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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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Stafford has an estimated 7,421 residents, up from 6,917 at the 2021 Census — a change of 504 people, or 7.3%. Growth has averaged 1.2% a year over five years. Overseas migration accounts for 58.8% of that increase. That puts 2,157 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Based on AreaSearch's analysis, Stafford's population is around 7,421 as of May 2026. This reflects an increase of 504 people (7.3%) since the 2021 Census, which reported a population of 6,917 people. The change is inferred from the estimated resident population of 7,421 from the ABS as of June 2025 and an additional 29 validated new addresses since the Census date. This level of population equates to a density ratio of 2,157 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Stafford's 7.3% growth since census positions it within 0.7 percentage points of the SA3 area (8.0%), demonstrating competitive growth fundamentals.
Population growth for the area was primarily driven by overseas migration that contributed approximately 58.8% of overall population gains during recent periods. According to projections from ABS and Geoscience Australia released in 2024 (using 2022 as a base year), supplemented by QLD state government figures from 2023 (based on 2021 numbers) for areas without coverage or periods past 2032, Stafford is set for a specific demographic trajectory. Because the state-level projections omit age breakdowns, local age cohort structures have been modeled using proportional weightings from the 2023 ABS Greater Capital Region data. Looking ahead, the community is anticipated to grow by 550 individuals by 2041 using the latest yearly ERP data. This represents a total expansion of 7.4% over 16 years, placing the local expansion rate slightly below the national median.
Frequently Asked Questions - Population
109 new dwellings have been approved in Stafford over the past five years, an average of 21 a year. That is 3.1 approvals per 1,000 residents. Approvals are currently running at an annualised 97, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Development approvals in Stafford average roughly 21 residences annually, with a total of 109 units registered over the previous 5 financial years, and 89 approvals documented so far in FY-26. Considering that an average of 3.8 new inhabitants arrived for every completed dwelling between FY-21 and FY-25, construction is failing to keep pace with demand. This shortfall typically intensifies buyer competition and exerts upward pressure on prices, particularly as developers prioritize upmarket segments, resulting in an average construction value of $467,000. Additionally, commercial development shows moderate momentum, with $17.7 million in commercial approvals logged during the current financial year.
Compared to the wider Greater Brisbane area, Stafford approvals for new residential structures per capita run at about three-quarters of the regional rate, placing it in the 33rd percentile nationally and restricting choices for incoming buyers while bolstering demand for established properties. This rate sits below the national average, reflecting the mature layout of the suburb and implying possible planning constraints. Of the houses built recently, 80.0% are standalone houses, while townhouses or apartments make up the remaining 20.0%, sustaining the detached-housing character of the neighborhood. A ratio of 526 people per single dwelling approval highlights the mature status of the local property market. Based on the most recent quarterly estimates from AreaSearch, Stafford is projected to add 550 residents by 2041. The current volume of building activity appears to correspond well with future demographic needs, suggesting a balanced market that should avoid significant upward pressure on home prices.
Frequently Asked Questions - Development
Development applications around Stafford
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 3 current infrastructure and development projects inside Stafford, worth an estimated $480 million. A further 87 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $9.07 billion. 12 are already under construction and 25 are due for completion within three years. The pipeline spans residential development, transport & logistics and retail. 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
Local infrastructure projects, major planning developments, and public initiatives play a significant role in shaping the performance of a suburb. AreaSearch has identified 21 projects expected to impact the local community. Major projects of note include the Stafford City Shopping Centre Redevelopment, Haven Townhomes Stafford Heights, Stafford Central Mixed-Use Development, and the Norman Avenue Apartments, Lutwyche, with the following list detailing those of greatest relevance.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Stafford City Shopping Centre Redevelopment
A significant 150 million AUD plus redevelopment of Stafford City Shopping Centre. The project involves a major expansion including a new full-line Coles supermarket, an upgraded and expanded Aldi, and a suite of new specialty retail tenancies. The plan features a refurbished dining and entertainment precinct to integrate with the Kedron Brook area, alongside comprehensive site access and parking improvements to support the Transforming Stafford precinct vision.
