approvals registered at $3.4 million this financial year, underscoring the area's predominantly domestic residential character.
Labrador exhibits per-capita building activity on par with Rest of Qld, aligning local market stability with wider regional patterns. Approvals over recent periods comprise 24.0% detached houses alongside 76.0% attached dwellings. Such emphasis on medium-to-high density formats fosters more accessible price thresholds, catering effectively to first-home buyers, investors, and downsizers. Displaying roughly 368 people per approval, the district reflects characteristics of an established, mature urban environment. According to the latest quarterly projection from AreaSearch, Labrador is projected to expand by 6,919 residents leading up to 2041. If residential construction volumes remain at current rates, new housing delivery may fall behind demographic expansion, potentially heightening competition among purchasers and sustaining upward pressure on property values.
Frequently Asked Questions - Development
Development applications around Labrador
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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 10 current infrastructure and development projects inside Labrador, worth an estimated $219 million. A further 136 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $38.1 billion. 51 are already under construction and 74 are due for completion within three years. The pipeline spans residential development, communities and health & medical. 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
Major infrastructure developments, planning schemes, and capital works play a pivotal role in shaping local performance, with AreaSearch cataloguing a total of 19 projects positioned to influence the district. Prominent undertakings include the Benowa Gardens Shopping Centre Redevelopment, Labrador - Carrara Road, Gold Coast Highway to Napper Road Cycleway, Labrador - Brisbane Road & Marine Parade Stormwater Upgrade, and Freedom Vantage Labrador, with priority initiatives summarized 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
Freedom Vantage Labrador
Boutique beachfront residential development comprising three architect-designed freehold homes with private pools and premium finishes, located a short walk from the Broadwater. All homes have now been sold, construction is well underway by Yellowfin Builders, with completion expected in early to mid 2026.
Coast Broadwater Apartments
Three 12-storey residential towers featuring 1 and 2 bedroom apartments with panoramic Broadwater views. Premium amenities include gym, pool, and BBQ areas. Developed by Heran Building Group.
Marine Quarter Scenic Tower
Marine Quarter Scenic Tower is the second residential tower within the Marine Quarter waterfront precinct overlooking Broadwater Parklands in Southport. The revised 35-storey tower will deliver 263 apartments with resort-style resident amenities, ground floor retail activation and direct access to the Broadwater. Construction is underway following redesign changes to address challenging groundwater conditions and updates continue to be published by the developer.
Marine Quarter - Scenic Tower
34-level waterfront apartment tower forming the second and final stage of BuildCap's Marine Quarter precinct on the Southport Broadwater. Known as MQII Scenic Tower, the building delivers 153 premium residences with Broadwater and parkland views, designed by WallaceBrice Architecture. Resort-style amenities include a rooftop pool, residents lounge, alfresco dining, studio gym, and ground-level garden spaces. The only approved residential development on the Broadwater Parklands. Tower 1 (Oceanic Tower, 105 apartments) was completed in late 2024.Construction of Tower 2 commenced in early 2025 with builder SunBuilt appointed following protracted delays related to groundwater conditions and the earlier collapse of original builder GCB Constructions.
Summit on Broadwater
Completed 83 apartment development over 9 levels offering 1, 2 and 3 bedroom configurations. Pet-friendly with resort-style facilities including pool, BBQ areas and beach equipment storage.
Labrador - Carrara Road, Gold Coast Highway to Napper Road Cycleway
Construction of a 2km on-road bikeway featuring dedicated bike lanes, off-road sections, kerb separators, pavement markings, and signage along Olsen Avenue (Labrador-Carrara Road). This project is part of the Queensland Government's Active Transport Investment Program to improve cycling infrastructure and encourage more people to choose cycling as a safe, convenient transport option.
The Spit Master Plan
A generational revitalisation of The Spit peninsula on the Gold Coast, delivering world-class public spaces, tourism and recreation infrastructure, and commercial development opportunities across 201 hectares. Legislated under the Spit Master Plan Act 2020, the program is jointly delivered by the Queensland Government, Gold Coast Waterways Authority (GCWA), and City of Gold Coast. Key completed works include the $19 million Muriel Henchman Park upgrade, Doug Jennings Park revitalisation, Moondarewa Spit foreshore improvements, and the Seaway Promenade upgrade.Active projects include Carter's Basin (fresh seafood and tourism precinct), Village East Resort (three-storey coastal resort with public plaza), and Village Centre North (a $300 million superyacht marina with 67 berths and 24 luxury residences). Ecological restoration of Federation Walk Coastal Reserve is underway through to mid-2027. All development is capped at three storeys and 15 metres in height.
