Varsity Lakes

Population growth drivers in Varsity Lakes are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Varsity Lakes' population is approximately 18,112 as of November 2025. From the 2021 Census figure of 16,639 people, this represents an increase of 1,473 individuals (8.9%). This growth is inferred from ABS data: an estimated resident population of 18,082 in June 2024 and an additional 291 validated new addresses since the Census date. The population density ratio stands at 3,044 persons per square kilometer, placing Varsity Lakes in the upper quartile nationally according to AreaSearch assessments. Between the 2021 Census and November 2025, Varsity Lakes' growth rate of 8.9% surpassed both the SA3 area (7.2%) and non-metro areas, indicating its status as a regional growth leader. Overseas migration contributed approximately 82.3% of overall population gains during recent periods in Varsity Lakes.

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 based on ABS Greater Capital Region projections released in 2023 using 2022 data for each age cohort. By 2041, Varsity Lakes is forecast to experience a significant population increase of 5,213 persons, reflecting an overall rise of 28.6% over the 17-year period based on the latest annual ERP population numbers.

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 recorded approximately 82 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25413 homes were approved, with a further 297 approved in FY-26. Each dwelling built over these years gained an average of 2.9 new residents per year, indicating strong demand that supports property values.

The average construction cost value of new homes was $23,000, below the regional average, suggesting more affordable housing options for buyers. This financial year has seen $2.4 million in commercial development approvals, reflecting limited commercial development focus compared to residential growth. Compared to the rest of Queensland, Varsity Lakes had 27.0% more development per person over the five-year period from FY-21 to FY-25, balancing buyer choice while supporting current property values. However, building activity has slowed in recent years.

New building activity comprised 40.0% detached houses and 60.0% medium and high-density housing, attracting downsizers, investors, and first-time purchasers due to affordable entry pathways. With around 8943 people per dwelling approval, Varsity Lakes reflects a highly mature market. According to the latest AreaSearch quarterly estimate, Varsity Lakes is forecasted to gain 5183 residents by 2041. If current development rates continue, housing supply may struggle to match population growth, potentially intensifying buyer competition and supporting price increases.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 14 projects likely impacting the area. Key projects include Varsity Lakes Coles Shopping Centre, Cienna Varsity Ridge, Bond University Student Accommodation Project, and European Train Control System - Beenleigh to Varsity Lakes. The following list details 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.

The labour market in Varsity Lakes shows considerable strength compared to most other Australian regions

Varsity Lakes has an educated workforce with significant representation in essential services sectors. Its unemployment rate is 3.3%, lower than the rest of Queensland's 4.1%.

Employment growth over the past year was estimated at 2.5%. As of September 2025, 10,468 residents are employed, with an unemployment rate of 0.8% below the regional average and workforce participation at 66.5%, higher than the rest of Queensland's 59.1%. Leading industries include health care & social assistance, retail trade, and accommodation & food services. Notably, professional & technical employment is concentrated at 1.5 times the regional average, while agriculture, forestry & fishing shows lower representation at 0.2% versus the regional average of 4.5%.

Many residents commute elsewhere for work based on census data. From September 2024 to September 2025, employment levels increased by 2.5%, and labour force increased by 2.5%, keeping the unemployment rate stable at 3.3%. In contrast, rest of Queensland experienced employment growth of 1.7% and labour force growth of 2.1%, with a rise in unemployment rate to 4.4%. State-level data from QLD up to 25-Nov-2025 shows employment contracted by 0.01%, with the state unemployment rate at 4.2%, closely aligned with the national rate of 4.3%. National employment forecasts from Jobs and Skills Australia indicate growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Varsity Lakes's employment mix suggests local employment should increase by 6.7% over five years and 13.8% over ten years, though this is a simplified extrapolation for illustrative purposes only.

