Varsity Lakes
Statistical Area - sa2

Varsity Lakes lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Varsity Lakes' population is approximately 18,109 as of August 2025. This figure represents an increase of 1,470 individuals since the 2021 Census, which reported a population of 16,639 people. The growth is inferred from the estimated resident population of 18,082 in June 2024 and the addition of 290 validated new addresses post-Census date. This results in a population density ratio of 3,043 persons per square kilometer, placing Varsity Lakes in the upper quartile nationally according to AreaSearch assessments. The area's growth rate of 8.8% since the Census exceeded both the SA3 area (7.2%) and non-metro areas, indicating its status as a growth leader regionally. Overseas migration contributed approximately 82.3% of overall population gains in recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in June 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. These were released in October 2023 and based on 2021 data but do not provide age category splits. Therefore, AreaSearch applies proportional growth weightings aligned with ABS Greater Capital Region projections for each age cohort. In future population projections, Varsity Lakes is forecast to experience significant growth, expanding by 5,213 persons by 2041 based on the latest numbers. This translates to a total increase of 28.6% over the 17-year period.

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

Varsity Lakes has recorded approximately 82 residential properties granted approval annually. Development approval data is produced by the ABS on a financial year basis: 413 homes over the past five financial years, from FY-21 to FY-25, and 291 so far in FY-26. On average, each dwelling built has resulted in approximately 2.9 new residents per year over these five financial years, suggesting healthy demand that supports property values. New homes are being constructed at an average expected construction cost value of $470,000, consistent with regional patterns.

Additionally, $2.4 million in commercial development approvals have been recorded this financial year, reflecting the area's primarily residential nature. Compared to the Rest of Qld, Varsity Lakes has seen slightly more development activity, at 27.0% above the regional average per person over the past five years, balancing buyer choice while supporting current property values. However, building activity has slowed in recent years. New building activity shows a mix of 40.0% detached houses and 60.0% medium and high-density housing, offering affordable entry pathways and attracting downsizers, investors, and first-time purchasers.

With around 8943 people per dwelling approval, Varsity Lakes reflects a highly mature market. Population forecasts indicate that Varsity Lakes will gain approximately 5186 residents by 2041. At current development rates, housing supply may struggle to keep pace with population growth, potentially increasing buyer competition and supporting price increases.

Varsity Lakes has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

The performance of an area can significantly be influenced by changes in local infrastructure, major projects, and planning initiatives. A total of 17 such projects have been identified by AreaSearch as potentially impacting the area. Notable among these are Cienna Varsity Ridge Stage 2, Varsity Lakes Coles Shopping Centre, Pacific Motorway M1 Upgrade - Varsity Lakes to Tugun, and Burleigh Waters Master Plan Community. The following list details those considered most relevant:.

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

The employment environment in Varsity Lakes shows above-average strength when compared nationally

Varsity Lakes has an educated workforce with significant representation in essential services sectors. Its unemployment rate is 3.2%, with estimated employment growth of 2.1% over the past year.

As of June 2025, 10,380 residents are employed, with an unemployment rate of 0.7% below Rest of Qld's rate of 3.9%. Workforce participation is high at 66.5%, compared to Rest of Qld's 59.1%. Key employment industries include health care & social assistance, retail trade, and accommodation & food. Professional & technical services have notable concentration, with employment levels at 1.5 times the regional average.

Conversely, agriculture, forestry & fishing has lower representation at 0.2% versus the regional average of 4.5%. Many residents may commute elsewhere for work based on Census data. Between June 2024 and June 2025, employment levels increased by 2.1%, while labour force grew by 2.0%, keeping unemployment relatively stable at 3.2%. In contrast, Rest of Qld had employment growth of 1.8% and a 0.2 percentage point rise in unemployment to 4.1%. State-level data from Sep-25 shows Queensland's employment contracted by 0.23%, with an unemployment rate of 4.2%, compared to the national rate of 4.5%. National employment forecasts from May 2025 project growth of 6.6% over five years and 13.7% over ten years, but industry-specific projections suggest Varsity Lakes's employment mix may grow by approximately 6.7%% over five years and 13.8% over ten years.

The area's income profile falls below national averages based on AreaSearch analysis

AreaSearch's data for financial year 2022 shows Varsity Lakes' median income was $51,201 and average income was $63,953. In comparison, Rest of Qld had a median income of $50,780 and an average income of $64,844. By March 2025, estimated incomes would be approximately $57,197 (median) and $71,442 (average), based on Wage Price Index growth of 11.71% since financial year 2022. According to the 2021 Census, household, family, and personal incomes in Varsity Lakes rank modestly, between the 44th and 47th percentiles. The largest income bracket comprises 36.0% earning $1,500 - 2,999 weekly (6,519 residents), similar to surrounding regions at 31.7%. Housing affordability pressures are severe, with only 77.9% of income remaining, ranking at the 38th percentile. Varsity Lakes' SEIFA income ranking places it in the 6th decile.

