Biggera Waters

Suburb (SAL)

Rest of Qld / Gold Coast - North

 
 
 
 
 
 
 
Data Sources ABSValuer GeneralRental BoardACARA Newest Aug 2026 · Refreshed ABS QuickStats SAL30249 How we calculate this
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Suburb (SAL) Boundary Analysis

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.

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Sales ActivityProperty Sales Trends in Biggera Waters

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DemographicsPopulation Growth in Biggera Waters

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Biggera Waters has an estimated 11,062 residents, up from 9,973 at the 2021 Census — a change of 1,089 people, or 10.9%. Growth has averaged 2.1% a year over five years. Overseas migration accounts for 76.0% of that increase. That puts 3,490 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

According to ABS population assessments for the broader region and address verifications conducted by AreaSearch after the Census, the suburb of Biggera Waters has an estimated 11,062 residents in May 2026. This represents a gain of 1,089 people (10.9%) from the 2021 Census, which recorded 9,973 individuals. This trend is calculated from a resident population of 11,016, estimated by AreaSearch using the latest ABS ERP release (June 2025) along with 48 validated new addresses added since the Census. The suburb's density stands at 3,489 persons per square kilometer, placing it in the top quartile of all Australian locations analyzed by AreaSearch.

The 10.9% growth rate of the suburb of Biggera Waters since the 2021 Census outpaced the SA3 area (7.0%) and the Rest of Qld, making it a regional growth leader. The primary driver of this growth was overseas migration, which accounted for roughly 76.0% of total population increases recently. AreaSearch utilizes ABS/Geoscience Australia projections for each SA2 region, published in 2024 with a 2022 baseline. For SA2 regions lacking this data, and for any years after 2032, projections from the Queensland State Government released in 2023 using 2021 data are used. Because these state projections lack age-specific breakdowns, AreaSearch applies age-group weightings based on the 2023 ABS Greater Capital Region projections (using 2022 data). Looking at upcoming demographics, the suburb of Biggera Waters is projected to experience exceptional growth in the top 10 percent of regional areas nationwide. Combined SA2-level projections suggest the area will add 5,224 residents by 2041, representing a total increase of 46.8% over the 16 years.

Frequently Asked Questions - Population

What is the latest population estimate for the suburb of Biggera Waters?
Total population for the suburb of Biggera Waters was estimated to be approximately 11,062 as at May 26. This is based upon an estimated resident population of 11,016 from the ABS up to June 2025.
How has the population in the suburb of Biggera Waters changed since 2021?
The suburb of biggera waters has added approximately 1,089 people and shown a 10.92% increase from the 9,973 people recorded at the 2021 Census period.
What is the population density in the suburb of Biggera Waters?
The population density in the suburb of Biggera Waters is estimated at 3,489 persons per square kilometer based on the latest population estimate.
How much has the population grown over the past 10 years in the suburb of Biggera Waters?
Over the past 10 years, the population in the suburb of Biggera Waters has shown a compound annual growth rate of 2.7% per annum.
What are the main drivers of population growth in the suburb of Biggera Waters?
Population growth in the suburb of Biggera Waters is driven by: Overseas migration (76.0%), Interstate migration (24.0%), Natural increase (0.0%). The primary driver is Overseas migration, contributing 76.0% of overall population gains.

Residential SupplyHousing Development & Building Approvals in Biggera Waters

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466 new dwellings have been approved in Biggera Waters over the past five years, an average of 93 a year. That places the area in the 91st percentile for residential development activity nationally, about 8 approvals per 1,000 residents a year. Of the 114 dwellings approved in the latest reporting year, 7% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 33, 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

According to AreaSearch evaluations of ABS building approval records mapped from statistical areas, the suburb of Biggera Waters averages approximately 93 approved dwellings each year, totaling 466 approved homes over the last 5 financial years (between FY-21 and FY-25) and 31 during the current FY-26. A ratio of 2.3 people moving to the area for every new home built between FY-21 and FY-25 points to strong demand supporting local property values. Newly constructed homes average $707,000 in value, showing a developer focus on high-end, premium properties. Furthermore, commercial approvals have reached $19.2 million this financial year, indicating a balanced commercial pipeline.

In comparison to the Rest of Qld, the suburb of Biggera Waters shows 120.0% more development activity per resident, giving buyers plenty of opportunities. Recent construction is composed of 7.0% standalone houses and 93.0% medium to high-density properties. This high proportion of multi-unit dwellings provides cheaper entry points and appeals to downsizers, investors, and first-home buyers. With approximately 51 people per approval, the suburb of Biggera Waters shows the characteristics of an expanding market. Looking forward, the suburb of Biggera Waters is projected to add 5,178 residents by 2041, based on the latest quarterly calculations by AreaSearch. If current building rates persist, residential supply might fall short of population gains, which could increase buyer competition and push prices upward.

