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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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Mermaid Waters has an estimated 14,581 residents, up from 13,205 at the 2021 Census — a change of 1,376 people, or 10.4%. Growth has averaged 1.9% a year over five years. 310 new addresses have been validated here since Census night. Overseas migration accounts for 77.9% of that increase. That puts 2,060 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 population of Mermaid Waters stands at approximately 14,581 as of Aug 2026. This represents an expansion of 1,376 people (10.4%) compared to the 13,205 people documented in the 2021 Census. This adjustment incorporates the ABS estimated resident population figure of 14,564 from June 2025 alongside 310 validated new addresses identified following the Census. With 2,059 persons per square kilometer, population density exceeds the nationwide benchmark across locations evaluated by AreaSearch. The community's 10.4% post-2021 Census expansion surpassed both the Rest of Qld mark (9.4%) and the national benchmark, establishing it among the regional pacesetters.
Inbound overseas migration served as the primary catalyst, generating roughly 77.9% of recent population additions. Projections published jointly by the ABS and Geoscience Australia in 2024 (referencing a 2022 baseline) are applied by AreaSearch across SA2 locations. In instances where locations fall outside this series or extend beyond 2032, Queensland State Government SA2 figures released in 2023 (using 2021 data) are integrated. Because those state datasets omit age-specific breakdowns, AreaSearch assigns proportional weightings aligned with the 2023 ABS Greater Capital Region projections (based on 2022 figures) across respective age groups. Anticipated demographic trajectories place the area in the highest quartile among national regional districts, with current annual ERP figures pointing toward an influx of 3,712 persons by 2041, representing a cumulative rise of 25.3% across the 16 years.
Frequently Asked Questions - Population
1,356 new dwellings have been approved in Mermaid Waters over the past five years, an average of 271 a year. That places the area in the 88th percentile for residential development activity nationally, about 19 approvals per 1,000 residents a year. Of the 271 dwellings approved in the latest reporting year, 11% 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 Mermaid Waters have averaged approximately 271 dwellings annually, accumulating to 1,356 homes across the previous 5 financial years. With an average intake of merely 0.9 new residents per year per dwelling constructed over the past 5 financial years (between FY-22 and FY-26), additions to housing stock match or surpass local demand, preserving extensive buyer options and allowing head-room for population gains beyond projected totals. Furthermore, approved residential construction costs average $1,173,000, illustrating an emphasis by builders on high-end, premium developments. Alongside residential work, approved commercial projects reached $14.0 million during this financial year, underscoring ongoing non-residential development momentum.
Relative to Rest of Qld, building activity in Mermaid Waters is slightly elevated (tracking 23.0% above the regional per-capita rate across the 5 year period), preserving sound choice for purchasers while maintaining underlying market demand. This rate significantly outpaces the national average, demonstrating robust construction sector confidence. Recent approvals comprise 11.0% detached houses and 89.0% townhouses or apartments. This pivot toward higher-density formats creates accessible pricing points for first-time buyers, investors, and downsizers. It also represents a marked transition from current local stock (wherein 59.0% are houses), reflecting tightening land supplies along with shifting household requirements and affordability considerations. The district records around 191 people per dwelling approval, showing capacity for further residential growth. According to the latest quarterly calculations from AreaSearch, Mermaid Waters is anticipated to gain 3,695 residents by 2041. If building activity continues along its current trajectory, dwelling additions should easily satisfy local requirements, ensuring supportive conditions for property seekers and potentially facilitating expansion above baseline demographic forecasts.
Frequently Asked Questions - Development
Development applications around Mermaid Waters
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| 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 14 current infrastructure and development projects inside Mermaid Waters, worth an estimated $1.76 billion. A further 140 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $44.4 billion. 47 are already under construction and 63 are due for completion within three years. The pipeline spans residential development, transport & logistics 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
Capital works, zoning changes, and planning developments serve as fundamental drivers of local performance. AreaSearch has pinpointed 54 active projects with potential to influence the district. Among the most prominent initiatives are The Chevron, Lakeview Boulevard Townhouses, Miami State School Upgrade, and Mermaid Waters Sewer Pump Station Upgrade, with specific key undertakings outlined in the following section.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Miami State School Upgrade
Upgrade of Miami State School including a new general learning area building, refurbishment of the administration building, and earlier completed campus improvements including new classrooms, site renewal and administration facilities. The project supports enrolment growth and delivery of contemporary learning environments.
Mermaid Waters Sewer Pump Station Upgrade
Comprehensive upgrade and mechanical overhaul of the existing sewage pump station facility to improve network capacity, enhance wastewater reliability, and service the growing local Mermaid Waters community.
The Chevron
A premium residential development by Lifestyle Property Group comprising a 40-storey tower with 185 apartments. Features resort-style amenities including pools, spa, gym, and rooftop gardens. Located on Broadbeach Waters with canal frontage.
