Broadbeach Waters

Population growth drivers in Broadbeach Waters are slightly above average based on AreaSearch's ranking of recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, as of Nov 2025, Broadbeach Waters' estimated population is around 8,923. This reflects an increase of 759 people (9.3%) since the 2021 Census, which reported a population of 8,164 people. The change was inferred from AreaSearch's resident population estimate of 8,916 following examination of the latest ERP data release by the ABS in Jun 2024 and an additional 55 validated new addresses since the Census date. This level of population equates to a density ratio of 1,680 persons per square kilometer, exceeding the average seen across national locations assessed by AreaSearch. Broadbeach Waters' growth of 9.3% since the 2021 census exceeded the non-metro area's growth of 8.8%, marking it as a growth leader in the region. Population growth was primarily driven by overseas migration, contributing approximately 73.0% of overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered and years post-2032, Queensland State Government's SA2 area projections released in 2023 based on 2021 data are adopted. These state projections do not provide age category splits; hence AreaSearch applies proportional growth weightings in line with ABS Greater Capital Region projections for each age cohort. Looking ahead, an above median population growth of regional areas across the nation is projected. By 2041, Broadbeach Waters (SA2) is expected to increase by 1,291 persons, reflecting a gain of 14.4% in total over the 17 years.

AreaSearch assessment of residential approval activity sees Broadbeach Waters among the top 30% of areas assessed nationwide

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Broadbeach Waters has recorded around 33 residential properties granted approval annually. Over the past five financial years, between FY21 and FY25, approximately 166 homes were approved, with an additional 25 approved so far in FY26. On average, 4.4 new residents arrived per year per dwelling constructed during these years.

This indicates that supply is substantially lagging demand, potentially leading to heightened buyer competition and pricing pressures. New properties are being constructed at an average value of $1,959,000, suggesting developers focus on the premium market with high-end developments. In terms of commercial development, $15.1 million in approvals have been recorded this financial year, indicating balanced activity compared to residential development. However, Broadbeach Waters has significantly less overall development activity than the rest of Queensland, with 70.0% below the regional average per person.

This limited new supply generally supports stronger demand and values for established dwellings. Recent construction in Broadbeach Waters comprises 88.0% detached dwellings and 12.0% attached dwellings, sustaining the area's suburban identity with a concentration of family homes suited to buyers seeking space. The location has approximately 262 people per dwelling approval, indicating room for growth. Future projections show Broadbeach Waters adding 1,284 residents by 2041, according to the latest AreaSearch quarterly estimate. Construction is maintaining a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 41 projects likely impacting the area. Notable ones include The Landmark, The Lanes, Gold Coast Light Rail Stage 3 (Broadbeach South to Burleigh Heads), and Broadbeach South light rail station. Below is a list of 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.

AreaSearch analysis reveals Broadbeach Waters significantly outperforming the majority of regions assessed nationwide

Broadbeach Waters has a well-educated workforce with diverse sector representation. The unemployment rate was 2.2% as of September 2025, with an estimated employment growth of 2.4% over the past year.

There are 5,004 residents in work, with an unemployment rate 1.8% below Rest of Qld's rate of 4.1%. Workforce participation is at 62.3%, compared to Rest of Qld's 59.1%. Leading employment industries include health care & social assistance, construction, and accommodation & food. Professional & technical services have notable concentration with employment levels at 1.7 times the regional average.

Agriculture, forestry & fishing is under-represented, comprising only 0.3% of Broadbeach Waters's workforce compared to Rest of Qld's 4.5%. Many residents commute elsewhere for work based on Census working population data. Over the 12 months to September 2025, employment increased by 2.4%, while labour force increased by 2.5%, causing the unemployment rate to rise by 0.1 percentage points. In contrast, Rest of Qld experienced employment growth of 1.7% and labour force growth of 2.1%, with a 0.3 percentage point rise in unemployment rate. State-level data to 25-Nov shows QLD employment contracted by 0.01% (losing 1,210 jobs), with the state unemployment rate at 4.2%, broadly in line with the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.8% over ten years. Applying these projections to Broadbeach Waters's employment mix suggests local employment should increase by 6.8% over five years and 13.8% over ten years, assuming constant population projections for illustrative purposes.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

According to AreaSearch's aggregation of ATO data released on June 30, 2023, Broadbeach Waters had a median taxpayer income of $52,125 and an average income of $125,740. Nationally, these figures are exceptionally high compared to the Rest of Qld's median ($53,146) and average ($66,593). Based on Wage Price Index growth since June 2023, estimated incomes for September 2025 would be approximately $57,291 (median) and $138,201 (average). Census 2021 data shows Broadbeach Waters' incomes cluster around the 67th percentile nationally. Income distribution reveals 29.6% of residents earn between $1,500 - 2,999 annually, similar to the broader area's 31.7%. High weekly earnings exceeding $3,000 are achieved by 32.2% of households, indicating strong consumer spending. Housing costs consume 17.3% of income, but disposable income remains at the 68th percentile. The area's SEIFA income ranking places it in the 8th decile.