Frequently Asked Questions - Development

How many dwelling approvals have occurred in the suburb of Biggera Waters recently?
Dwelling approval activity in the the suburb of Biggera Waters area has seen 429 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The suburb of Biggera Waters's current population of 11,062 has been supported by 93 approvals on average over recent years.
How does the suburb of Biggera Waters's development activity compare to the broader region?
The suburb of Biggera Waters has seen 0.87 approvals per 100 people in recent years, compared to 0.61 approvals in the broader region. This means that one dwelling has been approved for every 50 people in the suburb of Biggera Waters, compared to one for every 183 in the broader region.
Is the suburb of Biggera Waters keeping up with housing demand?
With the population expected to increase by 5,178 people by 2041, around 2,589 new dwellings will be necessary. Recent approval levels appear broadly sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling.
What has been the trend in development approvals over the past five years in the suburb of Biggera Waters?
Looking at development activity over the past five years, the suburb of Biggera Waters's approval levels have been significantly above the yearly average of 93, indicating strong recent growth in development activity.
How many dwellings will be needed to accommodate future population growth in the suburb of Biggera Waters?
The population in the suburb of Biggera Waters is expected to grow by 5,178 people by 2041, necessitating approximately 2,589 new dwellings. This calculation is based on the current census average of 2.0 persons per dwelling in the area.
How does recent development compare to population growth in the suburb of Biggera Waters?
Over the past five years, the population in the suburb of Biggera Waters has grown by approximately 5,439 people, while 466 residential approvals were recorded. This equates to a ratio of 11.7 people added for each new dwelling approval. This high ratio suggests strong population growth relative to housing supply, potentially indicating unmet housing demand.
Are there opportunities for residential developers in the suburb of Biggera Waters?
With dwelling approval activity running at an average of 93 approvals per year and a population of 11,062, the market appears to be reasonably balanced between supply and demand, presenting moderate opportunities for well-positioned developments. With the population expected to increase by 5,178 people by 2041, around 2,589 new dwellings will be necessary. Current approval trends may be insufficient to meet forecast demand, indicating strong development opportunities.
Approvals Pipeline Development applications near Biggera Waters

Development applications around Biggera Waters

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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.

Project PipelineInfrastructure & Major Projects in Biggera Waters

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AreaSearch tracks 5 current infrastructure and development projects inside Biggera Waters, worth an estimated $2.62 billion. A further 134 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $44.7 billion. 52 are already under construction and 70 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and health & medical. 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

Local infrastructure projects, major planning decisions, and development guidelines have a significant impact on local performance. AreaSearch has identified 13 major projects that are expected to influence the area. Key developments include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and the Harbour Cove Mixed-Use Development, with details of the most relevant projects listed below.

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Frequently Asked Questions - Infrastructure

What are some of the major infrastructure and planning changes likely to influence the suburb of Biggera Waters?
Key infrastructure and planning changes likely to influence the suburb of Biggera Waters include: Harbour Shores (Construction); Marine Parade, Biggera Waters (Proposed); Kokomo Gold Coast (Construction); Harbour Cove Mixed-Use Development (Construction); and Harbour Town Premium Outlets Expansion (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
What types of infrastructure projects are impacting the suburb of Biggera Waters?
Infrastructure development impacting the suburb of Biggera Waters spans multiple sectors including Residential Development, Environmental & Disaster Management, and Transport & Logistics, among others.
What is the scale of infrastructure investment impacting the suburb of Biggera Waters?
Infrastructure investment analysis indicates substantial capital deployment exceeding $3.5 billion in projects that will impact the extended area, with a notable concentration of investment within the immediate the suburb of Biggera Waters vicinity.
How does the suburb of Biggera Waters's infrastructure development compare to other areas?
The suburb of Biggera Waters ranks in the top 10% nationally for infrastructure development, reflecting exceptional investment activity compared to similar areas across the country.
Harbour Shores
Category: Residential Development
Stage: Construction | Est. Comp: 2034
Source / Links: Link 1   Link 2  

Harbour Shores is a 16 hectare waterfront masterplanned community by Lewis Land at Biggera Waters on the Gold Coast. The precinct is under construction and will deliver more than 2000 dwellings across apartments, waterfront residences and villas, with resort-style amenities, a waterfront boardwalk, private marina berths, parkland, public open space, select retail and 6 Star Green Star community certification. Stage one is under construction with first residents expected in 2026, while the broader masterplan is being delivered over about a decade.

Residential Development

Marine Parade, Biggera Waters
Category: Residential Development
Stage: Proposed | Est. Comp: 2027

A 10-storey boutique residential tower in Biggera Waters offers 12 luxury apartments, including penthouses, communal spaces, gym, infinity pool, and dining area. Aiming to enhance urban renewal.

Residential Development

Harbour Cove Mixed-Use Development
Category: Communities, Precincts & Urban Renewal
Stage: Construction | Est. Comp: 2028
Source / Links: Link 1   Link 2  

An innovative mixed-use waterfront precinct in Biggera Waters, currently progressing as a key component of the $1.5 billion Harbour Shores masterplan. The project features 511 apartments across six medium-rise towers with resort-style amenities, including rooftop pools and sky gardens. The precinct is designed to include a boutique harbour-side retail and restaurant area, a 1.2km waterfront boardwalk, and direct Broadwater access via a planned marina.

