The Gap

The Gap is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

The Gap's population was around 18,167 as of February 2026. This figure shows an increase of 1,068 people since the 2021 Census, which reported a population of 17,099. The change is inferred from ABS estimates: 18,147 in June 2024 and an additional 84 validated new addresses post-Census. This results in a density ratio of 1,481 persons per square kilometer, higher than the national average according to AreaSearch assessments. The Gap's growth rate since Census (6.2%) is close to its SA3 area's rate (8.1%), indicating competitive fundamentals. Overseas migration contributed approximately 83.9% of overall population gains recently.

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 are used, based on 2021 data but without age category splits; proportional growth weightings align with ABS Greater Capital Region projections (released in 2023, based on 2022 data). Future population projections indicate a decline of 63 persons by 2041. However, specific age cohorts are expected to grow: notably the 85 and over 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 recorded approximately 30 residential properties granted approval annually. Over the past five financial years, from FY21 to FY25, around 150 homes have been approved, with an additional five approved so far in FY26. On average, over these five years, about 5.5 new residents arrived per dwelling constructed yearly.

This supply has significantly lagged demand, leading to heightened buyer competition and pricing pressures. The average construction value of new properties is $485,000, indicating a focus on the premium market with high-end developments. In FY26, commercial development approvals totaled $1.4 million, reflecting the area's residential nature. Compared to Greater Brisbane, The Gap has had 59.0% less development activity per person. This limited new supply supports stronger demand and values for established dwellings.

Relative to the national average, the area also shows lower development activity, suggesting its established nature and potential planning limitations. Recent construction comprises 92.0% standalone homes and 8.0% medium and high-density housing, preserving The Gap's suburban character with a focus on detached housing appealing to space-seeking buyers. With around 664 people per dwelling approval, The Gap reflects a highly mature market. Population projections indicating stability or decline suggest reduced housing demand pressures in the area, benefiting potential buyers.

The Gap has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified nine projects likely affecting the region. Notable initiatives include Waterworks Road Mixed-Use Development, Tallowood The Gap, Childcare Centre at 1019-1023 Waterworks Road in The Gap, and another Childcare Centre at 689 Waterworks Road & 6 Greenlanes Road, also in The Gap. The following list details those projects deemed 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.

The Gap ranks among the top 25% of areas assessed nationally for overall employment performance

The Gap has an educated workforce with professional services well-represented. As of September 2025, the unemployment rate is 2.2%. In comparison to Greater Brisbane's 4.0%, The Gap's rate is 1.8% lower.

Workforce participation stands at 67.5%, below Greater Brisbane's 70.7%. According to Census responses, 33.8% of residents work from home. Key industries include health care & social assistance, professional & technical services, and education & training. The Gap specializes in professional & technical services with an employment share 1.7 times the regional level, while manufacturing employs only 3.3%, below Greater Brisbane's 6.4%.

Over the year to September 2025, labour force levels decreased by 3.6% alongside a 3.6% employment decline, with unemployment remaining unchanged. Meanwhile, Greater Brisbane recorded employment growth of 3.8% and falling unemployment. National employment forecasts from Jobs and Skills Australia project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to The Gap's employment mix suggests local employment should increase by 7.2% over five years and 14.7% over ten years, though this is a simple extrapolation for illustrative purposes.

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 2023 shows The Gap SA2 had a median taxpayer income of $67,743 and an average of $92,627. Nationally, these figures are high compared to Greater Brisbane's median of $58,236 and average of $72,799. Based on Wage Price Index growth since financial year 2023, current estimates as of September 2025 would be approximately $74,456 (median) and $101,806 (average). Census 2021 income data ranks The Gap's household, family, and personal incomes highly nationally, between the 81st and 92nd percentiles. Income distribution shows 29.0% of individuals earn between $1,500 - $2,999 weekly, reflecting regional patterns where 33.3% fall in this range. A substantial proportion, 42.6%, earn above $3,000 weekly, indicating strong economic capacity. After housing costs, residents retain 87.9% of 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 Gap's dwelling structure, as per the latest Census, comprised 92.4% houses and 7.6% other dwellings. In comparison, Brisbane metro had 73.5% houses and 26.5% 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 was $2,266, above Brisbane metro's average of $1,863. The median weekly rent in The Gap was $490, compared to Brisbane metro's $380. Nationally, The Gap's mortgage repayments were 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 constitute 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 account for 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 2.6.