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.
10,055 residents of Labrador are employed, from a labour force of 10,680. Unemployment sits at 5.9%, with participation at 61.1%. 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. The working-day population is estimated at 16,145, about 82% 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
Supported by a capable local workforce and significant representation across essential services, Labrador records an unemployment rate of 5.9% and experienced 4.1% in estimated employment growth over the past year. Across the district as of March 2026, 10,055 residents are employed, although the local unemployment rate sits 1.9% higher than the 3.9% recorded for Regional Qld, and labour force participation remains somewhat subdued at 61.1% versus 64.2% in Regional Qld. Census figures showed that only 12.1% of workers carried out their duties from home, though prevailing Covid-19 restrictions at the time should be factored into this figure.
The primary employment sectors for local residents consist of health care & social assistance, retail trade, and accommodation & food. Representation within accommodation & food is especially pronounced, tracking at 1.3 times the regional average. Conversely, agriculture, forestry & fishing accounts for only 0.4% of working residents, falling well below the 4.5% seen across Regional Qld. Comparing resident workers against the local working population at the Census suggests the neighbourhood functions primarily as a residential catchment with constrained commercial employment internally. AreaSearch assessment of ABS and SALM figures indicates that during the 12 months to March 2026, resident employment expanded by 4.1% against a 3.3% rise in the total labour force, driving a reduction in the unemployment rate of 0.8 percentage points. By contrast, across Regional Qld, employment edged up by 0.1%, the labour force grew by 0.3%, and unemployment rose 0.1 percentage points. Looking forward, national industry projections from Jobs and Skills Australia as of Mar-26 provide context on workforce demand. Across the country, employment is anticipated to increase by 6.6% over five years and 13.7% over ten years, though sector trajectory varies considerably. When weighted against Labrador's specific industry distribution for illustrative purposes, these models indicate potential local employment gains of 6.6% over five years and 13.8% over ten years (noting this calculation represents a simple sector weighting and excludes localized population modeling).
Frequently Asked Questions - Employment
Median household income in Labrador is $1,188 a week (about $62,000 a year), with median personal income at $654 a week. ATO records put median taxable income at $47,148 a year against an average of $58,053. 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
According to ATO statistics compiled by AreaSearch for financial year 2023, personal earnings in the Labrador SA2 trail national averages. Among local taxpayers, the median income is $47,148 while the average income is $58,053, compared with $53,146 and $66,593 throughout Regional Qld. Factoring in Wage Price Index growth of 11.36% since financial year 2023, updated estimates as of March 2026 stand at roughly $52,504 (median) and $64,648 (average). Based on 2021 Census returns, family, household, and individual earnings across Labrador place between the 12th and 20th percentiles nationwide. The $800 - 1,499 weekly wage bracket represents the largest single cohort, encompassing 28.6% of the local population (5,651 individuals), whereas the $1,500 - 2,999 bracket dominates regionally at 31.7%.
Living costs present significant strain, with the share of retained income sitting at 76.7%, ranking at the 8th percentile.
Frequently Asked Questions - Income
Labrador had 8,137 occupied dwellings at the 2021 Census, 19% detached houses and 32% apartments. 27% are owned with a mortgage, 48% rented and 25% owned outright. At that Census the median rent was $380 a week and the median mortgage repayment $1,517 a month. Rent absorbs 32.0% of household income here and mortgage repayments 29.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Data from the latest Census shows that Labrador's housing stock is composed of 19.1% houses and 80.9% other dwellings (apartments, semi-detached properties, and 'other' dwellings), contrasting sharply with the 76.4% houses and 23.6% other dwellings recorded across Regional Qld. Outright home ownership in Labrador lags broader benchmarks at 25.0%, with remaining tenures split between mortgaged properties (27.1%) and rental accommodation (47.9%). The median monthly mortgage repayment of $1,517 sits below the Regional Qld figure of $1,655 and the national benchmark of $1,863. Conversely, the median weekly rent of $380 exceeds both the Regional Qld average of $345 and the Australian figure of $375.
