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 10,950 as of Feb 2026. This reflects an increase of 977 people (9.8%) since the 2021 Census, which reported a population of 9,973 people. The change is inferred from the resident population of 10,838, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024, and 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. Biggera Waters' 9.8% growth since the 2021 census exceeded the SA3 area (6.5%), along with the Rest of Qld, marking it as a growth leader in the region. Population growth for the suburb was primarily driven by overseas migration that contributed approximately 76.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as 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, released in 2023 and based on 2021 data, are adopted. 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 (released in 2023, based on 2022 data) for each age cohort. 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 5,522 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 49.4% in total 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 had around 93 dwelling approvals per year over the past 5 financial years, totalling approximately 466 homes. As of FY-26, 31 approvals have been recorded. This results in an average of 2.4 new residents per year for each dwelling built between FY-21 and FY-25. The average construction cost value of new homes is $707,000, indicating a focus on the premium market.

In FY-26, $19.2 million in commercial approvals have been registered. Compared to Rest of Qld, Biggera Waters has 122.0% more development activity per person. New developments consist of 7.0% detached dwellings and 93.0% medium and high-density housing. The population is around 50 people per approval. AreaSearch estimates Biggera Waters will grow by 5,410 residents through to 2041.

At current development rates, housing supply may struggle to match population growth.

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

Infrastructure changes significantly influence an area's performance. AreaSearch identified 12 projects likely impacting the region. Notable projects are Harbour Shores, Marine Parade, Biggera Waters, Kokomo Gold Coast, and Harbour Town Premium Outlets Expansion. The following details projects expected to have the most relevance.

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.

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. Its unemployment rate is 3.9%. In the past year, employment grew by an estimated 3.3%.

As of December 2025, 5,945 residents are employed, with an unemployment rate of 3.9%, compared to Regional Qld's 4.0%. Workforce participation is similar to Regional Qld at 65.4%. According to Census responses, 12.9% of residents work from home. Employment is concentrated in health care & social assistance, retail trade, and accommodation & food, with the latter being particularly notable at 1.3 times the regional average.

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 data. In the 12-month period ending December 2025, employment increased by 3.3%, while the labour force grew by 2.6%, leading to a decrease in unemployment rate of 0.7 percentage points. This contrasts with Regional Qld where employment rose by 0.7% and unemployment rose by 0.3 percentage points. National employment forecasts from Jobs and Skills Australia, released in May-25, project national employment growth of 6.6% over five years and 13.7% over ten years. 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 released for financial year 2023 shows Biggera Waters had a median income among taxpayers of $49,129 and an average income of $75,058. Nationally, the median was $53,146 and the average was $66,593 for Regional Qld. Based on Wage Price Index growth of 9.91% since financial year 2023, current estimates are approximately $53,998 (median) and $82,496 (average) as of September 2025. The 2021 Census shows household, family and personal incomes in Biggera Waters rank modestly, between the 21st and 31st percentiles. Distribution data indicates 30.0% of the population 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

In Biggera Waters, as per the latest Census data, houses accounted for 20.5% of dwellings while other types such as semi-detached homes, apartments, and others made up 79.6%. This is in contrast 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 ones at 48.3%. The median monthly mortgage repayment was $1,699, exceeding Regional Qld's average of $1,655. The median weekly rent in Biggera Waters was recorded as $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 compared to 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 account for 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 constitute 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 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 of which are bus stops. These stops are served by five distinct routes, offering a total of 1,337 weekly passenger trips. The area's transport accessibility is deemed good, with residents on average located 218 meters from the nearest stop. Predominantly residential, most commuters travel outward; cars remain the primary mode at 89%. Each dwelling averages one vehicle, below the regional norm. According to the 2021 Census, only 12.9% of residents work from home, which may be influenced by COVID-19 conditions.

Across all routes, service frequency averages 191 trips per day, translating to roughly 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.

Private health cover is very high at approximately 57% of the total population (~6,234 people), compared to 52.5% across Regional Qld. The most common medical conditions are arthritis (9.2%) and mental health issues (8.7%). 66.6% of residents declare themselves completely clear of medical ailments, compared to 67.6% across Regional 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, surveyed in June 2016, had a higher cultural diversity than most local areas, with 21.5% of residents speaking languages other than English at home and 38.7% born overseas. Christianity was the predominant religion, accounting for 47.4%. Islam's representation was notably higher at 3.8%, compared to Regional Qld's 0.6%.

The top three ancestral groups were English (28.4%), Australian (19.4%), and Other (11.7%). Some ethnic groups showed significant differences: Maori at 1.9% (regional average 0.8%), New Zealand at 1.3% (0.9%), and Korean at 1.0% (0.2%).

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

Biggera Waters' median age is 43 years, which is higher than Regional Queensland's average of 41 and exceeds the national average of 38. The 25-34 age group constitutes 17.0% of its population, compared to Regional Queensland, while the 5-14 cohort makes up 6.9%. According to post-2021 Census data, the 25-34 age group has grown from 15.6% to 17.0%, and the 15-24 cohort increased from 11.8% to 13.2%. Conversely, the 45-54 cohort has declined from 13.4% to 11.6%. 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 66%, adding 1,228 residents to reach 3,090.