Broadbeach Waters is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The dwelling structure in Broadbeach Waters, as per the latest Census, was 78.4% houses and 21.7% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro Qld had 45.3% houses and 54.8% other dwellings. Home ownership in Broadbeach Waters was at 40.4%, with the rest being mortgaged (36.4%) or rented (23.3%). The median monthly mortgage repayment was $2,600, higher than Non-Metro Qld's average of $2,019. The median weekly rent figure in Broadbeach Waters was $600, compared to Non-Metro Qld's $465. Nationally, Broadbeach Waters' mortgage repayments were significantly higher at $2,600 than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Broadbeach Waters features high concentrations of group households, with a higher-than-average median household size

Family households account for 71.5% of all households, including 31.0% couples with children, 30.2% couples without children, and 9.1% single parent families. Non-family households constitute the remaining 28.5%, with lone person households at 21.5% and group households comprising 6.9%. The median household size is 2.6 people, larger than the Rest of Qld average of 2.3.

Broadbeach Waters demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

The area's university qualification rate is 30.1%, exceeding the Rest of Qld average of 20.6%. This rate is also higher than that of the SA4 region at 25.4%. Bachelor degrees are the most common, with 21.8% of residents holding them, followed by postgraduate qualifications (6.1%) and graduate diplomas (2.2%).

Vocational credentials are prominent, with 35.8% of residents aged 15+ holding them. This includes advanced diplomas (13.4%) and certificates (22.4%). Educational participation is high, with 28.8% of residents currently enrolled in formal education. This includes secondary education (8.2%), primary education (8.1%), and tertiary education (5.6%).

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

The analysis of public transport in Broadbeach Waters shows that there are currently 34 active transport stops operating within the area. These stops serve a mix of bus routes, with a total of 16 individual routes providing service to the area. Collectively, these routes facilitate 2,398 weekly passenger trips.

The accessibility of public transport in Broadbeach Waters is rated as good, with residents typically located an average of 225 meters from their nearest transport stop. On average, there are 342 trips per day across all routes, which equates to approximately 70 weekly trips per individual stop.

Broadbeach Waters's residents are extremely healthy with very low prevalence of common health conditions across all age groups

Analysis of health metrics shows strong performance throughout Broadbeach Waters with very low prevalence of common health conditions across all age groups. The rate of private health cover is exceptionally high at approximately 77% of the total population (6,872 people), compared to 59.4% across Rest of Qld and the national average of 55.7%. The most common medical conditions in the area are arthritis and mental health issues, impacting 7.1 and 5.9% of residents respectively, while 73.7% declare themselves as completely clear of medical ailments compared to 72.7% across Rest of Qld.

As of 18/06/2021, the area has 18.2% of residents aged 65 and over (1,623 people). Health outcomes among seniors are particularly strong, performing even better than the general population in health metrics.

The level of cultural diversity witnessed in Broadbeach Waters was found to be above average when compared nationally for a number of language and cultural background related metrics

Broadbeach Waters, as per the census conducted on 29 June 2016, exhibited a higher degree of cultural diversity than most local areas, with 14.6% of its residents speaking a language other than English at home and 31.1% being born overseas. Christianity was found to be the predominant religion in Broadbeach Waters, comprising 53.6% of the population. Notably, Judaism was overrepresented in Broadbeach Waters compared to the rest of Queensland, with 0.7% of its population identifying as Jewish, compared to the regional average of 0.4%.

In terms of ancestry, the top three groups were English at 29.9%, Australian at 21.2%, and Irish at 8.7%. There were also significant differences in the representation of certain other ethnic groups: New Zealanders made up 1.6% of Broadbeach Waters' population compared to 1.3% regionally, Spanish residents comprised 0.8% versus 0.7%, and Hungarian residents constituted 0.4% compared to 0.3%.

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

The median age in Broadbeach Waters is 42 years, close to the Rest of Qld's average of 41 but higher than the Australian median of 38. The area has a notably over-represented cohort of 35-44 year-olds at 14.4%, compared to the Rest of Qld average, while the 5-14 year-olds are under-represented at 10.3%. Between the 2016 and 2021 Census periods, Broadbeach Waters has become younger, with its median age dropping from 43 to 42 years. During this period, the proportion of residents aged 35-44 increased from 12.7% to 14.4%, while those aged 25-34 grew from 12.1% to 13.7%. Conversely, the proportion of residents aged 45-54 declined from 15.4% to 12.4%, and the 65-74 age group decreased from 11.0% to 9.7%. Population forecasts for Broadbeach Waters indicate significant demographic changes by 2041. The 25-34 age cohort is projected to grow steadily, increasing by 433 people (35%) from 1,222 to 1,656. Conversely, both the 5-14 and 55-64 age groups are expected to see reduced numbers.