Varsity Lakes displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Varsity Lakes' dwelling structure, as per the latest Census, was 43.1% houses and 56.9% other dwellings (semi-detached, apartments, 'other'). In comparison, Non-Metro Qld had 50.9% houses and 49.1% other dwellings. Home ownership in Varsity Lakes stood at 21.4%, with mortgaged dwellings at 34.4% and rented ones at 44.2%. The median monthly mortgage repayment was $1,842, below Non-Metro Qld's average of $1,907. Median weekly rent in Varsity Lakes was $490, compared to Non-Metro Qld's $500. Nationally, Varsity Lakes' mortgage repayments were lower at $1,842 vs Australia's average of $1,863, while rents were higher at $490 vs the national figure of $375.

Varsity Lakes features high concentrations of group households, with a fairly typical median household size

Family households constitute 69.6% of all households, consisting of 29.1% couples with children, 24.0% couples without children, and 15.0% single parent families. Non-family households comprise the remaining 30.4%, with lone person households at 24.0% and group households making up 6.4%. The median household size is 2.5 people, which aligns with the average for the Rest of Queensland.

Varsity Lakes shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Varsity Lakes has a notably high level of educational attainment among its residents aged 15 and above, with 30.6% holding university qualifications compared to 20.6% in the rest of Queensland and 25.4% in the SA4 region. Bachelor degrees are the most common at 21.2%, followed by postgraduate qualifications (7.0%) and graduate diplomas (2.4%). Vocational credentials are also prominent, with 35.8% of residents holding such qualifications – advanced diplomas at 12.8% and certificates at 23.0%. Educational participation is high, with 32.9% of residents currently enrolled in formal education.

This includes 10.0% in primary education, 8.2% in secondary education, and 8.0% pursuing tertiary education. Varsity Lakes has four schools with a combined enrollment of 3,360 students as of the latest available data. The area demonstrates above-average socio-educational conditions, with an ICSEA score of 1065. The educational mix includes one secondary school and three K-12 schools.

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

Varsity Lakes has 44 active public transport stops, serving a mix of train and bus routes. These stops are covered by 27 individual routes, offering 3,292 weekly passenger trips in total. Residents' average proximity to the nearest stop is 202 meters, indicating good transport accessibility.

Daily service frequency averages 470 trips across all routes, translating to about 74 weekly trips per individual stop.

The level of general health in Varsity Lakes is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Varsity Lakes shows better-than-average health outcomes with a low prevalence of common conditions among its general population.

However, among older and at-risk cohorts, the prevalence is higher than the national average. Approximately 51% of Varsity Lakes' total population (~9,271 people) has private health cover, which is slightly lower than the average for SA2 areas. Mental health issues and asthma are the most common medical conditions in the area, affecting 8.1% and 6.6% of residents respectively. About 73.2% of residents claim to be free from medical ailments, compared to 71.7% across Rest of Qld. The area has 13.0% of its population aged 65 and over (2,352 people), which is lower than the 17.1% in Rest of Qld. This demographic requires more healthcare attention than the broader population.

Varsity Lakes was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Varsity Lakes had a higher cultural diversity than most local markets, with 22.2% speaking a language other than English at home and 35.3% born overseas. Christianity was the predominant religion in Varsity Lakes, comprising 43.7%. However, Judaism was overrepresented at 0.2%, compared to 0.3% regionally.

The top three ancestry groups were English (27.5%), Australian (21.4%), and Other (10.5%). Notably, New Zealanders were slightly overrepresented at 1.4%, Hungarians at 0.5%, and Spanish at 0.8%.

Varsity Lakes's population is slightly younger than the national pattern

The median age in Varsity Lakes is 35 years, which is lower than the Rest of Qld's average of 41 and under the national average of 38. The 25-34 cohort is notably over-represented at 18.3% locally compared to the Rest of Qld average, while the 65-74 year-olds are under-represented at 7.0%. According to post-2021 Census data, the 25 to 34 age group has grown from 15.9% to 18.3%, and the 5 to 14 cohort has declined from 13.0% to 11.5%. Population forecasts for 2041 indicate substantial demographic changes for Varsity Lakes, with the 25 to 34 group projected to grow by 51% (1,674 people), reaching 4,987 from 3,312.