Communities, Precincts & Urban Renewal

Twenty Hollywell Townhouses
Category: Residential Development
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   Link 2  

A boutique residential development featuring 5 three-storey townhouses offering modern luxury living with premium finishes including timber flooring, stone benches, custom cabinetry, and top-of-the-line appliances. Each townhouse includes intimate patio and garden spaces in a prestigious waterfront location with stunning Broadwater views.

Residential Development

31 Madang Crescent Townhouses
Category: Residential Development
Stage: Approved | Est. Comp: 2026
Source / Links: Link 1   

Boutique townhouse development featuring modern family-friendly design with private courtyards and contemporary finishes.

Residential Development

Runaway Bay - Lae Drive & Bayview Street Road Works
Category: Transport & Logistics
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   

Works are underway to upgrade the road and footpaths from the roundabout at Lae Drive and Bayview Street to the south end of Bayview Street Bridge, including upgrading the road surface, watermain replacement, stormwater pipes, kerbs, channels, driveways, footpath, and pedestrian/cycle ramp to improve infrastructure and safety.

Transport & Logistics

Harbour Town Premium Outlets Expansion
Category: Retail
Stage: Planning | Est. Comp: 2026
Source / Links: Link 1   Link 2  

Major expansion of the popular Harbour Town Premium Outlets shopping precinct with new retail spaces, dining options, and entertainment facilities.

Retail

Mantaray Marina and Residences
Category: Ports Marinas Fisheries & Aquaculture
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   Link 2  

A $300 million ultra-luxury mixed-use waterfront precinct on The Spit at Main Beach, comprising 24 exclusive three and four-bedroom residences, sub-penthouses and penthouses designed by Rothelowman, alongside a 67-berth superyacht marina built to Platinum Gold Anchor status. Developed by Gordon Corp and the Bruce Mathieson Group on a 10,000 square metre site leased from the Queensland Government, the development is the first under The Spit Master Plan and the first new project on The Spit in over 20 years.Key features include The Mantaray Club - a floating two-storey members-only lounge at the marina entrance - a 40-metre resort pool, a 350 square metre health club, ground-floor retail and dining, and a public boardwalk. Constructed by Multiplex, the marina was approaching completion in early 2026 with the residential final release scheduled for May 2026.

Ports Marinas Fisheries & Aquaculture

Jobs & IndustryEmployment Trends in Biggera Waters

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5,995 residents of Biggera Waters are employed, from a labour force of 6,219. Unemployment sits at 3.6%, with participation at 63.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.

Detail

The suburb of Biggera Waters features a skilled workforce with strong representation in the lifestyle and retail sectors, an unemployment rate of just 3.6%, and estimated job growth of 4.0% over the last year, compiled by AreaSearch from statistical area data. In March 2026, there were 5,995 employed residents. The unemployment rate sits 0.3% below the Regional Qld rate of 3.9%, while workforce participation matches the Regional Qld level of 64.3%. Census data indicates that a low 12.9% of residents worked from home, although this may have been influenced by COVID-19 lockdowns.

Local employment is heavily weighted toward healthcare & social assistance, retail trade, and accommodation & food services. Job numbers in accommodation & food services are 1.3 times the regional average. Conversely, agriculture, forestry & fishing accounts for only 0.2% of the local workforce, compared to 4.5% across Regional Qld. Although local jobs are available, comparing the count of Census working residents to local jobs suggests a high number of workers travel outside the suburb for employment. Based on AreaSearch research using SALM and ABS statistics aggregated from regional data, the recent 12-month period saw local jobs rise by 4.0% and the labour force expand by 3.3%, which reduced the unemployment rate by 0.7 percentage points. This is different from Regional Qld, where employment grew by 0.1%, the workforce grew by 0.3%, and unemployment rose by 0.1 percentage points. National employment projections from May-25 by Jobs and Skills Australia provide further context on future local demand. These five and ten-year forecasts have been applied to the local workforce profile. Nationally, employment is predicted to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Applying these trends to the suburb of Biggera Waters suggests local employment will rise by 6.6% over five years and 13.6% over ten years (this represents a basic weighted extrapolation for comparison purposes and does not account for specific local population growth projections).