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

AreaSearch's latest postcode level ATO data for financial year 2022 indicates that Varsity Lakes SA2 had median assessed income of $51,201 and average income of $63,953. This contrasts with Rest of Qld's median income of $50,780 and average income of $64,844. Based on Wage Price Index growth of 13.99% since financial year 2022, estimated current incomes are approximately $58,364 (median) and $72,900 (average) as of September 2025. According to 2021 Census figures, household, family, and personal incomes in Varsity Lakes rank modestly between the 44th and 46th percentiles. Income brackets show that the largest segment comprises 36.0% earning $1,500 - $2,999 weekly (6,520 residents), similar to the surrounding region at 31.7%. Housing affordability pressures are severe with only 77.9% of income remaining, ranking at the 37th percentile. The area's 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

In Varsity Lakes, as per the latest Census evaluation, 43.1% of dwellings were houses, with the remaining 56.9% comprising semi-detached homes, apartments, and other dwelling types. In comparison, Non-Metro Qld had a higher proportion of houses at 50.9%, with 49.1% being other dwellings. Home ownership in Varsity Lakes stood at 21.4%, lower than Non-Metro Qld's figure. Mortgaged dwellings constituted 34.4%, and rented dwellings made up 44.2%. The median monthly mortgage repayment in the area was $1,842, below Non-Metro Qld's average of $1,907. The median weekly rent in Varsity Lakes was recorded at $490, compared to Non-Metro Qld's $500. Nationally, Varsity Lakes' mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher than the national figure of $375.

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

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

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. Specifically, 30.6% of these residents hold university qualifications, which is significantly higher than the broader benchmarks of 20.6% in the rest of Queensland and 25.4% in the SA4 region. This indicates a substantial educational advantage for the area, positioning it strongly for knowledge-based opportunities. Bachelor degrees are the most prevalent among these qualifications, with 21.2% of residents holding them, followed by postgraduate qualifications at 7.0% and graduate diplomas at 2.4%.

Trade and technical skills also feature prominently in Varsity Lakes, with 35.8% of residents aged 15 and above holding vocational credentials. This includes advanced diplomas held by 12.8% of residents and certificates held by 23.0%. Educational participation is notably high in the area, with 32.9% of residents currently enrolled in formal education. This includes 10.0% enrolled in primary education, 8.2% in secondary education, and 8.0% pursuing tertiary education.

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

Transport analysis shows 44 active transport stops operating within Varsity Lakes. These include a mix of train and bus services. There are 27 individual routes servicing these stops, collectively providing 3,292 weekly passenger trips.

Transport accessibility is rated as good, with residents typically located 202 meters from the nearest stop. Service frequency averages 470 trips per day across all routes, equating to approximately 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 low prevalence of common conditions among its general population.

However, older, at-risk cohorts have higher rates compared to national averages. Approximately 51% of Varsity Lakes' total population (~9,273 people) has private health cover, slightly lower than the average SA2 area. Mental health issues and asthma are the most prevalent medical conditions in the area, affecting 8.1% and 6.6% of residents respectively. A total of 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 residents aged 65 and over (2,352 people), lower than the 17.1% in Rest of Qld.

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, making up 43.7%. However, Judaism showed an overrepresentation of 0.2%, compared to 0.3% regionally.

The top three ancestry groups were English (27.5%), Australian (21.4%), and Other (10.5%). Notable divergences included New Zealand at 1.4% (vs regional 1.5%), Hungarian at 0.5% (vs 0.4%), and Spanish at 0.8% (vs 0.7%).

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

The median age in Varsity Lakes is 35 years, which is lower than Rest of Qld's average of 41 and also under the national average of 38. The 25-34 cohort makes up 18.3% of Varsity Lakes' population, notably higher than Rest of Qld's average, while the 65-74 age group comprises only 7.0%. According to post-2021 Census data, the 25 to 34 age group has increased from 15.9% to 18.3%, and the 5 to 14 cohort has decreased from 13.0% to 11.5%. By 2041, population forecasts indicate significant demographic changes in Varsity Lakes, with the 25 to 34 age group expected to grow by 51% (adding 1,674 people), reaching a total of 4,987 from its current figure of 3,312.