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 analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Biggera Waters' population is estimated at around 11,062 as of May 2026. This reflects an increase of 1,089 people (10.9%) since the 2021 Census, which reported a population of 9,973 people. The change is inferred from the resident population of 11,016, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025, and an additional 48 validated new addresses since the Census date. This level of population equates to a density ratio of 3,489 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. The suburb's 10.9% growth since the 2021 census exceeded that of the SA3 area (7.0%) and the Rest of Qld, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, contributing approximately 76.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, Queensland State Government's SA2 area projections are adopted, released in 2023 and based on 2021 data. It should be noted that these state projections do not provide age category splits; hence where utilised, AreaSearch is applying proportional growth weightings in line with the ABS Greater Capital Region projections for each age cohort, released in 2023 based on 2022 data. Anticipating future population dynamics, exceptional growth, placing it in the top 10 percent of regional areas nationally, is predicted over the period with the suburb expected to expand by 5,224 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 46.8% in total over the 16 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, allocated from statistical area data, shows Biggera Waters has experienced around 93 dwellings receiving development approval each year over the past five financial years, totalling an estimated 466 homes. So far in FY-26, 31 approvals have been recorded. On average, 2.4 new residents per year are gained for each dwelling built between FY-21 and FY-25, indicating solid demand supporting property values. New homes are being built at an average construction cost value of $707,000, suggesting developers focus on the premium market with high-end developments.

This financial year, $19.2 million in commercial approvals have been registered, indicating balanced commercial development activity. Compared to Rest of Qld, Biggera Waters records 120.0% 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 and attracting downsizers, investors, and first-time purchasers. At around 50 people per approval, Biggera Waters reflects a developing area. According to the latest AreaSearch quarterly estimate, Biggera Waters is expected to grow by 5,178 residents through to 2041.

If current development rates continue, 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 affect an area's performance. AreaSearch has identified 13 projects that may impact this region. Notable ones include Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Cove Mixed-Use Development. The following list details those likely to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch analysis indicates Biggera Waters maintains employment conditions that align with national benchmarks

Biggera Waters has a skilled workforce with notable representation in lifestyle and retail sectors. The unemployment rate was 3.9% as of AreaSearch's latest aggregation of statistical area data. Employment growth over the past year was estimated at 3.3%.

As of December 2025, there were 5,945 residents employed, with an unemployment rate of 0.1% lower than Regional Qld's 4.0%. Workforce participation in Biggera Waters is similar to Regional Qld's 64.5%. According to Census responses, 12.9% of residents worked 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 notable concentration in accommodation & food employment at 1.3 times the regional average, while agriculture, forestry & fishing employs only 0.2% of local workers, below Regional Qld's 4.5%. Many residents commute elsewhere for work based on Census working population to local population count. Over a 12-month period ending in AreaSearch's latest analysis, employment increased by 3.3% while labour force grew by 2.6%, causing the unemployment rate to fall by 0.7 percentage points. In contrast, Regional Qld saw employment rise by 0.7%, labour force grow by 1.0%, and unemployment increase by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% expansion 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, based on simple weighting extrapolation for illustrative purposes.

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

AreaSearch aggregated latest postcode level ATO data released for financial year 2023. In Biggera Waters, median taxpayer income was $49,129 and average income was $75,058. Nationally, these figures are high compared to Regional Qld's $53,146 and $66,593 respectively. By March 2026, estimates based on Wage Price Index growth of 11.36% would be approximately $54,710 (median) and $83,585 (average). The 2021 Census ranks household, family, and personal incomes in Biggera Waters between the 21st and 31st percentiles. Income distribution data shows 30.0% of the population (3,318 individuals) fall within the $1,500 - $2,999 income range, similar to regional levels at 31.7%. Housing affordability pressures are 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

The dwelling structure in Biggera Waters, as per the latest Census, consisted of 20.5% houses and 79.6% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Regional Qld's figures of 76.4% houses and 23.6% other dwellings. Home ownership in Biggera Waters stood at 26.9%, with mortgaged dwellings at 24.8% and rented dwellings at 48.3%. The median monthly mortgage repayment was $1,699, higher than Regional Qld's average of $1,655. The median weekly rent was $430, compared to Regional Qld's $345. Nationally, Biggera Waters' mortgage repayments were lower than the Australian average of $1,863, while rents were substantially 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 are the most prevalent, accounting for 59.7% of all households. They consist of 17.4% couples with children, 28.1% couples without children, and 12.5% single parent families. Non-family households make up 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 Regional Queensland 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 30.4% nationally. Bachelor degrees are the most common at 16.7%, followed by postgraduate qualifications (6.0%) and graduate diplomas (2.3%). Vocational credentials are prominent, with 40.0% of residents aged 15+ holding them – advanced diplomas account for 14.1% and certificates for 25.9%. Educational participation is high, with 27.0% 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 active public transport stops, all bus services. Five routes operate here, offering 1,337 weekly passenger trips in total. Transport access is good, with residents living an average of 218 meters from the nearest stop. Most residents commute outwards daily, predominantly by car (89%). The area has an average vehicle ownership rate of 1.0 per dwelling, below the regional norm. According to the 2021 Census, only 12.9% of residents work from home, possibly due to COVID-19 conditions.

On average, there are 191 trips daily across all routes, equating to around 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 outcomes according to AreaSearch's assessment of mortality rates and chronic condition prevalence. The level of common health conditions among the general population is somewhat typical but higher than the national average among older cohorts.

Private health cover is very high at approximately 57% of the total population, which consists of around 6,298 people, compared to 52.5% across Regional Queensland. The most prevalent medical conditions in the area are arthritis and mental health issues, affecting 9.2 and 8.7% of residents respectively. Conversely, 66.6% of residents declare themselves completely clear of medical ailments, compared to 67.6% across Regional Queensland. Health outcomes among the working-age population are broadly typical. The area has 22.0% of residents aged 65 and over, totaling 2,433 people, which is higher than the 20.4% in Regional Queensland. Health outcomes among seniors present some challenges but rank lower nationally than those of 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, as per the census conducted on 27 June 2016, exhibited higher cultural diversity than most local areas. It had 21.5% of its population speaking languages other than English at home and 38.7% born overseas. Christianity was the predominant religion in Biggera Waters, with 47.4% adherents.

However, Islam showed significant overrepresentation at 3.8%, compared to Regional Queensland's 0.6%. In terms of ancestry, the top groups were English (28.4%), Australian (19.4%), and Other (11.7%). Notably, Maori (1.9%) and Korean (1.0%) populations were higher than regional averages of 0.8% and 0.2%, respectively. New Zealanders also showed a notable presence at 1.3%.

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 Regional Queensland's average of 41 and also exceeds the national average of 38. The 25-34 age group makes up 16.6% of Biggera Waters' population, compared to Regional Queensland's figure, while the 5-14 age group comprises 7.2%. According to post-2021 Census data, the 25-34 age group has increased from 15.6% to 16.6%, and the 45-54 age group has decreased from 13.4% to 11.7%. By 2041, demographic modeling projects significant changes in Biggera Waters' age profile, with the strongest growth expected in the 25-34 cohort, which is projected to grow by 63%, adding 1,150 residents to reach a total of 2,987.