Stafford Central Mixed-Use Development
Proposed mixed-use precinct at 280-290 Stafford Road, directly opposite Stafford City Shopping Centre. The development application (A006240292) lodged with Brisbane City Council by Mirvac in late 2022 proposes residential apartments, a retail podium, childcare centre, medical centre, and public plaza. As of mid-2026, the project does not appear in Mirvac's active Queensland project listings, suggesting the DA remains undecided or the project has been deprioritised within Mirvac's pipeline.
Stafford Heights Aged Care & Retirement Village Expansion
Expansion of the existing Churches of Christ aged care and retirement living precinct at Stafford Heights, delivering more than 80 new independent living units together with upgraded aged care and community facilities. Construction is continuing with staged delivery expected through 2026.
Ashford Residences Everton Park
Mirvac's Ashford Residences is a masterplanned residential community on a 6 hectare site adjoining Kedron Brook. The approved project includes 43 homesites, around 80 terrace homes, resident recreation facilities, restoration of the heritage Murphy's Dairy residence and a large ecological area. Construction and staged delivery have progressed, with multiple stages released and sold.
The Prince Charles Hospital Expansion
A critical expansion of The Prince Charles Hospital delivering 93 new overnight beds, a new emergency department for adults and paediatrics, and additional operating theatres. The project establishes the facility as Queensland's second-largest paediatric health service. While the 1,507-space car park is complete, the main Acute Services Building has been subject to a 2025 review under the Hospital Rescue Plan, with current projections targeting practical completion in mid-2029.
Lutwyche Market Central - Internal Reconfiguration and Tenancy Expansion
This project involves the approved internal reconfiguration and extension of the existing Lutwyche Market Central shopping centre. The works focus on creating larger, more efficient retail tenancies and improving customer circulation to accommodate new anchor and mini-major tenants. The centre remains anchored by Coles, Woolworths, and ALDI, with the expansion supporting enhanced community amenity and retail diversity within the established triple-supermarket hub.
Everton Plaza Retail and Dining Expansion
Proposed three-storey extension to Everton Plaza Shopping Centre fronting Stafford Road, adding about 842 sqm of food, beverage and retail floorspace in Precinct 5. The scheme is intended to extend the existing Park Lane dining precinct with new tenancies, alfresco areas and stronger street frontage. Brisbane City Council application A006806805 was lodged in mid 2025 and remains a development application/public assessment matter based on available sources.
The Rockwell, Lutwyche
The Rockwell is Jadecorp's boutique apartment development at 21-23 Norman Avenue, Lutwyche. The approved project has progressed from assessment into construction and is being marketed for sale. The development comprises 52 premium two and three bedroom apartments with rooftop resident amenities and basement parking.
4,703 residents of Stafford are employed, from a labour force of 4,986. Unemployment sits at 5.7%, with participation at 80.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labor pool is highly qualified, showcasing a strong presence of professional services, a 5.7% unemployment rate, and a 7.3% rise in employment over the prior year. In March 2026, working residents numbered 4,703, with the unemployment rate tracking 1.3% higher than the 4.3% reported for Greater Brisbane. Participation in the workforce is exceptionally high at 80.9%, compared to the regional benchmark of 70.4%. Census figures indicate that 22.5% of the workforce worked from home, though this figure was likely influenced by COVID-19 restriction measures. The primary sectors employing local residents are health care & social assistance, professional & technical, and education & training.