Frequently Asked Questions - Employment

What is the employment situation in the suburb of Biggera Waters?
As of March 2026, the suburb of Biggera Waters has approximately 5,995 employed residents with an unemployment rate of 3.6%. This healthy unemployment rate suggests a well-functioning labour market. Employment performance is above the national median, showing positive labour market dynamics.
How does the suburb of Biggera Waters's unemployment rate compare to the broader region?
As of March 2026, the unemployment rate in the suburb of Biggera Waters stands at 3.6%, which is broadly in line with Regional Qld's rate of 3.9%. For comparison, the national unemployment rate is 4.2%.
What are the major employment sectors in the suburb of Biggera Waters?
The employment landscape in the suburb of Biggera Waters is dominated by several key sectors. The largest employers are health care & social assistance (16.3% of employment), retail trade (12.3%), and accommodation & food (10.9%). Other significant employers include construction and education & training.
How has employment changed recently in the suburb of Biggera Waters?
Over the past year to March 2026, the suburb of Biggera Waters has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has fall. By comparison, Regional Qld saw employment increased and its unemployment rate rose.
What is the workforce participation rate in the suburb of Biggera Waters?
The workforce participation rate in the suburb of Biggera Waters is 63.6%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate trailing the Regional Qld average of 64.3%, showing similar workforce dynamics to the broader region.
Which industries are over-represented in the suburb of Biggera Waters's employment market?
The suburb of biggera waters shows notable specialization in accommodation & food, which employs 10.9% of the local workforce compared to 8.3% regionally. This moderate specialization indicates some local strength in the sector. The area also shows above-average employment in 1 other sectors, contributing to a distinctive economic profile.
What are the employment growth prospects for the suburb of Biggera Waters?
Based on Jobs and Skills Australia projections applied to the suburb of Biggera Waters's industry mix, employment is expected to grow by 6.6% over the next five years and 13.6% over ten years. This compares to national growth expectations of 6.6% over five years. Steady growth is anticipated across multiple sectors, providing diverse employment opportunities.
How does the job market in the suburb of Biggera Waters compare nationally?
The suburb of biggera waters's employment market shows above-average performance nationally, placing in the top half of areas assessed. Employment indicators suggest healthy labour market conditions relative to other regions. Recent job advertisement trends show the broader employment region saw a 0.6% decline, ranking 17.0th out of 37 regions nationally.
What employment opportunities exist for skilled workers in the suburb of Biggera Waters?
Skilled workers will find good opportunities in the suburb of Biggera Waters, with skilled sectors accounting for 34.2% of employment. Key sectors for skilled workers include health care & social assistance (16.3%), education & training (7.1%), and professional & technical (6.2%). With projected employment growth of 6.6% over five years, demand for skilled workers is expected to remain strong.

EarningsHousehold Income in Biggera Waters

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Median household income in Biggera Waters is $1,314 a week (about $68,000 a year), with median personal income at $717 a week. ATO records put median taxable income at $49,129 a year against an average of $75,058. The average runs 53% 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

AreaSearch evaluations of the latest postcode-level ATO statistics released for financial year 2023 show the median taxpayer income in the suburb of Biggera Waters was $49,129, and the average was $75,058. Nationally, this is very high, contrasting with Regional Qld figures of $53,146 (median) and $66,593 (average). Factoring in Wage Price Index growth of 11.36% since financial year 2023, current estimates for March 2026 are approximately $54,710 for the median and $83,585 for the average. In the 2021 Census, household, family, and individual incomes in the suburb of Biggera Waters ranked modestly, falling between the 21st and 31st percentiles.

Income distribution shows 30.0% of residents (3,318 people) are in the $1,500 - 2,999 weekly bracket, similar to Regional Qld where 31.7% are in this range. Housing affordability is a major issue, with only 76.8% of income remaining after housing costs, placing the area in the 14th percentile and the 4th decile for the SEIFA income index.

Frequently Asked Questions - Income

What is the median taxable income in the suburb of Biggera Waters?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the suburb of Biggera Waters is approximately $54,710. The official ATO data from FY-23 recorded a median of $49,129.
What is the average taxable income in the suburb of Biggera Waters?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the suburb of Biggera Waters is approximately $83,585. The official ATO data from FY-23 recorded an average of $75,058.
How does the median taxable income in the suburb of Biggera Waters compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the suburb of Biggera Waters is approximately $54,710 compared to $59,183 in Regional Qld. The official ATO data from FY-23 shows $49,129 and $53,146 respectively.
How does the average taxable income in the suburb of Biggera Waters compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the suburb of Biggera Waters is approximately $83,585 compared to $74,158 in Regional Qld. The official ATO data from FY-23 shows $75,058 and $66,593 respectively.
What are the main income cohorts in the suburb of Biggera Waters according to the 2021 Census?
As per the 2021 Census, the income bracket containing the largest proportion (~30.0% / 3,318 persons) of the suburb of Biggera Waters's population is the $1,500 - 2,999 cohort.
How do the main income cohorts in the suburb of Biggera Waters compare to the region?
The largest income cohort in the suburb of Biggera Waters is the $1,500 - 2,999 group, representing about 30.0% of the population. In comparison, Regional Qld's largest income cohort is the $1,500 - 2,999 group, representing 31.7% of its population, according to the 2021 Census.
What is the median household income in the suburb of Biggera Waters according to the 2021 Census?
The 2021 Census data indicates that the median household income in the suburb of Biggera Waters is $1,314/wk.
What is the median family income in the suburb of Biggera Waters according to the 2021 Census?
According to the 2021 Census, the median family income in the suburb of Biggera Waters is $1,647/wk.
What is the median personal income in the suburb of Biggera Waters according to the 2021 Census?
The 2021 Census shows that the median personal income in the suburb of Biggera Waters is $717/wk.
How does the suburb of Biggera Waters's income rank nationally?
As per AreaSearch's latest postcode level ATO data released for FY-23, the suburb of Biggera Waters's median income among taxpayers is $49,129, with an average of $75,058. This is well above average nationally, and compares to Regional Qld's median of $53,146 and average of $66,593. Based on Wage Price Index growth of 11.36% since FY-23, current estimates would be approximately $54,710 (median) and $83,585 (average) as of March 2026.
What is the disposable income in the suburb of Biggera Waters?
The estimated disposable income in the suburb of Biggera Waters is $4,373 per year according to AreaSearch analysis.
How does the suburb of Biggera Waters's disposable income compare to the region?
The suburb of biggera waters's disposable income is $4,373 compared to $5,480 for Regional Qld, based on AreaSearch analysis.

