The Gap
Statistical Area - sa2

An assessment of population growth drivers in The Gap reveals an overall ranking slightly below national averages considering recent, and medium term trends

The Gap's population was around 18,161 as of August 2025. This reflected an increase of 1,062 people from the 2021 Census figure of 17,099. The change was inferred from ABS estimates: 18,147 in June 2024 and 82 validated new addresses since the Census date. This resulted in a population density of 1,481 persons per square kilometer, exceeding national averages assessed by AreaSearch. The Gap's growth rate of 6.2% since the census was close to the SA3 area's average of 8.0%, indicating strong growth fundamentals. Overseas migration contributed approximately 83.9% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, Queensland State Government's SA2 area projections from 2023 based on 2021 data are adopted. However, these state projections lack age category splits; thus, AreaSearch applies proportional growth weightings in line with ABS Greater Capital Region projections released in 2023 and based on 2022 data for each age cohort. Projected demographic shifts indicate a decline in overall population by 63 persons by 2041. However, specific age cohorts are expected to grow: notably the 85 and over age group, projected to increase by 605 people.

AreaSearch analysis of residential development drivers sees The Gap recording a relatively average level of approval activity when compared to local markets analysed countrywide

The Gap has averaged approximately 30 new dwelling approvals annually. Development approval data is produced by the ABS on a financial year basis, with 150 homes approved over the past five financial years (between FY21 and FY25), and three so far in FY26. On average, about 5.5 new residents have arrived per year per dwelling constructed during these years. This supply lagging demand has led to heightened buyer competition and pricing pressures, with new homes being built at an average expected construction cost value of $628,000, moderately above regional levels, indicating a focus on quality construction.

Commercial approvals totaling $1.4 million have been registered this financial year, reflecting the area's residential nature. Compared to Greater Brisbane, The Gap shows substantially reduced construction activity (59.0% below regional average per person), which typically strengthens demand and prices for existing properties. This activity is also lower than nationally, suggesting market maturity and possible development constraints. New development primarily consists of detached houses (92.0%) and attached dwellings (8.0%), sustaining the area's suburban identity with a concentration of family homes suited to buyers seeking space. With approximately 664 people per approval, The Gap indicates a mature, established area.

Given stable or declining population forecasts, The Gap may experience less housing pressure in the future, creating favourable conditions for buyers.

The Gap has moderate levels of nearby infrastructure activity, ranking in the 46thth percentile nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified nine projects expected to influence the region notably. Key initiatives include Brisbane Metro, Tallowood The Gap, Waterworks Road Mixed-Use Development, and Childcare Centre at 1019-1023 Waterworks Road, The Gap.

Professional plan users can use the search below to filter and access additional projects.

Employment conditions in The Gap demonstrate exceptional strength compared to most Australian markets

The Gap has an educated workforce with professional services well represented. As of June 2025, its unemployment rate is 2.0%.

By this date, 9,740 residents are employed while the unemployment rate is 2.1% lower than Greater Brisbane's rate of 4.1%. Workforce participation in The Gap stands at 67.6%, compared to Greater Brisbane's 64.5%. Key employment sectors among residents include health care & social assistance, professional & technical services, and education & training. Notably, professional & technical services employ a disproportionately high share of workers, at 1.7 times the regional level.

Conversely, manufacturing employs only 3.3% of local workers, lower than Greater Brisbane's 6.4%. The area appears to offer limited local employment opportunities, as indicated by the difference between Census working population and resident population figures. Between June 2024 and June 2025, The Gap's labour force decreased by 1.4%, accompanied by a 1.4% decline in employment, keeping its unemployment rate stable. In contrast, Greater Brisbane saw employment growth of 4.4% and labour force growth of 4.0%, with unemployment falling by 0.4 percentage points during the same period. State-level data for Queensland up to Sep-25 shows a 0.23% contraction in employment (losing 8,070 jobs), with an unemployment rate of 4.2%. Nationally, unemployment was at 4.5%, and employment growth stood at 0.26%. Jobs and Skills Australia's national employment forecasts from May 2025 project overall employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to The Gap's employment mix suggests local growth of approximately 7.2% over five years and 14.7% over ten years, although these are simple weighted extrapolations for illustrative purposes only.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

The Gap's median income among taxpayers was $64,767 and average income stood at $89,293 in financial year 2022, according to latest ATO data aggregated by AreaSearch. This compares to Greater Brisbane's median of $55,645 and average of $70,520. By March 2025, estimates suggest median income would be approximately $72,351 and average income $99,749, based on Wage Price Index growth of 11.71% since financial year 2022. The Gap's household, family, and personal incomes ranked highly nationally in the 2021 Census, between the 82nd and 92nd percentiles. Income distribution showed that 29.0% of locals (5,266 people) earned between $1,500 and $2,999 weekly, similar to the surrounding region where 33.3% fell into this bracket. Reflecting affluence, 42.6% of residents earned over $3,000 per week. After housing costs, residents retained 87.9% of income, indicating strong purchasing power. The area's SEIFA income ranking placed it in the 9th decile.

