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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Balmoral (Qld) has an estimated 4,531 residents, up from 4,173 at the 2021 Census — a change of 358 people, or 8.6%. Growth has averaged 1.3% a year over five years. Natural increase accounts for 52.0% of that increase. That puts 3,568 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
An assessment of broader demographic updates from the ABS alongside newly verified addresses compiled by AreaSearch indicates that the suburb of Balmoral (Qld) has an estimated headcount of approximately 4,531 as of Aug 2026. Relative to the 2021 Census tally of 4,173 residents, this represents an expansion of 358 individuals, or 8.6%. This updated figure of 4,531 residents was determined through AreaSearch's review of the ABS June 2025 ERP release combined with 45 validated new addresses logged post-Census. At 3,567 persons per square kilometer, the population density ranks within the top quarter of localities assessed across Australia.
The suburb's post-Census expansion of 8.6% is within 0.9 percentage points of the 9.5% national benchmark, underscoring resilient growth. Natural increase served as the primary contributor, accounting for roughly 52.0% of recent population additions, while both interstate and overseas migration also registered positive gains. Projections for the area rely on the 2024 ABS/Geoscience Australia dataset using 2022 as a base year. Where SA2 coverage is unavailable or extends beyond post-2032 horizons, AreaSearch incorporates Queensland Government 2023 SA2 projections built on 2021 numbers. Because state models lack age cohort breakdowns, AreaSearch applies proportional growth distribution aligned with the 2023 ABS Greater Capital Region projections (2022 base year). Based on these aggregated SA2 demographic expectations, the suburb of Balmoral (Qld) is forecast to record a population gain slightly below the national median, expanding by 236 persons to 2041, representing a 5.2% total rise across the 16 years.
Frequently Asked Questions - Population
135 new dwellings have been approved in Balmoral (Qld) over the past five years, an average of 27 a year. That places the area in the 63rd percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 20 dwellings approved in the latest reporting year, 55% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 10, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals across the locality reveals that approximately 27 residential dwellings receive permits annually, amounting to around 135 new dwellings over the past 5 financial years. Within FY-25 to date, 10 residential permits have been documented. With an influx of 3 incoming residents annually for every newly built residence between FY-21 and FY-25, demand continues to heavily outpace construction, applying upward pressure on local pricing and creating heightened buyer competition. New builds carry an average estimated construction cost of $1,212,000, illustrating an emphasis on premium residential projects.
Commercial activity generated $1.1 million in approved works during the current financial year, reinforcing the predominantly residential fabric of the area. On a per-capita basis, residential building activity sits 12.0% below the Greater Brisbane benchmark, yet places within the 69th percentile nationwide, supported by recent building momentum. Recent residential output is split between 55.0% separate standalone houses and 45.0% attached townhouses or apartments, delivering diverse housing choices spanning family residences to lower-maintenance compact living options. The suburb records roughly 177 residents per residential approval, pointing to an expanding property market. Demographic projections anticipate an influx of 236 additional residents through to 2041 relative to the latest AreaSearch quarterly figures. Maintaining existing construction rates should supply sufficient housing stock to accommodate this growth, creating favourable buying conditions while supporting potential population increases above baseline forecasts.
Frequently Asked Questions - Development
Development applications around Balmoral (Qld)
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Balmoral (Qld), worth an estimated $1.2 billion. A further 123 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $57 billion. 36 are already under construction and 55 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Infrastructure upgrades and major urban developments exert a major influence on local market performance. AreaSearch has pinpointed 16 significant projects positioned to shape the locality. Notable developments include the Bulimba Barracks Urban Renewal Project, the 653-655 Wynnum Road Mixed Use Development, VOIR, and LA VUE, with key initiatives outlined below.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Bulimba Barracks Urban Renewal Project
Masterplanned urban renewal of the former Bulimba Barracks defence site on about 20-21 hectares of Brisbane riverfront land. The project will deliver around 850 homes, a mixed-use lifestyle precinct in the retained WWII fabrication shed, retail and hospitality uses, riverside parkland, riverwalk and community facilities. Remediation and civil works are in progress, with key Brisbane City Council approvals granted for subdivision, mixed-use components and the first Apollo Road apartment stage.
Teneriffe Banks
Teneriffe Banks is a $1.5 billion riverfront mixed-use precinct by Kokoda Property on a 17,612 sqm former industrial site in Teneriffe. The precinct is planned to include 212 luxury residences across four architecturally distinct residential buildings, Brisbane's first Kimpton Hotel, extensive retail, hospitality and wellness amenities, boutique laneways, more than 10,000 sqm of landscaped grounds and gardens, and a revitalised riverfront. Versatile Construction has been appointed as builder, with construction scheduled to commence in December 2025 and staged delivery from 2028.
Bulimba Memorial Park and Community Centre Upgrade
Staged upgrade of the heritage-listed Bulimba Memorial Park delivering new playgrounds, improved landscaping, shade, drainage, fencing and recreation facilities while preserving the park's memorial heritage. Stage 1 playground works are progressing, with Stage 2 funded to provide additional family recreation improvements and park enhancements.
