Biggera Waters

Biggera Waters lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Based on ABS population updates and AreaSearch validation, the suburb of Biggera Waters had an estimated population of around 10,950 as of Feb 2026. This reflects a growth of 977 people (9.8%) since the 2021 Census, which reported a population of 9,973. The increase is inferred from AreaSearch's resident population estimate of 10,838 in June 2024 and an additional 42 validated new addresses since the Census date. This results in a density ratio of 3,454 persons per square kilometer, placing Biggera Waters in the upper quartile nationally according to AreaSearch assessments. The suburb's population growth rate exceeded that of its SA3 area (6.5%) and the Rest of Qld region since the 2021 Census. Overseas migration contributed approximately 76.0% of overall population gains during recent periods.

For projections, AreaSearch uses ABS/Geoscience Australia data for each SA2 area released in 2024 with a base year of 2022. For areas not covered and years post-2032, Queensland State Government's SA2 area projections from 2023 based on 2021 data are adopted, applying proportional growth weightings in line with ABS Greater Capital Region projections released in 2023 using 2022 data. Future population dynamics predict exceptional growth, placing Biggera Waters in the top 10 percent of regional areas nationally by 2041, with an expected expansion of 5,525 persons and a total increase of 49.4% over the 17 years.

The level of residential development activity in Biggera Waters was found to be higher than 90% of real estate markets across the country

AreaSearch analysis indicates Biggera Waters received around 93 dwelling approvals annually over the past five financial years, totalling approximately 466 homes. As of FY-26, 27 approvals have been recorded. Each year, an average of 2.4 new residents per dwelling was gained between FY-21 and FY-25, suggesting steady demand supporting property values. The average construction cost value for new homes is $707,000, indicating a focus on the premium market with high-end developments.

This financial year, $19.2 million in commercial approvals have been registered, reflecting balanced commercial development activity. Compared to the Rest of Qld, Biggera Waters records 122.0% more development activity per person. New development consists of 7.0% detached dwellings and 93.0% medium and high-density housing, offering affordable entry pathways for downsizers, investors, and first-time purchasers. With around 50 people per approval, Biggera Waters reflects a growing area. According to AreaSearch's latest quarterly estimate, the suburb is expected to grow by 5,413 residents through to 2041.

At current development rates, housing supply may struggle to match population growth, potentially increasing buyer competition and supporting price increases.

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

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 12 projects likely to affect this region. Notable projects include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Town Premium Outlets Expansion. The following details those considered 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 landscape in Biggera Waters shows performance that lags behind national averages across key labour market indicators

Biggera Waters has a skilled workforce with notable representation in lifestyle and retail sectors. The unemployment rate is 4.1%, with an estimated employment growth of 2.8% over the past year, according to AreaSearch's statistical area data aggregation. As of September 2025, there are 5,874 residents employed, with an unemployment rate matching Rest of Qld's 4.1%.

Workforce participation is lower at 63.4%, compared to Rest of Qld's 65.7%. Census responses indicate that only 12.9% of residents work from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in health care & social assistance, retail trade, and accommodation & food sectors. The area has a particularly high concentration in accommodation & food, with employment levels at 1.3 times the regional average.

Conversely, agriculture, forestry & fishing employs just 0.2% of local workers, below Rest of Qld's 4.5%. Many residents commute elsewhere for work, as indicated by the count of Census working population to local population. Over a 12-month period ending in September 2025, employment increased by 2.8%, while labour force grew by 2.3%, causing the unemployment rate to fall by 0.5 percentage points. This contrasts with Rest of Qld, where employment rose by 1.7%, the labour force grew by 2.1%, and unemployment rose by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Biggera Waters' employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's aggregation of ATO data for financial year 2023 shows Biggera Waters had a median taxpayer income of $49,129 and an average income of $75,058. Nationally, these figures are high compared to Rest of Qld's $53,146 median and $66,593 average. By September 2025, estimated incomes would be approximately $53,998 (median) and $82,496 (average), based on a 9.91% Wage Price Index growth since financial year 2023. The 2021 Census ranks Biggera Waters' household, family, and personal incomes modestly, between the 21st and 31st percentiles. Income distribution data shows 30.0% of residents (3,285 individuals) earn between $1,500 and $2,999, similar to regional levels at 31.7%. Housing affordability is severe, with only 76.8% of income remaining, ranking at the 14th percentile. The area's SEIFA income ranking places it in the 4th decile.

