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 Australian Bureau of Statistics (ABS) population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Biggera Waters' population is estimated at around 10,985 as of November 2025. This reflects an increase of 1,012 people (10.1%) 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 Education and Workplace Relations Payments data release by the ABS in June 2024, along with an additional 42 validated new addresses since the Census date. This level of population equates to a density ratio of 3,465 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Biggera Waters' 10.1% growth since the 2021 census exceeded the SA3 area (6.5%), along with the non-metro area, marking it as a growth leader in the region. Population growth for the area 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, 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 5,525 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 49.0% 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 indicates that Biggera Waters has experienced approximately 93 dwelling approvals annually over the past five financial years, totalling around 466 homes. As of FY26, 22 approvals have been recorded. On average, each new dwelling built between FY21 and FY25 has resulted in an increase of 2.4 residents per year. The average construction cost value for new homes is $707,000, which is moderately higher than regional levels.

This financial year, $19.2 million worth of commercial approvals have been registered, suggesting balanced commercial development activity compared to the Rest of Qld where Biggera Waters records 122.0% more development activity per person. New developments consist of 7.0% detached dwellings and 93.0% medium and high-density housing, offering affordable entry pathways for downsizers, investors, and first-time purchasers. Currently, there are approximately 50 people per approval in Biggera Waters, reflecting its developing status. According to the latest AreaSearch quarterly estimate, Biggera Waters is expected to grow by 5,378 residents through to 2041. If current development rates continue, housing supply may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases.

Looking ahead, Biggera Waters is expected to grow by 5,378 residents through to 2041 (from the latest AreaSearch quarterly estimate). 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 20% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 12 projects likely to impact the area. Key projects 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. The unemployment rate was 4.1% as of the previous year, with an estimated employment growth of 2.5%.

As of June 2025, 5875 residents are employed, with an unemployment rate of 4.1%, which is 0.2% higher than Rest of Qld's rate of 3.9%. Workforce participation is similar to Rest of Qld at 59.1%. Key employment sectors include health care & social assistance, retail trade, and accommodation & food, with a notable concentration in the latter at 1.3 times the regional average. Agriculture, forestry & fishing employs only 0.2% of local workers, below Rest of Qld's 4.5%.

Many residents commute elsewhere for work based on Census data. In the 12-month period ending Sep-22, employment increased by 2.5% and labour force grew by 2.0%, reducing unemployment by 0.4 percentage points. This contrasts with Rest of Qld where employment rose by 1.8% and unemployment increased by 0.2 percentage points. National employment forecasts from Jobs and Skills Australia project a 6.6% growth 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, based on simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch aggregated latest postcode level ATO data released for financial year 2022. Biggera Waters had a median taxpayer income of $49,129 and an average income of $75,058. Nationally, these figures are high compared to Rest of Qld's $50,780 and $64,844 respectively. As of September 2025, estimated median and average incomes would be approximately $56,002 and $85,559 based on Wage Price Index growth of 13.99% since financial year 2022. The 2021 Census ranks Biggera Waters' household, family, and personal incomes modestly between the 21st and 31st percentiles. Income distribution shows 30.0% (3,295 individuals) falling within the $1,500 - $2,999 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

Biggera Waters' dwellings, as per the latest Census, consisted of 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 ones at 48.3%. The median monthly mortgage repayment was $1,699, below Non-Metro Qld's average of $1,733. Median weekly rent in Biggera Waters was $430, compared to Non-Metro Qld's $410. Nationally, Biggera Waters' mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher at $375.

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

Family households comprise 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 national averages. 25.0% of residents aged 15+ hold university degrees compared to the Australian average of 30.4%. Bachelor degrees are 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 such qualifications - 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. Biggera Waters State School serves the area, enrolling 749 students as of a typical year. The school focuses exclusively on primary education, with ICSEA score of 1028 indicating balanced educational opportunities. Secondary options are available in surrounding areas. School places per 100 residents stand at 6.8, below the regional average of 8.8, suggesting some students may attend schools in adjacent areas.

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

Transport analysis indicates 22 operational stops in Biggera Waters, offering a mix of bus services. These stops are served by five distinct routes, facilitating 1,337 weekly passenger trips collectively. Transport accessibility is deemed good, with residents typically situated 218 meters from the nearest stop.

Service frequency averages 191 trips daily across all routes, equating to roughly 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 (~6,254 people), compared to 53.9% 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. 66.6% of residents declared themselves completely clear of medical ailments, compared to 64.5% across the rest of Queensland. As of 2016 (the latest available data), 20.9% of residents were aged 65 and over (2,295 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 areas, with 21.5% 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 its population. Islam was notably overrepresented, comprising 3.8% compared to the regional average of 2.5%.

The top three ancestry groups were English at 28.4%, Australian at 19.4%, and Other at 11.7%. Some ethnic groups showed significant differences: Maori (1.9% vs 1.5%), New Zealand (1.3% vs 1.4%), and Korean (1.0% vs 0.5%) were notably higher in Biggera Waters compared to regional figures.

Biggera Waters hosts an older demographic, ranking in the top quartile nationwide

Biggera Waters has a median age of 43 years, which is higher than the Rest of Qld average of 41 and exceeds the national average of 38. The 25-34 age group makes up 16.4% of Biggera Waters' population, compared to the Rest of Qld, while the 5-14 cohort is less prevalent at 7.1%. Post-2021 Census data shows that the 15-24 age group has increased from 11.8% to 13.2%, and the 45-54 cohort has decreased from 13.4% to 11.9%. Demographic modeling suggests Biggera Waters' age profile will change significantly by 2041, with the 25-34 cohort projected to grow by 71%, adding 1,287 residents to reach a total of 3,089.