Housing StockHousing & Dwellings in Biggera Waters

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Biggera Waters had 4,283 occupied dwellings at the 2021 Census, 21% detached houses and 60% apartments. 25% are owned with a mortgage, 48% rented and 27% owned outright. At that Census the median rent was $430 a week and the median mortgage repayment $1,699 a month. Rent absorbs 32.7% of household income here and mortgage repayments 29.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.

Detail

The housing profile in the suburb of Biggera Waters at the latest Census consisted of 20.5% standalone houses and 79.6% other dwelling types (such as semi-detached homes, townhouses, and apartments), compared to Regional Qld's mix of 76.4% houses and 23.6% other dwellings. The rate of home ownership in the suburb of Biggera Waters was lower than the regional average, sitting at 26.9%, while the remaining properties were mortgaged (24.8%) or rented (48.3%). The median monthly mortgage payment of $1,699 was higher than the Regional Qld average of $1,655, and the median weekly rent of $430 was higher than the Regional Qld average of $345.

Nationally, repayments are lower than the Australian average of $1,863, but rents are higher than the national figure of $375.

Frequently Asked Questions - Housing

What percentage of homes are owned vs rented in the suburb of Biggera Waters?
In the suburb of Biggera Waters, 26.9% of homes are owned outright, 24.8% are owned with a mortgage, and 48.3% are rented.
What percentage of dwellings in the suburb of Biggera Waters are houses?
According to the latest data, 20.5% of dwellings in the suburb of Biggera Waters are houses.
What percentage of dwellings in the suburb of Biggera Waters are apartments or units?
In the suburb of Biggera Waters, 60.2% of dwellings are apartments or units, with an additional 18.8% being semi-detached dwellings.
What is the level of outright home ownership in the suburb of Biggera Waters?
Outright home ownership in the suburb of Biggera Waters stands at 26.9%, compared to 33.4% in Regional Qld.
What is the median monthly mortgage repayment in the suburb of Biggera Waters?
The median monthly mortgage repayment in the suburb of Biggera Waters is $1,699, compared to $1,655 in Regional Qld.
What is the median weekly rent in the suburb of Biggera Waters?
The median weekly rent in the suburb of Biggera Waters is $430, compared to $345 in Regional Qld.
What is the distribution of rental prices in the suburb of Biggera Waters?
In the suburb of Biggera Waters, 4.0% of rentals are $0-149/week, 15.1% are $150-349/week, 74.3% are $350-649/week, 5.4% are $650-949/week, and 1.1% are $950+/week.
What is the average monthly housing cost in the suburb of Biggera Waters?
The aggregate monthly housing cost in the suburb of Biggera Waters is $1,321, which represents the average monthly cost across all housing types.
What percentage of income do residents spend on housing in the suburb of Biggera Waters?
In the suburb of Biggera Waters, households with mortgages typically spend 29.8% of their income on mortgage repayments, while renters spend 32.7% of their income on rent.
How crowded are homes in the suburb of Biggera Waters?
The average persons per bedroom ratio in the suburb of Biggera Waters is 0.8, indicating the level of household density.
How does housing affordability in the suburb of Biggera Waters compare to the region?
Housing affordability in the suburb of Biggera Waters shows mortgage holders spending 29.8% of income on repayments (vs 25.3% regionally), while renters spend 32.7% of income on rent (vs 22.9% regionally).
What types of dwellings are most common in the suburb of Biggera Waters?
The dwelling mix in the suburb of Biggera Waters consists of 20.5% detached houses, 18.8% semi-detached dwellings, 60.2% apartments, and 0.6% other dwelling types.
What is the weighted average housing cost based on tenure mix in the suburb of Biggera Waters?
Considering the housing occupancy patterns, the weighted average monthly housing cost is approximately $1,321. This accounts for outright owners paying no housing costs, mortgage holders paying $1,699/month, and renters paying $1,862/month.
How affordable is housing in the suburb of Biggera Waters relative to local incomes?
Housing in Biggera Waters consumes approximately 23.2% of median household income ($5,690 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
How do proposed developments compare to existing housing types in the suburb of Biggera Waters?
Recent development applications in Biggera Waters show attached dwellings contributing 94% of approvals compared to 80% of existing stock, while detached houses represent 6% of applications versus 20% of current dwellings. This suggests increasing densification. Biggera Waters is experiencing exceptional growth in housing density, ranking in the top 10% nationally.

HouseholdsHousehold Composition in Biggera Waters

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Biggera Waters counted 4,283 households at the 2021 Census, an estimated 4,751 today, averaging 2.1 people each. 17% are couples with children, fewer than in 92% of areas nationally, against 28% couples without children. 34% of households are people living alone, and families average 1.4 children. Household and family composition is measured only by the Census, so these are 2021 figures.