Frequently Asked Questions - Housing
Labrador counted 8,137 households at the 2021 Census, an estimated 8,624 today, averaging 2.0 people each. 16% are couples with children, fewer than in 94% of areas nationally, against 25% couples without children. 38% 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
Families constitute the majority of local living arrangements at 55.5%, consisting of couples without children (24.8%), couples with children (15.6%), and single parent families (13.6%). Non-family living structures comprise 44.5% of homes, including lone person households at 38.1% and group households at 6.3%. With an average of 2.0 people, Labrador's median household size is smaller than the 2.5 persons recorded across Regional Qld.
Frequently Asked Questions - Households
22.5% of adults in Labrador hold a university qualification, including 15.5% with a bachelor degree and 5.1% with postgraduate qualifications. A further 27.4% hold a vocational qualification. 1 school serves the area, with 692 enrolment places and an average ICSEA of 1,004 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 in Labrador tracks below wider standards, with 22.5% of residents aged 15+ holding a higher education degree compared to 30.4% in Australia, pointing to room for further upskilling. Within this group, bachelor degrees account for 15.5%, followed by postgraduate qualifications (5.1%) and graduate diplomas (1.9%). Vocational training is widely held, with 40.0% of residents aged 15+ possessing technical qualifications, including advanced diplomas (12.6%) and certificates (27.4%). Engagement with formal study is substantial across the suburb, with 26.2% of the local population actively participating in education. This proportion comprises 7.1% in primary education, 6.1% in tertiary education, and 6.0% pursuing secondary education.
Frequently Asked Questions - Education
Schools Detail
Getting around Labrador means driving: households keep an average of 0.9 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
63.2% of residents in Labrador report no long-term health condition, a less healthy profile than 89% of areas nationally. 8.8% need daily assistance with core activities, and 48.2% hold private health cover. The standardised death rate runs at 7.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch assessment of chronic conditions and mortality statistics indicates notable healthcare hurdles for Labrador, with prevalent conditions evident across younger and older demographics alike. Private health insurance uptake is subdued, covering roughly 48% of the total population (~9,523 people), compared to 52.5% across Regional Qld and a national average of 55.7%. Arthritis and mental health conditions represent the most frequently reported diagnoses in the locality, affecting 9.9% and 10.2 of residents, respectively, while 63.2% reported being free of long-term medical conditions compared to 67.6% across Regional Qld. Chronic conditions are elevated among working-age individuals, and with 22.5% of residents aged 65 and over (4,449 people) exceeding the 20.3% observed in Regional Qld, health challenges among older demographics rank even higher against national comparisons.
Frequently Asked Questions - Health
36.2% of Labrador residents were born overseas and 19.1% speak a language other than English at home. The largest reported ancestries are English (28.9%) and Australian (20.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Labrador demonstrates a pronounced multicultural footprint, with 36.2% of its community born overseas and 19.1% speaking a language other than English at home. Christianity is the predominant faith, practiced by 46.0% of the population. Notably, Judaism is overrepresented locally, comprising 0.3% of the community compared to 0.1% across Regional Qld. Evaluating ancestral background through parents' country of birth, the three most prevalent lineages in Labrador are English at 28.9%, Australian at 20.4% (well below the regional benchmark of 26.5%), and Other at 11.8%. Specific cultural groups show distinct local concentrations relative to regional shares, including Maori at 1.9% (vs 0.8%), New Zealand at 1.5% of Labrador (vs 0.9% regionally), and Serbian at 0.6% (vs 0.1%).
Frequently Asked Questions - Diversity
The median resident of Labrador is 44, older than 78% of areas nationally. That is 1 year younger than at the 2021 Census. 26.5% 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
Labrador maintains a younger demographic distribution relative to Regional Qld. As at August 2026, young to middle aged adults (25 - 44) make up 29.9% of the local population compared to 25.5% across Regional Qld, while children and young adults (0 - 24) represent 21.9% against a regional benchmark of 29.6%. AreaSearch calculates a median age of 44 as at August 2026, moderating from 45 at the 2021 Census and remaining 3 years above the Regional Qld figure of 41 recorded at the same Census, compared to a national median of 38 at the same Census.
Since the Census, the share of young to middle aged adults has risen from 27.1% to an estimated 29.9%, and this cohort is projected to absorb most expansion by adding 2,770 residents (47%) to reach 8,682 by 2041.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Labrador
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 | Jul 2026 2 months ago all 10 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 Jul 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 — 343 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (18,643 at the 2021 Census → 19,759 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 (309031238). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.