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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Burleigh Waters has an estimated 15,343 residents, up from 14,556 at the 2021 Census — a change of 787 people, or 5.4%. Growth has averaged 0.6% a year over five years. Overseas migration accounts for 77.0% of that increase. That puts 2,270 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to ABS demographic updates and quarterly validated address adjustments by AreaSearch, the population of the suburb of Burleigh Waters is approximately 15,343 as of May 2026. This represents a growth of 787 people (5.4%) relative to the 2021 Census, which registered 14,556 inhabitants. This calculation stems from an estimated resident count of 15,336 compiled by AreaSearch using the June 2025 ABS ERP release, supplemented by 76 validated new addresses since the Census date. This size results in a population density of 2,269 persons per square kilometer, a concentration higher than the typical Australian location analyzed by AreaSearch.
Recent population expansion has been predominantly fueled by overseas migration, which accounted for roughly 77.0% of the area's overall gains. Projections utilize ABS and Geoscience Australia models released in 2024 with a 2022 baseline, substituting Queensland State Government projections from 2023 based on 2021 data for uncovered locations or periods beyond 2032. Where state projections lack demographic brackets, AreaSearch scales cohorts according to the 2023 ABS Greater Capital Region projections with a 2022 baseline. Future projections point to growth slightly under the non-metropolitan national median, with aggregated SA2-level estimates predicting an increase of 1,452 residents by 2041, which represents a total expansion of 9.4% over 16 years.
Frequently Asked Questions - Population
179 new dwellings have been approved in Burleigh Waters over the past five years, an average of 35 a year. That is 2.4 approvals per 1,000 residents. Of the 25 dwellings approved in the latest reporting year, 84% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 44, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
ABS building approval statistics mapped by AreaSearch show that the suburb of Burleigh Waters averages approximately 35 residential approvals annually, translating to an estimated 179 dwellings over the last 5 financial years. Thus far in FY-26, 41 permits have been issued. Dwelling additions have accommodated an average of 2.6 new residents per home over the past 5 financial years (from FY-21 to FY-25), indicating strong demand supporting property markets, with new builds averaging $1,024,000 in construction costs to highlight a developer focus on high-end, premium residences. Commercial approvals have reached $21.5 million this financial year, reflecting steady business investment.
Recent residential construction consists of 84.0% detached houses and 16.0% medium to high-density projects, preserving the suburb's low-density feel and appealing to buyers seeking space. The ratio of roughly 729 people per approved dwelling underscores that the suburb of Burleigh Waters is a highly mature housing market. Based on current quarterly forecasts from AreaSearch, the suburb of Burleigh Waters is projected to add 1,445 residents by 2041. If building rates remain constant, residential supply may fail to match population expansion, potentially worsening buyer competition and supporting price growth.
Frequently Asked Questions - Development
Development applications around Burleigh Waters
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 5 current infrastructure and development projects inside Burleigh Waters, worth an estimated $2.88 billion. A further 177 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $33.5 billion. 52 are already under construction and 74 are due for completion within three years. The pipeline spans residential development, communities and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, planning initiatives, and development updates exert a substantial influence on property outcomes. AreaSearch has identified 20 projects with potential localized impacts. Leading developments include Burly Residences, ONE Burleigh, Burleigh Waters - Cassowary Drive Bridge Replacement, and Treetops North Precinct, with details on the most significant initiatives provided below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Burleigh Waters Master Plan Community
A $2 billion mixed-use waterfront precinct spanning 5.66 hectares at Lake Orr. The development features 1,500 dwellings across apartments and townhomes, a retail market square, medical center, childcare, and commercial offices. As of early 2026, civil infrastructure works including internal roads and utilities are progressing. A significant component includes a luxury aged care village by Odyssey Lifestyle Care Communities on a 3,600sqm site within the estate, designed to meet the growing demand for seniors living in the Gold Coast golden triangle.
Burly Residences
$540 million luxury six-star residential apartment building at 264-268 The Esplanade, Burleigh Heads. Comprises 101 prestigious residences across 25 levels with 40m of beach frontage. Features extensive six-star resort amenities including Club Burly wellness center. Delivered by DD Living and built by Gowdie Management Group.