Detail

Families make up 59.7% of all households, consisting of 17.4% couples with children, 28.1% couples without children, and 12.5% single-parent households. Non-family households account for the remaining 40.3%, with single-person households representing 33.8% and group households making up 6.5%. The median household size is 2.1 residents, which is smaller than the Regional Qld average of 2.5.

Frequently Asked Questions - Households

How many households are in the suburb of Biggera Waters?
As of the 2021 Census, the suburb of Biggera Waters had 4,283 households. Based on population growth patterns, this has grown by approximately 10.9% to an estimated 4,751 households today.
What is the typical household size?
The median household size in the suburb of Biggera Waters is 2.1 people. This compares to 2.5 in Regional Qld and reflects the area's household composition mix.
What types of households are most common?
Family households dominate at 59.7% of all households. The remaining households consist of lone person households (33.8%), group households (6.5%), and other household types (0.0%).
How are families structured in the area?
Among the 2,556 family households, 17.4% are couples with children, 28.1% are couples without children at home, and 12.5% are single parent families. This mix shapes local demand for schools, family services, and housing types.
How does the suburb of Biggera Waters compare to regional household patterns?
Compared to Regional Qld, the suburb of Biggera Waters shows distinct household patterns. Lone person households are notably over-represented at 33.8% (versus 25.6% regionally). Conversely, family households are under-represented at 59.7% compared to the regional 70.4%. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
What is the average family size?
Families in the suburb of Biggera Waters have an average of 1.4 children, slightly below the Regional Qld average of 1.7. This influences local demand for child-related services and larger family homes.
What are the marriage patterns in the suburb of Biggera Waters?
Marriage patterns reveal 37.2% of the adult population are currently married, while 37.0% have never married. This compares to 45.1% married and 35.6% never married across Regional Qld.
How significant are single-person households?
Single-person households represent 33.8% of all households in the suburb of Biggera Waters, higher than the regional average of 25.6%. This affects demand for smaller dwellings and single-person accommodation.
Are shared living arrangements common?
Group households (unrelated people sharing) account for 6.5% of households, well below the Regional Qld average of 4.0%. This low rate suggests limited student or young professional shared accommodation.
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EducationSchools & Education in Biggera Waters

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25.0% of adults in Biggera Waters hold a university qualification, including 16.7% with a bachelor degree and 6.0% with postgraduate qualifications. A further 25.9% hold a vocational qualification. 1 school serves the area, with 749 enrolment places and an average ICSEA of 1,028 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

Educational attainment in the suburb of Biggera Waters is lower than regional averages, with 25.0% of residents aged 15+ holding a university degree, compared to 30.4% nationally. This indicates opportunities for further educational growth and skill development. Bachelor degrees are the most common at 16.7%, followed by postgraduate degrees (6.0%) and graduate diplomas (2.3%). Vocational and technical training is common, with 40.0% of residents aged 15+ holding qualifications, consisting of advanced diplomas (14.1%) and certificates (25.9%). Enrolment in education is high, with 27.0% of residents studying. This is made up of 7.1% in higher education, 6.7% in primary school, and 6.0% in high school.

Frequently Asked Questions - Education

What percentage of people in the suburb of Biggera Waters have university qualifications?
25.0% of people aged 15 and over in the suburb of Biggera Waters have university qualifications, compared to 20.6% in the broader region.
What percentage of people in the suburb of Biggera Waters have no formal qualifications?
35.1% of people aged 15 and over in the suburb of Biggera Waters have no formal qualifications, compared to 39.2% regionally.
How does the suburb of Biggera Waters's education level compare to national averages?
The suburb of biggera waters ranks in the 61th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
What types of qualifications are most common in the suburb of Biggera Waters?
The most common qualifications in the suburb of Biggera Waters are: Certificate (25.9%), Bachelor Degree (16.7%), Advanced Diploma (14.1%).
What proportion of the suburb of Biggera Waters's population is currently attending educational institutions?
27.0% of the population in the suburb of Biggera Waters is currently engaged in formal education, with 6.7% in primary school, 6.0% in secondary school, 7.1% at university.
What is the ICSEA score for schools in the suburb of Biggera Waters?
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the suburb of Biggera Waters is 1028, indicating average socio-educational advantage (national average is 1000).
How many schools are located within the suburb of Biggera Waters?
There are 1 schools within the suburb of Biggera Waters, with a combined enrollment of approximately 749 students.
What types of schools are available in the suburb of Biggera Waters?
The suburb of biggera waters includes 1 primary school.

Schools Detail

AmenitiesServices & Amenities in Biggera Waters

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Getting AroundTransport & Commuting in Biggera Waters

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Public transport in Biggera Waters reaches 22 stops on 5 routes, timetabled for about 1,300 services a week. The typical home sits about 220 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.0 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.

Detail

Public transport analysis shows 22 active bus stops in the suburb of Biggera Waters. These stops are served by 5 distinct routes, which provide 1,337 weekly passenger trips. Transport access is good, with residents living an average of 218 meters from a stop. Because this is a residential suburb, most workers commute out of the area, and cars are the main form of transport at 89%. Car ownership averages 1.0 vehicle per home, below the regional average. A low 12.9% of residents work from home, based on 2021 Census data which may reflect COVID-19 trends.

