Burleigh Waters

Burleigh Waters is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on analysis of ABS population updates for the Burleigh Waters statistical area (Lv2), and new addresses validated by AreaSearch, the population is estimated at around 15,267 as of Nov 2025. This reflects an increase of 711 people (4.9%) since the 2021 Census, which reported a population of 14,556 people. The change is inferred from the resident population of 15,263 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 74 validated new addresses since the Census date. This level of population equates to a density ratio of 2,258 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Population growth for the area was primarily driven by overseas migration that contributed approximately 77.0% 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. Looking at population projections moving forward, a population increase just below the median of non-metropolitan areas nationally is expected, with the Burleigh Waters (SA2) expected to increase by 1,500 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 9.9% in total over the 17 years.

Residential development activity is lower than average in Burleigh Waters according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers shows that Burleigh Waters had around 35 dwelling approvals annually over the past five financial years. This totals an estimated 179 homes from FY-21 to FY-25. So far in FY-26, there have been 26 approvals. Each dwelling built resulted in approximately 2.5 new residents annually on average between FY-21 and FY-25.

The average construction cost value of new homes is $1,024,000, indicating a focus on premium properties. Commercial approvals this financial year have reached $21.5 million, suggesting steady commercial investment activity.

New building activity comprises 84.0% standalone homes and 16.0% medium and high-density housing, maintaining the area's suburban character. With around 722 people per dwelling approval, Burleigh Waters reflects a mature market. According to AreaSearch's latest quarterly estimate, Burleigh Waters is projected to add 1,505 residents by 2041. If current construction levels continue, housing supply may lag population growth, potentially intensifying buyer competition and supporting price growth.

Burleigh 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 22 projects likely impacting the region. Notable initiatives include Burly Residences, ONE Burleigh, Cassowary Drive Bridge Replacement at Burleigh Waters, and Treetops North Precinct. The following list details projects most relevant.

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

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Employment conditions in Burleigh Waters demonstrate exceptional strength compared to most Australian markets

Burleigh Waters has a skilled workforce with well-represented essential services sectors. Its unemployment rate was 2.1% in the past year, with an estimated employment growth of 2.3%.

As of September 2025, 8,096 residents are employed, with an unemployment rate of 2.0%, lower than Rest of Qld's 4.1%. Workforce participation is 62.3%, close to Rest of Qld's 59.1%. Employment is concentrated in health care & social assistance, construction, and education & training, particularly strong in construction at 1.4 times the regional level. Agriculture, forestry & fishing employs only 0.3% of local workers, below Rest of Qld's 4.5%.

The area offers limited local employment opportunities, with Census working population lower than resident population. In the past year, employment increased by 2.3%, labour force by 2.3%, keeping unemployment stable at 2.1%. This contrasts with Rest of Qld where employment grew by 1.7% and unemployment rose to 4.4%. State-level data to 25-Nov shows QLD employment contracted by 0.01%, with an unemployment rate of 4.2%. National forecasts from May-25 project national employment growth at 6.6% over five years and 13.7% over ten years, varying significantly between sectors. Applying these projections to Burleigh Waters' employment mix suggests local employment should increase by 6.7% over five years and 13.7% over ten years.

The area's income profile falls below national averages based on AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year 2023 shows that income in Burleigh Waters is approximately average nationally. The median income is $50,077 and the average income stands at $68,143. This contrasts with Rest of Qld's figures where the median income is $53,146 and the average income is $66,593. Based on Wage Price Index growth of 9.91% since financial year 2023, current estimates for Burleigh Waters would be approximately $55,040 (median) and $74,896 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes all rank modestly in Burleigh Waters, between the 49th and 50th percentiles. The largest segment comprises 31.4% earning $1,500 - $2,999 weekly (4,793 residents), mirroring the surrounding region where 31.7% occupy this bracket. Housing affordability pressures are severe in Burleigh Waters, with only 83.5% of income remaining, ranking at the 49th percentile. The area's SEIFA income ranking places it in the 7th decile.

Burleigh Waters is characterized by a predominantly suburban housing profile, with strong rates of outright home ownership

Burleigh Waters' dwelling structures were 71.1% houses and 28.9% other dwellings at the latest Census. Home ownership was 39.6%, with 39.7% of dwellings mortgaged and 20.7% rented. The median monthly mortgage repayment was $2,000, and the median weekly rent figure was $500. Nationally, Burleigh Waters' mortgage repayments were higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Burleigh Waters features high concentrations of group households, with a median household size of 2.6 people

Family households constitute 73.6% of all households, including 33.4% couples with children, 27.1% couples without children, and 11.9% single parent families. Non-family households account for the remaining 26.4%, with lone person households at 22.1% and group households comprising 4.4%. The median household size is 2.6 people.

The educational profile of Burleigh Waters exceeds national averages, with above-average qualification levels and academic performance metrics

The area's educational profile is notable regionally, with university qualification rates of 25.8% among residents aged 15+, surpassing the Rest of Qld average of 20.6%. Bachelor degrees are most prevalent at 18.5%, followed by postgraduate qualifications (4.7%) and graduate diplomas (2.6%). Vocational credentials are also prominent, with 38.2% of residents aged 15+ holding such qualifications - advanced diplomas account for 12.8% while certificates make up 25.4%.

Educational participation is high, with 28.4% of residents currently enrolled in formal education. This includes 10.5% in primary education, 7.9% in secondary education, and 4.4% pursuing tertiary education.

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

The analysis shows 56 active public transport stops in Burleigh Waters, all serving buses. These stops are served by five different routes that together facilitate 1017 weekly passenger trips. The accessibility of the transport is rated as good, with residents typically located 224 meters from their nearest stop.

On average, there are 145 trips per day across all routes, which equates to about 18 weekly trips per individual stop.

Burleigh Waters's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Burleigh Waters residents exhibit relatively positive health outcomes, with common conditions seen across both young and old age groups.

Approximately 54% (~8,274 people) have private health cover. The most prevalent medical conditions are arthritis (8.6%) and mental health issues (6.6%), while 71.3% report no medical ailments, compared to 0% in the rest of Queensland. The area has 19.3% (2,946 people) residents aged 65 and over, with seniors' health outcomes being above average, similar to the general population's profile.

In terms of cultural diversity, Burleigh Waters records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Burleigh Waters had a cultural diversity profile similar to the broader area, with 75.8% born in Australia, 86.7% being citizens, and 91.6% speaking English only at home. Christianity was the predominant religion, accounting for 52.8%. While Judaism was underrepresented regionally, it made up 0.2% of Burleigh Waters' population.

The top three ancestral groups were English (31.2%), Australian (26.0%), and Irish (9.3%). Notable differences included New Zealanders at 1.5%, Hungarians at 0.4%, and Maori at 0.9%, all overrepresented compared to regional averages.

Burleigh Waters's median age exceeds the national pattern

The median age in Burleigh Waters is 41 years, matching Rest of Qld's average and somewhat older than Australia's average of 38 years. Compared to Rest of Qld, Burleigh Waters has a higher percentage of residents aged 35-44 (14.3%) but fewer residents aged 65-74 (8.8%). According to the 2021 Census, the population aged 15-24 grew from 10.2% to 11.8%, while the 25-34 cohort increased from 10.8% to 12.1%. Conversely, the 65-74 cohort decreased from 10.4% to 8.8%. By 2041, demographic projections indicate significant shifts in Burleigh Waters's age structure. The 25-34 group is expected to grow by 34%, reaching 2,476 people from 1,847. Conversely, the 15-24 and 75-84 cohorts are projected to experience population declines.