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

The Gap's latest Census data shows 92.4% houses and 7.6% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Brisbane metro's 81.6% houses and 18.5% other dwellings. Home ownership in The Gap was 39.4%, with mortgaged dwellings at 45.4% and rented at 15.1%. Median monthly mortgage repayments were $2,266, exceeding Brisbane metro's average of $2,167. Median weekly rent was $490, higher than Brisbane metro's $400. Nationally, The Gap's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

The Gap features high concentrations of family households, with a higher-than-average median household size

Family households account for 83.0% of all households, including 43.8% couples with children, 26.8% couples without children, and 11.6% single parent families. Non-family households make up the remaining 17.0%, with lone person households at 15.3% and group households comprising 1.7%. The median household size is 2.9 people, which is larger than the Greater Brisbane average of 2.7.

The Gap demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

Educational attainment in The Gap shows a significant surplus over broader benchmarks. Among residents aged 15 and above, 46.9% hold university qualifications, compared to 25.7% in Queensland and 30.4% nationwide. This educational advantage is led by bachelor degrees at 29.6%, followed by postgraduate qualifications (12.3%) and graduate diplomas (5.0%). Vocational credentials are also prominent, with 25.5% of residents holding such qualifications – advanced diplomas account for 11.3% and certificates for 14.2%.

Educational participation is notably high, with 32.6% of residents currently enrolled in formal education. This includes 10.9% in primary education, 10.9% in secondary education, and 6.5% pursuing tertiary education. The Gap's five schools have a combined enrollment of 3,206 students. The Gap demonstrates significant socio-educational advantages and academic achievement, with an ICSEA score of 1129. Education provision is balanced, with four primary schools and one secondary school serving distinct age groups.

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

Transport analysis shows 73 active stops operating within The Gap, served by a mix of bus routes. There are 8 individual routes providing 1,203 weekly passenger trips in total. Residents have good transport accessibility, with an average distance of 255 meters to the nearest stop.

Service frequency averages 171 trips per day across all routes, equating to approximately 16 weekly trips per stop.

The level of general health in The Gap is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

The Gap demonstrates above-average health outcomes with both young and old age cohorts seeing low prevalence of common health conditions. The rate of private health cover is exceptionally high at approximately 64% of the total population (11,623 people), compared to 61.5% across Greater Brisbane and a national average of 55.3%. Mental health issues impact 8.3% of residents, while asthma impacts 7.8%, with 70.3% declaring themselves completely clear of medical ailments, compared to 69.6% across Greater Brisbane.

The area has 18.0% of residents aged 65 and over (3,274 people), which is higher than the 15.2% in Greater Brisbane. Health outcomes among seniors are particularly strong, performing even better than the general population in health metrics.

The level of cultural diversity witnessed in The Gap was found to be above average when compared nationally for a number of language and cultural background related metrics

The Gap has a higher than average cultural diversity, with 10.6% of its population speaking a language other than English at home and 25.0% born overseas. Christianity is the dominant religion in The Gap, comprising 49.0% of people. Notably, Judaism is overrepresented in The Gap at 0.1%, compared to 0.1% across Greater Brisbane.

In terms of ancestry, the top three groups are English (29.4%), Australian (23.1%), and Irish (11.7%). Some ethnic groups have notable differences in representation: Scottish is overrepresented at 9.6%, South African at 1.1%, and French at 0.9%.

The Gap hosts an older demographic, ranking in the top quartile nationwide

The Gap has a median age of 42 years, which is significantly higher than the Greater Brisbane average of 36 years and considerably older than the Australian median of 38 years. Compared to the Greater Brisbane average, The Gap has an over-representation of the 45-54 cohort at 16.3%, while the 25-34 age group is under-represented at 6.1%. According to the 2021 Census, the population aged 15 to 24 has grown from 12.6% to 14.7%, while the 25 to 34 cohort has declined from 7.2% to 6.1%. By 2041, demographic modeling suggests that The Gap's age profile will change significantly. The 85+ cohort is projected to grow by 136%, adding 567 residents to reach a total of 985. Residents aged 65 and older are expected to represent 80% of the population growth, while declines are projected for the 15 to 24 and 0 to 4 age cohorts.