Lakeview Boulevard Townhouses
A boutique townhouse development comprising 57 contemporary two-storey townhouses on Lakeview Boulevard within The Lakes master-planned community in Mermaid Waters. The development features modern design and is located near The Lanes Residences apartment towers and the approved Lanes Retail Village, offering residents access to Gold Coast lifestyle, beaches, and major retail precincts at Broadbeach.
The Landmark
The Landmark is a $2 billion masterplanned mixed-use precinct being developed by Aniko Group at the corner of the Gold Coast Highway and Seaview Avenue in Mermaid Beach. Designed by Plus Architecture, the development features four towers comprising approximately 900 luxury apartments, a five-star hotel, commercial suites, and ground-floor dining. Construction commenced in 2025 with staged completion anticipated from 2027 to 2028.
17 Le Mans Drive Residential Development
Proposed residential development of 7 townhouses at Lot 145 RP119349, 17 Le Mans Drive, Mermaid Waters. This project contributes to housing supply in the sought-after Mermaid Waters area on the Gold Coast.
Sailfish Cove Resort Complex
Established resort-style residential complex featuring 226 townhouses and apartments with resort facilities including swimming pools, spa, BBQ areas, and tropical landscaping. Built in 1994, this gated community offers waterfront lifestyle amenities with direct access to Lake Wonderland.
The Landmark
The Landmark is a $2.5 billion masterplanned mixed-use development delivered by Aniko Group at 1 Seaview Avenue in Mermaid Beach. The project features four luxury residential towers over a shared podium, delivering approximately 900 premium apartments, an international 5-star hotel, commercial offices, and dining precincts. Construction broke ground in 2025 with staged completions anticipated through 2028.
8,184 residents of Mermaid Waters are employed, from a labour force of 8,377. Unemployment sits at 2.3%, with participation at 68.5%. 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 12,000, 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
Mermaid Waters possesses a highly educated labor pool spanning diverse economic sectors, highlighted by a low 2.3% unemployment rate and estimated annual jobs growth of 3.5%. As of March 2026, employed residents total 8,184, while local unemployment sits 1.6% below the 3.9% recorded in Regional Qld, accompanied by an active workforce participation level (68.5% versus 64.2% in Regional Qld). Census findings indicate that 17.3% of workers operated from home, though this figure reflects the influence of Covid-19 restrictions during that period. Resident employment centers heavily around health care & social assistance, construction, and accommodation & food.
Specialized technical roles are prominent, with professional & technical representation reaching 1.6 times the wider regional baseline. Conversely, agriculture, forestry & fishing accounts for only 0.3% of resident workers, well below the 4.5% seen across the broader region. Given the contrast between local workforce counts and resident employment totals, this primarily suburban setting provides relatively few local job sites. Analysis of SALM and ABS data by AreaSearch shows that employment grew by 3.5% and the labour force grew by 3.3% during the 12 months to March 2026, which caused unemployment to drop by 0.2 percentage points. Regional Qld saw much slower changes, with employment rising by 0.1% and the labour force rising by 0.3%, leading to a 0.1 percentage point increase in unemployment. Jobs and Skills Australia's national employment forecasts from Mar-26 provide additional context for anticipated future demand in Mermaid Waters. These forecasts span five and ten year horizons and have been compared with the local employment composition to estimate future growth trends. National employment is projected to grow by 6.6% over five years and by 13.7% over ten years, though these rates vary considerably across different industry sectors. When these sectoral growth rates are applied to Mermaid Waters's employment structure, local employment is expected to rise by 6.7% over five years and by 13.7% over ten years. This calculation uses a basic weighting method for demonstration only and does not incorporate local population projections.
Frequently Asked Questions - Employment
Median household income in Mermaid Waters is $1,753 a week (about $91,000 a year), with median personal income at $817 a week. ATO records put median taxable income at $49,914 a year against an average of $77,244. The average runs 55% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. 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
Taxation records compiled by AreaSearch from the ATO for financial year 2023 show local taxpayer earnings ranking comfortably above the nationwide median. Within the Mermaid Waters SA2, median taxpayer income reaches $49,914 while average earnings stand at $77,244, compared to Regional Qld benchmarks of $53,146 and $66,593. Factoring in Wage Price Index growth of 11.36% since financial year 2023, updated estimates as of March 2026 stand at roughly $55,584 for median income and $86,019 for the average. In the 2021 Census, composite family, household, and personal earnings aligned closely with the 51st percentile across Australia.
Roughly 28.9% of residents (4,213 individuals) fall within the $1,500 - 2,999 income bracket, closely tracking the 31.7% regional proportion. Housing costs exert notable pressure, leaving 82.4% of income uncommitted (ranking at the 49th percentile), while the area's overall SEIFA economic standing places it in the 7th decile.