Biggera Waters features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

Biggera Waters' dwelling structure, as per the latest Census, had 20.5% houses and 79.6% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro Qld's 76.4% houses and 23.6% other dwellings. Home ownership in Biggera Waters was 26.9%, with mortgaged dwellings at 24.8% and rented ones at 48.3%. The median monthly mortgage repayment was $1,699, higher than Non-Metro Qld's average of $1,655. The median weekly rent in Biggera Waters was $430, compared to Non-Metro Qld's $345. Nationally, Biggera Waters' mortgage repayments were lower than the Australian average of $1,863, while rents were higher at $430 versus the national figure of $375.

Biggera Waters features high concentrations of group households and lone person households, with a lower-than-average median household size

Family households constitute 59.7% of all households, including 17.4% couples with children, 28.1% couples without children, and 12.5% single parent families. Non-family households account for the remaining 40.3%, with lone person households at 33.8% and group households comprising 6.5%. The median household size is 2.1 people, which is smaller than the Rest of Qld average of 2.5.

The educational profile of Biggera Waters exceeds national averages, with above-average qualification levels and academic performance metrics

Educational qualifications in Biggera Waters trail regional benchmarks, with 25.0% of residents aged 15+ holding university degrees compared to the national average of 30.4%. Bachelor degrees are the most common at 16.7%, followed by postgraduate qualifications at 6.0% and graduate diplomas at 2.3%. Trade and technical skills are prominent, with 40.0% of residents aged 15+ holding vocational credentials - advanced diplomas at 14.1% and certificates at 25.9%. Educational participation is high, with 27.0% of residents currently enrolled in formal education.

This includes 7.1% in tertiary education, 6.7% in primary education, and 6.0% pursuing secondary education.

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

Biggera Waters has 22 operational public transport stops, all bus services. Five routes serve these stops, facilitating a total of 1,337 weekly passenger trips. Residents enjoy good transport accessibility, with an average distance of 218 meters to the nearest stop. Most residents commute outward from this primarily residential area, with cars being the dominant mode at 89%. The average vehicle ownership is 1.0 per dwelling, lower than the regional average. According to the 2021 Census, only 12.9% of residents work from home, which may be influenced by COVID-19 conditions.

On average, there are 191 trips daily across all routes, translating to approximately 60 weekly trips per individual stop.

Health outcomes in Biggera Waters are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Biggera Waters shows below-average health indicators based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are somewhat typical but higher than the national average among older cohorts.

Approximately 57% of Biggera Waters' total population (~6,234 people) has private health cover, which is higher than Rest of Qld's 52.5%. The most common medical conditions are arthritis (9.2%) and mental health issues (8.7%). Around 66.6% of residents claim to be completely clear of medical ailments compared to 67.6% across Rest of Qld. Health outcomes among the working-age population are typical. The area has 20.9% of residents aged 65 and over (2,288 people). Health outcomes among seniors present some challenges but rank lower nationally than the broader population.

Biggera Waters 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

Biggera Waters had a higher cultural diversity than most local areas, with 21.5% of residents speaking a language other than English at home and 38.7% born overseas. Christianity was the predominant religion, comprising 47.4% of the population. Islam, however, was overrepresented at 3.8%, compared to 0.6% in the rest of Queensland.

The top three ancestry groups were English (28.4%), Australian (19.4%), and Other (11.7%). Notably, Maori (1.9%), New Zealand (1.3%), and Korean (1%) ethnicities were also overrepresented compared to regional averages.

Biggera Waters hosts a notably older demographic compared to the national average

Biggera Waters has a median age of 43 years, which is higher than the Rest of Qld average of 41 and exceeds the national average of 38. The 25-34 age group constitutes 17.0%, compared to Rest of Qld, while the 5-14 cohort makes up 6.9%. According to post-2021 Census data, the 25-34 age group grew from 15.6% to 17.0%, and the 15-24 cohort increased from 11.8% to 13.1%. Conversely, the 45-54 cohort decreased from 13.4% to 11.5%. Demographic modeling indicates that Biggera Waters' age profile will significantly change by 2041, with the 25-34 cohort projected to grow by 66%, adding 1,227 residents to reach a total of 3,089.