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

As of Nov 2025, the population of the Biggera Waters statistical area (Lv2) is estimated at around 10,951. This reflects an increase of 978 people since the 2021 Census, which reported a population of 9,973. The change is inferred from AreaSearch's estimate of the resident population at 10,838 following examination of the latest ERP data release by the ABS (June 2024), along with an additional 42 validated new addresses since the Census date. This level of population equates to a density ratio of 3,454 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. The Biggera Waters (SA2) experienced a growth rate of 9.8% since the 2021 census, exceeding the SA3 area's growth rate of 6.5%. Overseas migration contributed approximately 76.0% of overall population gains during recent periods in this area.

AreaSearch adopts 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, released in 2023 and based on 2021 data, are adopted. Future population dynamics predict exceptional growth for the Biggera Waters (SA2), placing it in the top 10 percent of regional areas nationally. By 2041, the area is expected to expand by 5,525 persons, reflecting an 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 of ABS building approval numbers shows Biggera Waters has received around 93 dwelling approvals annually over the past five financial years from FY21 to FY25. This totals an estimated 466 homes. As of FY26, 27 approvals have been recorded. Each year, approximately 2.4 new residents are gained per dwelling built, indicating strong demand that supports property values.

The average construction cost value for new homes is $707,000, suggesting developers focus on the premium market with high-end developments. In FY26, $19.2 million in commercial approvals have been registered, indicating 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 developing area.

By 2041, AreaSearch estimates the area will grow by 5,412 residents. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 12 projects expected to influence the area. Notable ones include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Town Premium Outlets Expansion. 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 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. Its unemployment rate was 4.1% as of September 2025, with an estimated employment growth of 2.8% over the past year.

This figure aligns with Rest of Qld's unemployment rate of 4.1%. Workforce participation is similar to Rest of Qld's at 59.1%. Employment among residents is concentrated in health care & social assistance, retail trade, and accommodation & food. Notably, employment levels in accommodation & food are at 1.3 times the regional average, while agriculture, forestry & fishing employs just 0.2% of local workers, below Rest of Qld's 4.5%.

Many residents commute elsewhere for work based on Census working population data. Over a 12-month period ending in September 2025, employment increased by 2.8%, labour force grew by 2.3%, leading to a fall in unemployment rate by 0.5 percentage points. This contrasts with Rest of Qld where employment rose by 1.7% and unemployment rose by 0.3 percentage points. State-level data as of 25-Nov-25 shows Queensland's employment contracted by 0.01%, with the state unemployment rate at 4.2%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. Applying these projections to Biggera Waters's employment mix suggests local employment should increase by 6.6% over five years and 13.6% over ten years.

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

AreaSearch's aggregation of latest postcode level ATO data for financial year ending June 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 the Rest of Qld's $53,146 median and $66,593 average. Based on Wage Price Index growth of 9.91% since financial year ending June 2023, current estimates for Biggera Waters would be approximately $53,998 (median) and $82,496 (average) by September 2025. According to the 2021 Census, household, family, and personal incomes in Biggera Waters rank modestly between the 21st and 31st percentiles. Income distribution data indicates that 30.0% of the population (3,285 individuals) fall within the $1,500 - $2,999 income range, similar to regional levels where 31.7% occupy this bracket. Housing affordability pressures are severe in Biggera Waters, with only 76.8% of income remaining after housing costs, 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 in the latest Census showed 20.5% houses and 79.6% other dwellings (semi-detached, apartments, 'other'). Non-Metro Qld had 41.7% houses and 58.3% other dwellings. Home ownership in Biggera Waters was 26.9%, with mortgaged dwellings at 24.8% and rented at 48.3%. The median monthly mortgage repayment was $1,699, below Non-Metro Qld's $1,733. Median weekly rent in Biggera Waters was $430, compared to Non-Metro Qld's $410. Nationally, Biggera Waters' mortgage repayments were lower at $1,699 than the Australian average of $1,863, while rents were higher at $430 than 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 2.2.

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 30.4% in Australia. Bachelor degrees lead at 16.7%, followed by postgraduate qualifications (6.0%) and graduate diplomas (2.3%). Trade and technical skills feature prominently, with 40.0% of residents aged 15+ holding vocational credentials – advanced diplomas (14.1%) and certificates (25.9%). Educational participation is notably 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

Transport analysis shows 22 operational transport stops in Biggera Waters. These are served by buses along five routes, offering 1,337 weekly passenger trips collectively. Residents enjoy good transport accessibility, with an average distance of 218 meters to the nearest stop.

Service frequency stands at 191 daily trips across all routes, translating to about 60 weekly trips per individual stop.

Health performance in Biggera Waters is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Biggera Waters faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is very high at approximately 57% of the total population (~6,235 people), compared to 52.6% across the rest of Queensland.

The most common medical conditions in the area are arthritis and mental health issues, impacting 9.2 and 8.7% of residents respectively. Sixty-six point six percent of residents declare themselves completely clear of medical ailments, compared to 64.5% across the rest of Queensland. As of 2016, 20.9% of residents are aged 65 and over (2,288 people), which is lower than the 25.8% in the rest of Queensland. Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

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 level of cultural diversity than most local markets, with 21.5% of its population speaking a language other than English at home and 38.7% born overseas. Christianity was the predominant religion in Biggera Waters, accounting for 47.4% of the population. However, Islam showed significant overrepresentation, comprising 3.8% compared to the regional average of 2.5%.

The top three ancestry groups were English (28.4%), Australian (19.4%), and Other (11.7%). Notable divergences included Maori at 1.9%, New Zealand at 1.3%, and Korean at 1.0%, each higher than their respective regional averages of 1.5%, 1.4%, and 0.5%.

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 age group of 25-34 years shows strong representation at 16.4% compared to the Rest of Qld. However, the age group of 5-14 years is less prevalent at 7.1%. According to post-2021 Census data, the age group of 15 to 24 has grown from 11.8% to 13.2%, while the age group of 45 to 54 has declined from 13.4% to 11.9%. By 2041, demographic modeling suggests that Biggera Waters' age profile will evolve significantly. The 25-34 age cohort is projected to grow by 72%, adding 1,293 residents to reach a total of 3,089.