Riverside Green - Bulimba Creek Parkland Enhancement
Brisbane City Council is delivering enhancements along the Bulimba Creek corridor focused on upgraded shared pathways, improved stormwater treatment, native vegetation restoration, renewed recreation spaces and improved community access to strengthen the ecological health and recreational value of the creek corridor. Works form part of Council's ongoing suburban parks improvement program with completion targeted during 2026.
Bhode Bulimba - 360 Riding Road Mixed-Use Residences
Cielo Group is delivering Bhode, a three storey mixed-use project comprising 13 luxury apartments with resort-style amenities at the landmark triangular site at Riding Rd and Hawthorne Rd. Demolition commenced to clear the site and compliance actions are progressing with Brisbane City Council.
Morningside-Bulimba Bikeway Extension
Council-managed active transport project upgrading active travel corridors between Morningside and the Bulimba ferry terminal. Scope involves construction of separated bikeways, safer intersection crossings, and improved connections into the local cycling network.
James Place
James Place is a six to seven level mixed-use retail, dining, wellness and boutique office precinct by Forme on James Street. The project includes about 4,200 sqm of retail, 4,500 sqm of office space, restaurants, a central plaza, landscaped terraces, dual street frontages and a rooftop venue. Construction is underway by Graya, with completion expected in late 2026 to early 2027.
QParks Group - 5 Riding Road Mixed-Use Development
Mixed-use development comprising 110 apartments across two towers of 8 and 9 storeys, ground floor retail tenancies, and basement parking for 137 vehicles. The project includes landscaped communal areas and rooftop amenities, contributing to the ongoing densification and revitalisation of Bulimba's Riding Road precinct.
2,880 residents of Balmoral (Qld) are employed, from a labour force of 2,969. Unemployment sits at 3.0%, with participation at 78.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,433, about 76% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
A highly qualified talent pool characterizes the local labour market, highlighted by significant professional services employment, a low unemployment rate of 3.0%, and a 1.8% annual rise in workforce numbers according to statistical area aggregations. By March 2026, 2,880 local residents were employed. The jobless rate sits 1.3% below Greater Brisbane's 4.3%, while labour force participation reaches an elevated 78.8% compared to 70.1% across the wider region. Additionally, Census records show that 31.0% of workers operated from home, though pandemic-era conditions may have influenced this figure. The primary employment fields among local workers are professional & technical services, health care & social assistance, and education & training.
Professional & technical roles demonstrate strong concentration, tracking at 1.7 times the broader capital city level. Conversely, retail trade accounts for a smaller share, employing 7.4% of working residents against 9.4% in Greater Brisbane. A comparison of resident workers to locally based jobs highlights the area's residential focus and limited on-site employment opportunities. According to SALM and ABS figures aggregated over the 12 months leading to March 2026, local employment grew by 1.8% alongside a 2.4% expansion in the labour force, lifting unemployment by 0.6 percentage points. Across Greater Brisbane over the same timeframe, jobs increased by 3.2%, the labour pool grew by 3.4%, and unemployment ticked up by 0.1 percentage points. Long-term outlooks from Jobs and Skills Australia as of Mar-26 provide further context on potential workforce demand. Nationwide projections anticipate job gains of 6.6% over five years and 13.7% over ten years, though trajectories vary across industries. Applying these sectoral forecasts to the local occupational mix projects employment growth of 7.1% over five years and 14.4% over ten years (a basic weighted projection for illustration that excludes local demographic projections).
Frequently Asked Questions - Employment
Median household income in Balmoral (Qld) is $2,671 a week (about $139,000 a year), with median personal income at $1,289 a week. ATO records put median taxable income at $75,439 a year against an average of $128,641. The average runs 71% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxation figures aggregated by AreaSearch for financial year 2023 place local taxpayer earnings in the top percentile across the nation. The suburb of Balmoral's median taxpayer income reaches $75,439 while the mean income is $128,641, substantially exceeding Greater Brisbane's respective figures of $58,236 and $72,799. Adjusting for an 11.36% increase in the Wage Price Index since financial year 2023 elevates estimated figures to approximately $84,009 (median) and $143,255 (average) as of March 2026. Across household, family, and personal categories, Census income levels place between the 93rd and 94th percentiles nationally.
Overall, 31.9% of taxpayers (1,445 individuals) earn $4000+ weekly, whereas the leading regional bracket is $1,500 - 2,999 at 33.3%. High earners earning more than $3,000 weekly make up 45.3% of earners, reflecting substantial spending capacity. Despite housing commitments absorbing 15.5% of income, disposable earnings rank in the 93rd percentile, with SEIFA income metrics positioning the area in the 9th decile.