The professional & technical field is highly concentrated here, with local employment ratios reaching 1.3 times the regional standard. Conversely, manufacturing accounts for only 4.3% of the workforce, which is lower than the Greater Brisbane level of 6.4%. At the time of the Census, the area recorded 0.7 workers for every resident, pointing to a higher-than-average availability of local jobs. AreaSearch data from the ABS and SALM shows that for the 12 months ending March 2026, the count of employed residents expanded by 7.3% and the total labor force grew by 7.2%, leaving the level of unemployment steady. In contrast, Greater Brisbane saw employment rise by 3.2%, its labor force increase by 3.4%, and its unemployment rate tick up by 0.1 percentage points. Long-term labor demand trends can be assessed through the national forecasts from Jobs and Skills Australia released in May-25. These five-year and ten-year forecasts have been mapped against the local workforce structure. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, the rates vary by industry. Applying these industry weightings directly to the local employment profile indicates that Stafford employment could increase by 7.0% over five years and 14.2% over ten years, representing a basic weighting extrapolation that does not account for localized population growth projections.
Frequently Asked Questions - Employment
Median household income in Stafford is $1,762 a week (about $92,000 a year), with median personal income at $968 a week. ATO records put median taxable income at $64,015 a year against an average of $77,608. 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 the latest ATO postcode data for the financial year 2023, Stafford SA2 incomes are exceptionally high by national standards, featuring a median of $64,015 and an average of $77,608. This exceeds the Greater Brisbane median of $58,236 and average of $72,799. Factoring in a 11.36% rise in the Wage Price Index since the financial year 2023, estimated incomes as of March 2026 would be roughly $71,287 for the median and $86,424 for the average. In the 2021 Census, individual weekly earnings ranked in the 75th percentile ($968 weekly), whereas household earnings sat at the 51st percentile.
The $1,500 - 2,999 weekly income bracket covers 31.6% of the local population (2,345 individuals), matching the regional rate of 33.3% in the same category. Financial pressures from housing are notable, with only 81.8% of income remaining after housing costs, placing the area in the 48th percentile, while its SEIFA income metric sits in the 6th decile.
Frequently Asked Questions - Income
Stafford had 2,893 occupied dwellings at the 2021 Census, 68% detached houses and 23% apartments. 31% are owned with a mortgage, 49% rented and 20% owned outright. At that Census the median rent was $360 a week and the median mortgage repayment $2,000 a month. Rent absorbs 20.4% of household income here and mortgage repayments 26.2%. 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 consisted of 67.9% detached houses and 32.1% alternative dwellings (such as semi-detached homes, apartments, and other formats), compared to 73.5% houses and 26.5% other properties in the Brisbane metro area. Home ownership rates in Stafford lagged the metropolitan average, standing at 19.8%, while the remaining properties were either mortgaged (30.9%) or rented (49.3%). The median mortgage payment in the area was higher than the Brisbane metro average at $2,000 per month, while the median weekly rent was $360, compared to regional averages of $1,863 and $380, respectively.
Nationally, local mortgage commitments exceed the Australian median of $1,863, whereas rental costs remain below the national median of $375.
Frequently Asked Questions - Housing
Stafford counted 2,893 households at the 2021 Census, an estimated 3,104 today, averaging 2.2 people each. 23% are couples with children, fewer than in 77% of areas nationally, against 24% couples without children. 33% of households are people living alone, and families average 1.2 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of local households at 60.6%, consisting of couples with children (23.0%), couples without children (24.4%), and single parents (11.6%). Non-family households account for the remaining 39.4%, with individuals living alone representing 33.3% and group shared households comprising 6.1%. The average household size in the area is 2.2 people, which is smaller than the Greater Brisbane average of 2.6.
Frequently Asked Questions - Households
36.3% of adults in Stafford hold a university qualification, including 25.9% with a bachelor degree and 7.2% with postgraduate qualifications. A further 22.0% hold a vocational qualification. 2 schools serve the area, with 581 enrolment places and an average ICSEA of 1,060 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
Attainment levels for education in Stafford are considerably higher than broader regional and national averages, with 36.3% of residents aged 15+ holding a university degree, compared to 25.7% in QLD and 30.4% across Australia. This educational pattern positions the local workforce well for knowledge-intensive sectors. Bachelor degrees represent the largest category at 25.9%, followed by postgraduate degrees at 7.2% and graduate diplomas at 3.2%. Technical training is also widely represented, with 32.6% of residents aged 15+ holding vocational qualifications, split between advanced diplomas (10.6%) and certificates (22.0%). Enrolment rates in the local area are high, with 29.2% of the population participating in some form of formal study.