Service frequency averages 191 daily trips across all routes, which is about 60 weekly trips per transit stop.

Frequently Asked Questions - Transport

How many public transport stops are in Biggera Waters?
There are 22 public transport stops within the suburb of Biggera Waters.
How frequent are the transport services in Biggera Waters?
the suburb of Biggera Waters has 1,337 weekly trips across 5 routes, averaging 191 trips per day.
How far are residents from public transport in Biggera Waters?
On average, residential properties are 218 meters from the nearest transport stop.

Transport Stops Detail

HealthcareHealth Services in Biggera Waters

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66.6% of residents in Biggera Waters report no long-term health condition. 6.9% need daily assistance with core activities, and 56.9% hold private health cover. The standardised death rate runs at 5.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.

Detail

Health metrics suggest below-average outcomes in the suburb of Biggera Waters, according to AreaSearch analyses of mortality and chronic illness rates. The incidence of common medical conditions is typical overall, but higher than the national average for older age groups. Private health insurance coverage is high, with approximately 57% of residents (~6,298 people) insured, compared to 52.5% in Regional Qld. The most common medical diagnoses locally are arthritis and mental health issues, affecting 9.2% and 8.7% of residents. Meanwhile, 66.6% of residents reported having no chronic medical conditions, compared to 67.6% across Regional Qld.

Health outcomes for the working-age population are typical. Residents aged 65 and older represent 22.0% of the local population (2,433 people), higher than the 20.4% in Regional Qld. Senior health metrics show some challenges, though they rank lower nationally than the rest of the local demographic.

Frequently Asked Questions - Health

How many people in the suburb of Biggera Waters have private health insurance?
Around 56.9% of people in the suburb of Biggera Waters are covered by private health insurance, which compares to 52.5% in the broader region of Regional Qld.
What percentage of the population requires ongoing medical assistance in the suburb of Biggera Waters?
In the suburb of Biggera Waters, 6.9% of the population is identified as requiring ongoing medical assistance. This figure is slightly different from the regional average, where 6.3% of people in Regional Qld require similar assistance.
How prevalent is asthma in the suburb of Biggera Waters?
6.8% of people in the suburb of Biggera Waters are diagnosed with asthma. In comparison, 7.4% of the population across Regional Qld is affected by asthma.
What percentage of people have diabetes in the suburb of Biggera Waters?
Diabetes affects 3.8% of the the suburb of Biggera Waters population, while in the surrounding region, 4.2% of people are diagnosed with diabetes.
What is the percentage of people with heart disease in the suburb of Biggera Waters?
4.3% of people in the suburb of Biggera Waters have heart disease. Across the region of Regional Qld, 4.1% of the population is affected by heart disease.
How does the suburb of Biggera Waters compare to the region in terms of overall private health coverage?
In the suburb of Biggera Waters, 56.9% of the population are estimated to have private health insurance. Comparatively, Regional Qld sees an estimated private health coverage rate of 52.5%.

Ancestry & LanguageCultural Diversity in Biggera Waters

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38.7% of Biggera Waters residents were born overseas and 21.5% speak a language other than English at home. The largest reported ancestries are English (28.4%) and Australian (19.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.

Detail

The suburb of Biggera Waters displays higher cultural diversity than most areas, with 21.5% of residents speaking a non-English language at home and 38.7% born outside Australia. Christianity is the main religion, practiced by 47.4% of the population. The most significant religious overrepresentation is Islam, which accounts for 3.8% of residents, compared to 0.6% in Regional Qld. Looking at parent birthplaces, the most common ancestries in the suburb of Biggera Waters are English at 28.4%, Australian at 19.4% (lower than the regional average of 26.5%), and Other at 11.7%. There are notable differences in other groups: Maori representation is high at 1.9% (compared to 0.8% regionally), New Zealanders are at 1.3% (compared to 0.9%), and Koreans are at 1.0% (compared to 0.2%).

Frequently Asked Questions - Diversity

What is the level of cultural diversity in the suburb of Biggera Waters?
Biggera Waters was found to be more culturally diverse than the vast majority of local markets, with 21.5% of its population speaking a language other than English at home and 38.7% born overseas.
What is the most common religion in the suburb of Biggera Waters?
The main religion in Biggera Waters was found to be Christianity, which makes up 47.4% of people in Biggera Waters. However, the most apparent overrepresentation was in Islam, which comprises 3.8% of the population, compared to 0.6% across Regional Qld.
What are the top countries of origin in the suburb of Biggera Waters?
In terms of ancestry (country of birth of parents), the top three represented groups in Biggera Waters are English, comprising 28.4% of the population, Australian, comprising 19.4% of the population, which is notably lower than the regional average of 26.5%, and Other, comprising 11.7% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Maori is notably overrepresented at 1.9% of Biggera Waters (vs 0.8% regionally), New Zealand at 1.3% (vs 0.9%) and Korean at 1.0% (vs 0.2%).
How does the percentage of people born overseas compare to the regional average?
38.7% of the the suburb of Biggera Waters population was born overseas, compared to 19.8% regionally.
What percentage of the the suburb of Biggera Waters population speaks a language other than English at home?
21.5% of the population in the suburb of Biggera Waters speaks a language other than English at home, compared to 9.6% in the wider region.
How many people in the suburb of Biggera Waters identify as Australian Aboriginal?
1.4% of the the suburb of Biggera Waters population identifies as Australian Aboriginal, compared to 3.9% in the region.
What is the citizenship status of the population in the suburb of Biggera Waters?
75.4% of the the suburb of Biggera Waters population holds citizenship, compared to 84.9% in the wider region.