Frequently Asked Questions - Income
Mermaid Waters had 5,030 occupied dwellings at the 2021 Census, 59% detached houses and 7% apartments. 35% are owned with a mortgage, 30% rented and 35% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $2,167 a month. Rent absorbs 25.7% of household income here and mortgage repayments 28.5%. 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 local housing mix featured 58.8% separate houses alongside 41.2% medium-to-high density formats (encompassing apartments, townhouses, semi-detached properties, and other structures), differing from Regional Qld where standalone houses accounted for 76.4% and other formats made up 23.6%. Outright home ownership stood at 35.1%, outstripping the regional benchmark, while 34.8% of properties were owned with a mortgage and 30.0% were occupied by renters. Median monthly mortgage obligations were notably higher than the Regional Qld figure at $2,167 compared to $1,655, while median weekly rent was $450 against $345 regionally.
On a national scale, local monthly mortgage repayments markedly exceed the Australian benchmark of $1,863, and weekly rents track considerably above the nationwide median of $375.
Frequently Asked Questions - Housing
Mermaid Waters counted 5,030 households at the 2021 Census, an estimated 5,554 today, averaging 2.5 people each. 29% are couples with children, against 28% couples without children. 24% 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 vast majority of local living arrangements at 69.2%, split between couples with children at 28.6%, couples without children at 27.8%, and single parent households at 11.6%. The remaining 30.8% consists of non-family living situations, comprising single-person households at 24.4% and group living arrangements at 6.4%. With a median household occupancy of 2.5 people, the area exactly mirrors the Regional Qld benchmark.
Frequently Asked Questions - Households
28.5% of adults in Mermaid Waters hold a university qualification, including 20.2% with a bachelor degree and 6.2% with postgraduate qualifications. A further 23.9% hold a vocational qualification. 2 schools serve the area, with 1,871 enrolment places and an average ICSEA of 1,044 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 is a defining feature of the district, with 28.5% of individuals aged 15+ possessing university credentials, surpassing the Rest of Qld average of 20.6% and the broader SA4 region rate of 25.4%. Bachelor degrees constitute the largest share at 20.2%, followed by postgraduate awards at 6.2% and graduate diplomas at 2.1%. Vocational and technical training is also well represented, with 36.7% of residents aged 15+ holding trade credentials, comprising certificates (23.9%) and advanced diplomas (12.8%). Formal study engagement is substantial across the suburb, with 28.9% of the local population actively participating in education.
Primary school students make up 9.2% of residents, secondary students account for 7.7%, and 5.1% are attending higher education or vocational institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Mermaid Waters means driving: households keep an average of 1.4 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
73.8% of residents in Mermaid Waters report no long-term health condition, a healthier profile than 95% of areas nationally. 4.4% need daily assistance with core activities, and 57.0% hold private health cover. The standardised death rate runs at 3.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
According to health metrics reviewed by AreaSearch, the community registers exceptional wellbeing indicators, characterized by favorable mortality rates and minimal chronic illness prevalence across all age cohorts. Furthermore, private health insurance coverage is extensive, encompassing approximately 57% of all residents (~8,311 people), notably outperforming the 52.5% mark recorded across Regional Qld. The two most prevalent health issues recorded locally are arthritis, affecting 7.2% of residents, and mental health challenges, reported by 6.4%, while 73.8% of the populace indicated having no diagnosed chronic medical conditions (exceeding the 67.6% regional baseline). Working-age adults display strong overall physical health with minimal long-term conditions.
Residents aged 65 and over represent 19.0% of the community (2,771 people), sitting below the 20.3% observed across Regional Qld, with senior health indicators remaining robust and mirroring national health distributions.
Frequently Asked Questions - Health
30.1% of Mermaid Waters residents were born overseas and 15.6% speak a language other than English at home. The largest reported ancestries are English (29.0%) and Australian (22.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Mermaid Waters ranks higher than across most surrounding districts, with 15.6% of residents using a non-English language at home and 30.1% born outside Australia. Christianity represents the predominant faith at 49.4% of the population. The most prominent statistical variance appears in the Jewish community, which accounts for 0.4% of residents compared to 0.1% across Regional Qld. Looking at parent heritage, the leading reported ancestries among residents are English (29.0%), Australian (22.4%), and Other backgrounds (9.0%). Notable deviations from broader regional patterns include an overrepresentation of individuals of New Zealand ancestry at 1.3% (against 0.9% across the region), Maori background at 0.9% (versus 0.8%), and French heritage at 0.7% (compared to 0.5%).
Frequently Asked Questions - Diversity
The median resident of Mermaid Waters is 40. 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
The demographic structure of Mermaid Waters shows a younger profile than Regional Qld in upper age categories. Updated calculations to August 2026 indicate that 30.2% of the local population is aged 25 - 44, compared to 25.5% across Regional Qld, whereas individuals aged 0 - 24 represent 27.6% against a 29.6% regional benchmark. Median age is estimated at 40, matching the 2021 Census figure and remaining 1 year below the 41 recorded regionally in that Census. Since that period, the 25 - 44 cohort has expanded from 28.2% to an estimated 30.2%.
Looking forward to 2041, the largest numerical gain is anticipated among the 25 - 44 age group, projected to rise by 1,541 residents (35%) to reach 5,949.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Mermaid Waters
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 | Aug 2026 last month all 14 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 Aug 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 — 310 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (13,205 at the 2021 Census → 14,581 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 (309011228). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.