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 is notably high, with 46.9% of residents aged 15+ holding university qualifications, compared to 25.7% in Queensland (QLD) and 30.4% nationally as of the latest available data. Bachelor degrees are most prevalent at 29.6%, followed by postgraduate qualifications at 12.3% and graduate diplomas at 5.0%. Vocational credentials are also prominent, with 25.5% of residents aged 15+ holding such qualifications – advanced diplomas account for 11.3% and certificates for 14.2%. Educational participation is high, with 32.6% of residents currently enrolled in formal education as of the latest figures available.

This includes 10.9% in primary education, 10.9% in secondary education, and 6.5% pursuing tertiary education.

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 operating within its boundaries. These stops are served by eight different bus routes that collectively facilitate 1,203 weekly passenger trips. Transport accessibility is considered good, with residents typically residing 255 meters from the nearest stop. As a predominantly residential area, most commuters travel outward. Cars remain the primary mode of transport at 82%, while buses account for 10%. On average, there are 1.6 vehicles per dwelling, which exceeds the regional norm.

In 2021 Census data, 33.8% of residents worked from home, a figure that may reflect COVID-19 conditions. Across all routes, service frequency averages 171 trips per day, equating to approximately 16 weekly trips per individual stop.

The Gap's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

The Gap's health outcomes show remarkable results based on AreaSearch's evaluation of mortality rates and chronic condition prevalence. Common health conditions have very low prevalence across all age groups. Approximately 67% of The Gap's total population (12,135 people) has private health cover, compared to 55.8% in Greater Brisbane and the national average of 55.7%.

Mental health issues and asthma are the most prevalent medical conditions, affecting 8.3% and 7.8% of residents respectively. Notably, 70.3% of residents report being completely clear of medical ailments, compared to 69.2% in Greater Brisbane. The under-65 population has better than average health outcomes. The area has 18.5% of residents aged 65 and over (3,366 people), higher than Greater Brisbane's 15.2%. Health outcomes among seniors are strong and align with national rankings for the general population.

In terms of cultural diversity, The Gap records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

The Gap's population showed above-average cultural diversity, with 10.6% speaking a language other than English at home and 25.0% born overseas. Christianity was the predominant religion in The Gap as of 2016 Census data, comprising 49.0% of its population. Notably, Judaism had an overrepresentation, making up 0.1% compared to Greater Brisbane's 0.1%.

Regarding ancestry, the top three groups were English (29.4%), Australian (23.1%), and Irish (11.7%). Other ethnic groups with notable divergences included French (0.9% vs regional 0.5%), Scottish (9.6% vs 7.4%), and South African (1.1% vs 0.6%) as of the 2016 Census data.

The Gap's median age exceeds the national pattern

The Gap's median age is 42 years, significantly higher than Greater Brisbane's average of 36 and Australia's median of 38. Compared to Greater Brisbane, The Gap has a notably higher proportion of the 45-54 cohort (16.1% locally) but a lower proportion of 25-34 year-olds (5.8%). Post-2021 Census, the 15-24 age group grew from 12.6% to 15.0%, and the 75-84 cohort increased from 6.1% to 7.2%. Conversely, the 25-34 cohort declined from 7.2% to 5.8%, and the 35-44 group dropped from 13.7% to 12.6%. By 2041, demographic modeling projects significant changes in The Gap's age profile. The 85+ cohort is projected to grow by 115%, adding 527 residents to reach 985. Residents aged 65 and older are expected to represent 79% of the population growth, while declines are projected for the 25-34 and 0-4 age cohorts.