Age StructureAge Profile of Biggera Waters

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The median resident of Biggera Waters is 43, older than 76% of areas nationally. That is 1 year younger than at the 2021 Census. 29.0% 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

The median age in the suburb of Biggera Waters is 43 years, higher than the Regional Qld average of 41 and the national average of 38. The 25 - 34 age group is highly represented at 16.6% compared to Regional Qld, while the 5 - 14 group is lower at 7.2%. Since the 2021 Census, the 25 to 34 age group increased from 15.6% to 16.6%, while the 45 to 54 group decreased from 13.4% to 11.7%. Demographic models suggest the age profile will change by 2041, with the 25 to 34 age group projected to grow the fastest at 63%, adding 1,150 residents to reach 2,987.

Frequently Asked Questions - Age

What is the median age in the suburb of Biggera Waters?
According to the latest data, the median age in the suburb of Biggera Waters is 43 years.
How does the suburb of Biggera Waters's median age compare to broader areas?
At 43 years, Biggera Waters is 2 years older than the Regional Qld average (41 years) and 5 years older than the national average (38 years).
What age groups are over-represented in the suburb of Biggera Waters?
The most over-represented age group in the suburb of Biggera Waters compared to the Regional Qld region is the 25 - 34 group, making up 16.6% of the population.
What age groups are under-represented in the suburb of Biggera Waters?
The most under-represented age group in the suburb of Biggera Waters compared to the Regional Qld region is the 5 - 14 group, making up 7.2% of the population.
Are there age groups with notable population variances?
Yes, certain age groups in the suburb of Biggera Waters show significant variance compared to the Regional Qld region. The most under-represented age group is 5-14 year-olds (7.2% vs 12.2%).
What is the percentage of children (0-14 years) in the suburb of Biggera Waters?
The percentage of children aged 0-14 years in the suburb of Biggera Waters is 11.1%.
What is the percentage of older people (65+ years) in the suburb of Biggera Waters?
The percentage of people aged 65 and over in the suburb of Biggera Waters is 22.0%.

Data & MethodBoundaries, Sources & Method for Biggera Waters

Data currency Refreshed

9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 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) May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline.
Age profile ABS, Geoscience Australia, State governments Annual May 2026 3 months ago headline measures · 2021 Census baseline
Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate.
Development & approvals ABS, GNAF Monthly (ABS approvals) Jun 2026 2 months ago headline measures · May 2026 baseline
Property sales & rents Valuer General, Rental Board, ABS Weekly sales, quarterly rents Aug 2026 this month all 21 measures
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 Aug 2026.
Infrastructure projects Infrastructure Australia, State agencies, Local governments Daily Jun 2026 2 months ago all 5 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 Jun 2026.
Employment ABS, DEWR, JSA Quarterly (ABS SALM) Mar 2026 5 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) Aug 2026 this month headline measures · 2021 Census baseline
Transport ABS, State Transport Departments Each timetable release Jul 2026 last month headline measures · 2021 Census baseline
Services & amenities Provider directories, ACECQA Continuous Jul 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 — 48 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (9,973 at the 2021 Census → 11,062 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 May 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 (SAL30249). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.

Common questions about this page

How do Biggera Waters suburb boundaries differ from Statistical Areas?
This page uses Suburbs and Localities (SAL) boundaries (suburb-style geography). SAL represents commonly-known suburb names used in addresses, while Statistical Areas (SA2) are designed for census/statistical reporting. Even when sharing the same name, SAL and SA2 boundaries often cover different geographic areas with different populations.
Where does the data on this Biggera Waters page come from?
AreaSearch compiles this page from official and industry sources — including ABS, Geoscience Australia, Valuer General, Provider directories, DEWR, JSA, State Transport Departments and ACARA — then aggregates them to the boundary shown and calculates the rankings, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments.
Is the Biggera Waters data on this page just from the 2021 Census?
No. Most of this page is maintained well beyond the Census. Sourced entirely from current releases: development & approvals (Jun 2026), property sales & rents (Aug 2026), infrastructure projects (Jun 2026) and services & amenities (Jul 2026). Built on a Census baseline but carrying newer measures on top: population (to May 2026), age profile (to May 2026), employment (to Mar 2026), income (to FY 2023), education (to Aug 2026), transport (to Jul 2026) and health (to 2024). Population and age cohorts in particular are re-based to the latest ABS Estimated Resident Population rather than left at 2021 counts. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.

Nearby Areas