Within this group, primary school students account for 8.8%, tertiary students represent 7.9%, and secondary school students comprise 6.3%.
Frequently Asked Questions - Education
Schools Detail
Public transport in Stafford reaches 64 stops on 13 routes, timetabled for about 2,400 services a week. The typical home sits about 120 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.1 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Analysis of the local transport network shows 64 active transit stops in Stafford, consisting of bus services. These stops connect to 13 separate routes, generating 2,428 passenger trips every week. Accessibility is high, with the average distance to the nearest stop measuring 124 meters. As the suburb is primarily residential, most workers travel outside the area for employment, with private cars remaining the primary travel mode at 81%, followed by buses at 9%. Vehicle ownership stands at 1.1 cars per household, below the regional average. About 22.5% of residents worked from home at the time of the 2021 Census, which may reflect pandemic-related conditions.
Public transport services average 346 departures daily across all routes, which translates to approximately 37 weekly departures per individual transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
67.9% of residents in Stafford report no long-term health condition. 5.5% need daily assistance with core activities, and 58.0% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
General health indicators for Stafford show favorable trends, with AreaSearch's evaluation of mortality and overall health profiles indicating outcomes that align closely with national baselines. The incidence of common medical conditions is low in the broader community, though it tracks above the national average for older, vulnerable age groups. Private health insurance coverage is high, with approximately 58% of the population (~4,304 people) holding policies, compared to 55.8% across Greater Brisbane. Mental health concerns and asthma represent the most frequent diagnoses, affecting 11.4% and 8.8% of the population, respectively. Meanwhile, 67.9% of residents reported having no chronic medical conditions, compared to 69.2% in Greater Brisbane.
The working-age population exhibits a higher-than-average rate of chronic illnesses. Residents aged 65 and older make up 12.0% of the population (893 people), which is lower than the Greater Brisbane share of 15.1%. Senior health outcomes present challenges, ranking lower nationally than the general local population.
Frequently Asked Questions - Health
Stafford is largely Australian-born, at 79.9% of residents, with 12.3% speaking a language other than English at home. The largest reported ancestries are English (26.9%) and Australian (24.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Stafford exhibits above-average cultural diversity, with 20.1% of residents born outside Australia and 12.3% using a non-English language at home. Christianity is the primary religious affiliation, representing 49.1% of the population. The most prominent statistical divergence is in the Other religious category, which represents 1.0% of local residents compared to 1.3% across Greater Brisbane. Looking at parent birthplaces, the primary ancestries in Stafford are English (26.9%), Australian (24.0%), and Irish (10.9%). There are also notable differences in other backgrounds: New Zealand ancestry is recorded at 0.8% (compared to 1.0% regionally), Italian heritage is at 3.9% (compared to 2.0% regionally), and German heritage stands at 4.0% (compared to 4.2% regionally).
Frequently Asked Questions - Diversity
The median resident of Stafford is 35, younger than 79% of areas nationally. 32.8% 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
Stafford's median age of 35 years matches the Greater Brisbane average of 36 closely and is younger than the national average of 38 years. Compared to Greater Brisbane, the suburb has a larger share of 25 - 34 year-olds (20.4%) but fewer residents in the 75 - 84 age bracket (3.2%). The proportion of 25 - 34 year-olds is higher than the national rate of 14.6%. Since the 2021 Census, the 45 to 54 group decreased from 12.2% to 11.6%. Projections for 2041 suggest changing demographics, with the 45 to 54 cohort expected to grow by 24%, adding 207 people to total 1,068, while the 0 to 4 and 35 to 44 groups are projected to shrink.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Stafford
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 3 months ago all 5 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 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 29 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (6,917 at the 2021 Census → 7,421 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (302021032). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.