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

As of November 2025, The Gap's population is approximately 18,161, reflecting a 6.2% increase since the 2021 Census which reported a population of 17,099. This increase is inferred from ABS estimates showing an estimated resident population of 18,147 in June 2024 and an additional 82 validated new addresses since the Census date. The resulting population density ratio is around 1,481 persons per square kilometer, above national averages assessed by AreaSearch. The Gap's growth rate of 6.2% positions it within 1.8 percentage points of the SA3 area (8.0%), indicating competitive growth fundamentals. Overseas migration contributed approximately 83.9% of overall population gains during recent periods. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.

For areas not covered by this data and years post-2032, Queensland State Government's SA2 area projections are used, released in 2023 based on 2021 data. However, these state projections do not provide age category splits, so AreaSearch applies proportional growth weightings aligned with ABS Greater Capital Region projections (released in 2023, based on 2022 data) for each age cohort. Considering projected demographic shifts, The Gap's population is expected to decline by 63 persons by 2041. However, specific age cohorts are anticipated 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. Over the past five financial years, from FY21 to FY25, around 150 homes were approved, with an additional 5 approved so far in FY26. Each year, on average, about 5.5 people have moved to the area for each dwelling built during these five financial years.

This indicates that supply has significantly lagged demand, likely leading to heightened buyer competition and pricing pressures. The average construction value of new properties is $485,000, suggesting developers are targeting the premium market segment with higher-end properties. In FY26, commercial development approvals totalled $1.4 million, reflecting the area's residential nature. Compared to Greater Brisbane, The Gap has shown substantially reduced construction activity, at 59.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established homes.

Nationally, this is also lower, indicating market maturity and possible development constraints. New building activity comprises 92.0% standalone homes and 8.0% townhouses or apartments, maintaining The Gap's traditional suburban character focused on family homes. The area has approximately 664 people per dwelling approval, demonstrating an established market. Population projections suggest stability or decline, which should reduce housing demand pressures, benefiting potential 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 ten projects likely affecting this region. Notable ones include Brisbane Metro, Tallowood at The Gap, Waterworks Road Mixed-Use Development, and Childcare Centre - 1019-1023 Waterworks Road, The Gap. Below is a list of those most relevant.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch analysis reveals The Gap significantly outperforming the majority of regions assessed nationwide

The Gap's workforce is highly educated with significant representation in professional services. The unemployment rate as of June 2025 was 2.0%.

In that month, 9740 residents were employed at a rate 2.1% lower than Greater Brisbane's 4.1%, while workforce participation was 67.6%, slightly higher than Greater Brisbane's 64.5%. Key industries for employment include health care & social assistance, professional & technical services, and education & training. Notably, the area has a high concentration in professional & technical jobs, with levels at 1.7 times the regional average. Conversely, manufacturing employs only 3.3% of local workers, below Greater Brisbane's 6.4%.

The predominantly residential area may offer limited local employment opportunities, as suggested by Census data on working population versus resident population. Between June 2024 and June 2025, the labour force decreased by 1.4%, alongside a 1.4% decline in employment, with unemployment remaining largely unchanged. In contrast, Greater Brisbane saw employment growth of 4.4% and labour force growth of 4.0%, along with a 0.4 percentage point drop in unemployment. 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, but growth rates vary significantly by industry sector. Applying these projections to The Gap's employment mix suggests local growth could be approximately 7.2% over five years and 14.7% over ten years.

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

AreaSearch's aggregation of latest postcode level ATO data for financial year 2022 shows The Gap had a median taxpayer income of $64,767 and an average income of $89,293. Nationally, these figures are high compared to the Greater Brisbane levels of $55,645 and $70,520 respectively. Based on Wage Price Index growth of 13.99% since financial year 2022, current estimates for The Gap would be approximately $73,828 (median) and $101,785 (average) as of September 2025. According to the 2021 Census, incomes in The Gap rank highly nationally, between the 82nd and 92nd percentiles for households, families, and individuals. The earnings profile shows that 29.0% of residents (5,266 people) earn between $1,500 and $2,999 weekly, reflecting a pattern seen in the broader area where 33.3% occupy this range. Notably, 42.6% of residents earn above $3,000 weekly, indicating prosperity that drives local economic activity. After housing costs, residents retain 87.9% of their income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 9th decile.

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

The latest Census evaluation of dwelling structures in The Gap showed 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 at 39.4%, with mortgaged dwellings at 45.4% and rented ones at 15.1%. The median monthly mortgage repayment in the area was $2,266, exceeding Brisbane metro's average of $2,167. The median weekly rent figure for The Gap was recorded at $490, higher than Brisbane metro's $400. Nationally, The Gap's mortgage repayments were significantly higher than the Australian average of $1,863, while 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, 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

The Gap has a notably high level of educational attainment. Among residents aged 15 and above, 46.9% hold university qualifications, surpassing Queensland's state average of 25.7% and Australia's national average of 30.4%. This is driven by a significant number of residents with bachelor degrees (29.6%), postgraduate qualifications (12.3%), and graduate diplomas (5.0%). Vocational credentials are also prevalent, with 25.5% of residents holding such qualifications, including advanced diplomas (11.3%) and certificates (14.2%).

Educational participation is high, with 32.6% of residents currently enrolled in formal education. This includes primary education (10.9%), secondary education (10.9%), and tertiary education (6.5%). The Gap's five schools have a combined enrollment of 3,206 students as of the latest data. The area demonstrates strong socio-educational advantages with an ICSEA score of 1129. Educational 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

The Gap has 73 active public transport stops, all of which are bus stops. These stops are served by 8 different routes that combined provide a total of 1,203 weekly passenger trips. The accessibility of these transport services is rated as good, with residents on average located 255 meters from the nearest stop.

On average, there are 171 trips per day across all routes, which equates to approximately 16 weekly trips per individual 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 shows superior health outcomes, with both younger and older age groups experiencing low prevalence of common health conditions. The private health cover rate stands at approximately 64% (11,623 people), surpassing Greater Brisbane's 61.5%. Nationally, this figure is 55.3%.

Mental health issues and asthma are the most prevalent medical conditions in the area, affecting 8.3% and 7.8% of residents respectively. Notably, 70.3% of residents report no medical ailments, slightly higher than Greater Brisbane's 69.6%. The area has a higher proportion of seniors aged 65 and over at 18.0% (3,274 people), compared to Greater Brisbane's 15.2%. Among seniors, health outcomes are particularly strong, outperforming 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's cultural diversity was above average, with 10.6% speaking a language other than English at home and 25.0% born overseas. Christianity was the main religion, comprising 49.0%. Judaism, however, was overrepresented at 0.1%, compared to Greater Brisbane's 0.1%.

The top three ancestral groups were English (29.4%), Australian (23.1%), and Irish (11.7%). Notably, Scottish (9.6% vs regional 8.9%), South African (1.1% vs 0.8%), and French (0.9% vs 0.6%) groups were overrepresented.

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

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