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

Based on AreaSearch's analysis, Varsity Lakes' population is around 18,112 as of Nov 2025. This reflects an increase of 1,473 people (8.9%) since the 2021 Census, which reported a population of 16,639 people. The change is inferred from the estimated resident population of 18,082 from the ABS as of June 2024 and an additional 291 validated new addresses since the Census date. This level of population equates to a density ratio of 3,044 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Varsity Lakes' 8.9% growth since the 2021 census exceeded the SA3 area (7.2%), along with the non-metro area, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 82.3% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, Queensland State Government's SA2 area projections, released in 2023 and based on 2021 data, are adopted. It should be noted that these state projections do not provide age category splits; hence where utilised, AreaSearch is applying proportional growth weightings in line with the ABS Greater Capital Region projections (released in 2023, based on 2022 data) for each age cohort. Looking at population projections moving forward, a significant population increase in the top quartile of non-metropolitan areas nationally is forecast, with the area expected to expand by 5,213 persons to 2041 based on the latest population numbers, with an increase of 28.6% in total over the 17 years.

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 approved approximately 82 residential properties annually. Over the past five financial years, from FY-21 to FY-25, a total of 413 homes were approved, with an additional 296 approved in FY-26 so far. Each dwelling built, on average, gained around 2.9 new residents per year over these five years, indicating strong demand that supports property values.

The average construction cost value of new homes was $23,000, lower than the regional average, suggesting more affordable housing options for buyers. This financial year has seen $2.4 million in commercial development approvals, reflecting a limited focus on commercial development compared to residential. Compared to the rest of Queensland, Varsity Lakes has slightly higher development activity, with 27.0% above the regional average per person over the five-year period. Building activity has slowed recently, with new developments comprising 40.0% detached houses and 60.0% medium and high-density housing.

This skew towards compact living offers affordable entry pathways, attracting downsizers, investors, and first-time purchasers. With around 8943 people per dwelling approval, Varsity Lakes reflects a mature market. Population forecasts indicate an increase of 5,183 residents by 2041. At current development rates, housing supply may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 14 projects likely impacting the area. Notable 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 employment environment in Varsity Lakes shows above-average strength when compared nationally

Varsity Lakes has a highly educated workforce with prominent representation in essential services sectors. Its unemployment rate was 3.2% as of June 2025, below the Rest of Qld's rate of 3.9%.

Employment growth over the past year was estimated at 2.1%. As of June 2025, 10,380 residents were employed with an unemployment rate of 0.7% lower than the regional average. Workforce participation in Varsity Lakes was 66.5%, higher than Rest of Qld's 59.1%. Leading employment industries among residents included health care & social assistance, retail trade, and accommodation & food services.

Professional & technical services showed notable concentration with employment levels at 1.5 times the regional average, while agriculture, forestry & fishing had lower representation at 0.2% versus the regional average of 4.5%. Employment opportunities exist locally, but many residents commute elsewhere for work based on Census data. Between June 2024 and June 2025, employment levels increased by 2.1% and labour force grew by 2.0%, maintaining a stable unemployment rate. In contrast, Rest of Qld experienced employment growth of 1.8% with a slight rise in unemployment rate. National employment forecasts from Jobs and Skills Australia (May 2025) project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Varsity Lakes's employment mix suggests local growth of approximately 6.7% over five years and 13.8% over ten years, based on a simple weighting extrapolation for illustrative purposes only.

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

AreaSearch's data for financial year 2022 shows median income in Varsity Lakes is $51,201 and average income is $63,953. This is similar to national averages. In Rest of Qld, median income is $50,780 and average income is $64,844. By September 2025, with a 13.99% Wage Price Index growth since financial year 2022, estimated incomes would be approximately $58,364 (median) and $72,900 (average). 2021 Census figures place household, family, and personal incomes in Varsity Lakes between the 44th and 47th percentiles. The largest income bracket comprises 36.0% earning $1,500 - $2,999 weekly, with 6,520 residents falling into this category. This aligns with the surrounding region where this cohort represents 31.7%. Housing affordability pressures are severe, with only 77.9% of income remaining after housing costs, ranking at the 38th 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

Varsity Lakes had 43.1% houses and 56.9% other dwellings as of the latest Census, compared to Non-Metro Qld's 50.9% houses and 49.1% other dwellings. Home ownership in Varsity Lakes was 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's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher at $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 that are couples with children, 24.0 percent that are couples without children, and 15.0 percent that are single parent families. Non-family households make up the remaining 30.4 percent, with lone person households at 24.0 percent and group households comprising 6.4 percent of the total. The median household size is 2.5 people, which matches 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 educational attainment among its residents aged 15 and above, with 30.6% holding university qualifications compared to the broader Queensland region at 20.6%. This is also higher than the SA4 region's 25.4%. Bachelor degrees are the most common at 21.2%, followed by postgraduate qualifications at 7.0% and graduate diplomas at 2.4%. Vocational credentials are also prominent, with 35.8% of residents holding such qualifications, including advanced diplomas (12.8%) and certificates (23.0%).

Educational participation is high in Varsity Lakes, 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. The area has four schools with a combined enrollment of 3,360 students. Socio-educational conditions are above average, with an ICSEA score of 1065. Educational mix includes one secondary school and three K-12 schools. Note: for schools showing 'n/a' in enrolments, please refer to the parent campus.

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

Public transport analysis reveals 44 active transport stops operating within Varsity Lakes. These comprise a mix of train and bus services. They are serviced by 27 individual routes, collectively providing 3,292 weekly passenger trips.

Transport accessibility is rated as good, with residents typically located 202 meters from the nearest transport 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 a low prevalence of common health conditions among its general population.

However, this is higher than the national average for older, at-risk cohorts. The rate of private health cover stands at approximately 51% of the total population (~9,273 people), slightly lower than the average SA2 area. Mental health issues and asthma are the most common medical conditions in the area, affecting 8.1 and 6.6% of residents respectively. A total of 73.2% of residents report being completely clear of medical ailments, compared to 71.7% across Rest of Qld. The area has 13.0% of residents aged 65 and over (2,352 people), which is lower than the 17.1% in Rest of Qld but still requires more 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, surveyed in June 2021, had a higher cultural diversity than most local areas, with 22.2% speaking a language other than English at home and 35.3% born overseas. Christianity was the predominant religion, comprising 43.7%. Judaism, at 0.2%, was slightly overrepresented compared to the rest of Queensland (0.3%).

The top three ancestral groups were English (27.5%), Australian (21.4%), and Other (10.5%). Notable ethnic group disparities included New Zealanders at 1.4% (regional average: 1.5%), Hungarians at 0.5% (vs 0.4%), and Spanish at 0.8% (regional average: 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 the Rest of Qld average of 41 years and also under the national average of 38 years. The 25-34 age cohort is notably over-represented in Varsity Lakes at 18.3%, compared to the Rest of Qld average. Conversely, the 65-74 year-olds are under-represented at 7.0%. According to post-2021 Census data, the 25 to 34 age group has increased from 15.9% to 18.3%, while the 5 to 14 cohort has declined from 13.0% to 11.5%. Population forecasts for the year 2041 indicate significant demographic changes in Varsity Lakes, with the 25 to 34 age group projected to grow by 51% (1,674 people), reaching a total of 4,987 from the current figure of 3,312.