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, as of May 2026, is approximately 18,241. This figure represents an increase of 1,142 people since the 2021 Census, which reported a population of 17,099. The growth is inferred from ABS estimates: 18,230 in June 2025 and an additional 88 validated new addresses since the Census date. This results in a density ratio of 1,487 persons per square kilometer, higher than the national average assessed by AreaSearch. The Gap's growth rate of 6.7% since the census is close to the SA3 area's rate of 8.1%. Overseas migration contributed approximately 91.6% 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 or 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 aligned with ABS Greater Capital Region projections released in 2023 and based on 2022 data for each age cohort. Future population projections indicate a decline of 112 persons by 2041, but specific age cohorts are expected to grow, notably the 85 and over group projected to increase by 536 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 each year over the past five financial years, totalling around 150 homes. As of FY-26, 15 approvals have been recorded. On average, 5.5 new residents per year are associated with every home built during this period (FY-21 to FY-25), indicating that demand significantly outpaces supply, which typically influences prices upwards and intensifies competition among buyers. The average construction value of new properties is $485,000, suggesting a focus on the premium market with high-end developments.

This financial year has seen $1.4 million in commercial development approvals, indicating minimal commercial development activity. Compared to Greater Brisbane, The Gap exhibits significantly reduced construction levels (59.0% below regional average per person), which usually reinforces demand and pricing for existing properties. This is also under the national average, suggesting the area's established nature and potential planning limitations. New building activity consists of 92.0% detached houses and 8.0% attached dwellings, preserving The Gap's suburban character with an emphasis on detached housing attracting space-seeking buyers. With around 664 people per approval, The Gap presents as a mature, established area.

Population projections indicating stability or decline suggest reduced housing demand pressures in the future, benefiting potential buyers.

The Gap has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Area infrastructure performance is significantly influenced by changes to local projects and initiatives. AreaSearch identified nine projects likely impacting the area. Key projects are 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 in The Gap. Relevant projects are listed below.

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.

Employment performance in The Gap exceeds national averages across key labour market indicators

The Gap's workforce comprises highly educated individuals with strong representation in professional services. The unemployment rate stands at 2.7%. As of December 2025, 9,512 residents are employed, with an unemployment rate of 1.5% lower than Greater Brisbane's rate of 4.1%.

Workforce participation is slightly below the regional average (66.6% vs Greater Brisbane's 69.6%). According to Census responses, a significant 33.8% of residents work from home, potentially influenced by Covid-19 lockdowns. Key employment sectors 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.

Manufacturing is under-represented, however, with only 3.3% of The Gap's workforce compared to Greater Brisbane's 6.4%. Limited local employment opportunities are suggested by the difference between Census working population and resident population counts. Between December 2024 and December 2025, labour force levels decreased by 3.3%, while employment declined by 3.7%, leading to a rise in unemployment rate of 0.4 percentage points. In contrast, Greater Brisbane saw employment growth of 3.2% and a fall in unemployment by 0.1 percentage points during the same period. Jobs and Skills Australia's national employment forecasts from May-25 indicate that national employment is expected to grow by 6.6% over five years and 13.7% over ten years. Applying these projections to The Gap's current employment mix suggests local employment could 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 released postcode-level ATO data for financial year 2023. The Gap SA2 had a median income of $67,743 and an average income of $92,627 among taxpayers. These figures were among the highest in Australia, compared to Greater Brisbane's median of $58,236 and average of $72,799. Based on Wage Price Index growth of 11.36% since financial year 2023, estimated incomes for March 2026 would be approximately $75,439 (median) and $103,149 (average). According to the 2021 Census, household, family, and personal incomes in The Gap ranked highly nationally, between the 81st and 92nd percentiles. Income distribution showed that 29.0% of individuals earned between $1,500 and $2,999, reflecting regional patterns where 33.3% occupied this range. Economic strength was evident with 42.6% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. After housing costs, residents retained 87.9% of their 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 dwelling structure, as per the latest Census, consisted of 92.4% houses and 7.6% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Brisbane metro's 73.5% houses and 26.5% other dwellings. Home ownership in The Gap stood at 39.4%, with mortgaged dwellings at 45.4% and rented ones at 15.1%. The median monthly mortgage repayment was $2,266, higher than Brisbane metro's average of $1,863. Median weekly rent in the area was $490, compared to Brisbane metro's $380. Nationally, The Gap's mortgage repayments were significantly higher at $2,266 versus Australia's 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 constitute 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 people.

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

In The Gap, the proportion of residents aged 15 and above with university qualifications is significantly higher than broader benchmarks at 46.9%, compared to 25.7% in Queensland (QLD) and 30.4% nationally. This educational advantage is particularly notable given that bachelor degrees are the most common qualification, held by 29.6% of residents. Postgraduate qualifications follow at 12.3%, with graduate diplomas at 5%. Vocational credentials are also prominent, with 25.5% of residents holding such qualifications - advanced diplomas at 11.3% and certificates at 14.2%.

Educational participation is 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.

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 are serviced by eight different routes that together provide 1,203 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically located 255 meters from the nearest stop. Most residents commute outward daily. Car remains the dominant mode of transport at 82%, while 10% use buses. On average, there are 1.6 vehicles per dwelling, higher than the regional average.

According to the 2021 Census, a high 33.8% of residents work from home, which may be due to COVID-19 conditions. The service frequency averages 171 trips per day across all routes, 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 data shows remarkable results following AreaSearch's evaluation of mortality rates and chronic condition prevalence, indicating a very low prevalence of common health conditions across all age groups. The rate of private health cover stands at approximately 67% of the total population (12,184 people), which is notably higher than Greater Brisbane's 55.8% and the national average of 55.7%. Mental health issues and asthma were identified as the most prevalent medical conditions in the area, affecting 8.3 and 7.8% of residents respectively.

Conversely, 70.3% of residents declared themselves completely clear of medical ailments, slightly higher than Greater Brisbane's 69.2%. The under-65 population exhibits better health outcomes compared to average figures. The area has 17.9% of residents aged 65 and over (3,265 people), which is higher than Greater Brisbane's 15.1%. Health outcomes among seniors in the area are particularly strong, aligning 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 cultural diversity was above average, with 10.6% speaking a language other than English at home and 25.0% born overseas. Christianity dominated the religious landscape in The Gap, comprising 49.0%. However, Judaism showed overrepresentation at 0.1%, compared to Greater Brisbane's 0.1%.

In terms of ancestry, English was the largest group at 29.4%, followed by Australian at 23.1% and Irish at 11.7%. Notably, French (0.9%), Scottish (9.6%) and South Australian (1.1%) ethnicities were overrepresented in The Gap compared to regional averages of 0.5%, 7.4% and 0.6% respectively.

The Gap's median age exceeds the national pattern

The Gap's median age is 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 a notably over-represented cohort of 45-54 year-olds at 16.0%, while those aged 25-34 are under-represented at 6.3%. According to the 2021 Census, the population of residents aged 15 to 24 has grown from 12.6% to 15.6%, while the cohort aged 35 to 44 has declined from 13.7% to 12.6%. Demographic modeling suggests that The Gap's age profile will undergo significant changes by 2041, with the strongest projected growth in the 85+ cohort at 115%, adding 497 residents to reach a total of 932. This demographic aging continues as residents aged 65 and older represent 78% of anticipated population growth. Conversely, population declines are projected for those aged 0-4 and 25-34 years.