Frequently Asked Questions - Income
Balmoral (Qld) had 1,595 occupied dwellings at the 2021 Census, 61% detached houses and 23% apartments. 40% are owned with a mortgage, 36% rented and 24% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $2,729 a month, a total housing cost higher than 93% of areas nationally. Rent absorbs 16.8% of household income here and mortgage repayments 23.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census records indicate that separate houses account for 60.8% of local dwellings, while semi-detached homes, units, and other structures represent 39.2%, contrasting with the Brisbane metro split of 73.5% standalone homes and 26.5% other dwellings. Outright home ownership stands at 24.2%, slightly below regional levels, with 40.0% of properties mortgaged and 35.8% tenanted. The median monthly mortgage payment sits at $2,729 and weekly median rent is $450, notably higher than Brisbane metro averages of $1,863 and $380 respectively. When measured against the wider nation, local mortgage obligations exceed the Australian median of $1,863, and rents outpace the national baseline of $375.
Frequently Asked Questions - Housing
Balmoral (Qld) counted 1,595 households at the 2021 Census, an estimated 1,732 today, averaging 2.5 people each. 35% are couples with children, against 25% couples without children. 24% of households are people living alone, and families average 1.3 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the majority of living arrangements at 72.9%, comprising couples with children at 35.2%, couples without children at 25.4%, and single-parent households at 11.0%. Non-family setups make up the remaining 27.1%, consisting of single-person households at 23.8% and group residences at 3.6%. The typical household size is 2.5 persons, slightly lower than the 2.6 Greater Brisbane average.
Frequently Asked Questions - Households
47.9% of adults in Balmoral (Qld) hold a university qualification, including 31.1% with a bachelor degree and 12.2% with postgraduate qualifications, higher than 92% of areas nationally. A further 14.7% hold a vocational qualification. 2 schools serve the area, with 1,557 enrolment places and an average ICSEA of 1,103 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Academic achievement across the suburb is exceptionally strong, with 47.9% of residents aged 15+ possessing higher education degrees, compared to 25.7% statewide across QLD and 30.4% nationally across Australia. This educational profile underpins substantial readiness for knowledge-intensive sectors. Bachelor qualifications form the largest group at 31.1%, accompanied by postgraduate degrees at 12.2% and graduate diplomas at 4.6%. Vocational education is also well established, with 25.8% of individuals aged 15+ holding technical qualifications, including advanced diplomas at 11.1% and certificates at 14.7%. Active participation in study is pronounced, with 31.4% of the population attending an educational institution.
This cohort comprises 10.6% in primary schooling, 8.5% in secondary education, and 7.1% enrolled in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Getting around Balmoral (Qld) means driving: households keep an average of 1.4 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
75.2% of residents in Balmoral (Qld) report no long-term health condition, a healthier profile than 79% of areas nationally. 2.4% need daily assistance with core activities, and 78.2% hold private health cover. The standardised death rate runs at 4.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across the community are favourable, with AreaSearch evaluations showing low mortality figures and minimal chronic illness prevalence across all age brackets. Private health insurance participation is particularly high, covering approximately 78% of all residents (3,541 people), compared to 55.8% across Greater Brisbane and a 55.7% Australian average. Asthma and mental health conditions are the most prevalent reported illnesses, affecting 7.5% and 7.7% of residents respectively, while 75.2% reported having no diagnosed long-term health conditions compared to 69.2% regionally. The working-age population exhibits strong health standards with minimal chronic conditions.
Seniors aged 65 and over represent 10.9% of the population (493 people), below the 15.0% Greater Brisbane proportion, and record health scores that exceed national benchmarks.
Frequently Asked Questions - Health
Balmoral (Qld) is largely Australian-born, at 75.3% of residents, with 10.5% speaking a language other than English at home. The largest reported ancestries are English (28.8%) and Australian (22.3%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity measures above standard benchmarks, with 24.7% of the community born abroad and 10.5% speaking a non-English language at home. Christianity represents the primary religious affiliation, accounting for 51.1% of the population. Notably, Judaism shows higher representation locally at 0.3% compared to 0.1% across Greater Brisbane. Regarding parental lineage and ancestry, the three most common ancestries are English (28.8%), Australian (22.3%), and Irish (11.6%). Distinct variations also appear across other origins, with New Zealand ancestry accounting for 1.1% (versus 1.0% across the region), South Australian representing 0.8% (versus 0.6%), and French ancestry comprising 0.7% (versus 0.5%).
Frequently Asked Questions - Diversity
The median resident of Balmoral (Qld) is 37. 27.8% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Age distributions in the suburb closely mirror Greater Brisbane, with every broad bracket remaining within 5.8 percentage points of regional proportions. The median age is estimated at 37, matching the 2021 Census result and sitting 1 year older than the Greater Brisbane median of 36 from that Census. The most noticeable change since the Census is the expansion of the retiree and senior group (65+), which grew from 9.8% to an estimated 10.9% of the population. This senior cohort is forecast to experience the largest numerical increase through to 2041, growing by 223 (45%) to 717, whereas younger to middle-aged adults, children, and young adults are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Balmoral (Qld)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 5 months ago all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 45 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (4,173 at the 2021 Census → 4,531 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL30132). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.