Burleigh Waters - Cassowary Drive Bridge Replacement
Replacement of the existing 1980s bridge over Lake Heron with a new 3-span structure featuring 3.5m travel lanes and 2.5m walkways on both sides, designed for a 100-year service life to enhance safety and reduce maintenance. Construction is currently underway with local traffic restrictions in place.
ONE Burleigh
Ultra-luxury oceanfront residential tower with 16 full-floor residences and a rooftop penthouse. Amenities include private office, media room with bar, wellness facilities (spa, hot and cold plunge pools, sauna), and yoga deck. Construction is underway with crane on site; practical completion targeted for late 2026.
Treetops North Precinct
A 20-storey residential tower comprising 123 two- and three-bedroom apartments designed by Ellivo Architects. The development features a two-level podium with gym, day spa, sauna, plunge pool, and residential lounge. Located north of the popular Treetops Shopping Centre and designed to complement the emerging urban village of Burleigh Waters.
Treetops Plaza Redevelopment - Urbia Burleigh Masterplan
The Urbia Burleigh Masterplan is a long-term, $350 million mixed-use transformation of the Treetops District Centre. It features an expansion of the Treetops Plaza shopping centre, commercial office buildings, and a residential precinct totaling approximately 650 apartments across multiple towers up to 20 storeys. The first stage, 'Treetops North' at 9 Classic Way, consists of a 20-storey residential building with 129 luxury apartments and premium amenities. This initial phase has received development approval, with construction preparation ongoing.
Isabel by Mosaic
Ultra-luxury beachfront apartment building by Mosaic Property Group featuring 28 half and full-floor residences and sky homes across approximately 16-17 levels, designed by Koichi Takada Architects. Mosaic Construction is the builder. Current updates show podium and early tower levels poured with facade panels beginning installation, and sales nearing sellout. Amenities include pool, spa, gym, sauna, steam room and sun deck. Pricing originally from about $4.5m.
Cienna Varsity Ridge
Four-tower master-planned apartment community by Homecorp comprising 546 apartments. Stage One delivered 257 apartments in 2023. Stage Two is under construction, delivering 289 one, two and three-bedroom apartments across 12 and 14-storey towers with resort-style amenities, retail space, landscaped communal areas and additional public parking. Completion is targeted for 2027.
8,226 residents of Burleigh Waters are employed, from a labour force of 8,394. Unemployment sits at 2.0%, with participation at 66.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 13,533, about 88% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The suburb of Burleigh Waters possesses a highly qualified workforce with strong representation in essential industries, an unemployment rate of only 2.0%, and a 3.4% annual growth in jobs based on regional data synthesized by AreaSearch. In March 2026, working residents numbered 8,226, while the jobless rate was 1.9% below the 3.9% average for Regional Qld. Workforce participation is typical at 66.3% compared to Regional Qld's 64.3%. Census returns indicate that 17.3% of workers worked from home, a figure potentially influenced by Covid-19 restrictions. Resident employment is concentrated in health care & social assistance, construction, and education & training.
The construction sector exhibits notable local specialization, representing 1.4 times the employment share of the wider region. Conversely, agriculture, forestry & fishing accounts for only 0.3% of local employment, far lower than the 4.5% seen across Regional Qld. The mismatch between the Census working population and resident counts suggests the local area offers relatively few employment opportunities internally. Analysis of SALM and ABS data, which has been aggregated from larger statistical regions, shows that over the past twelve months, employment grew by 3.4% while the labour force grew by 3.3%, which helped keep the unemployment rate relatively stable. This stands in contrast to Regional Qld, where employment increased by 0.1%, the labour force grew by 0.3%, and unemployment rose by 0.1 percentage points. For a deeper look at future demand within Burleigh Waters, Jobs and Skills Australia's national employment forecasts from May-25 can provide valuable context. These forecasts span five and ten-year periods and have been overlaid with the local employment profile to gauge expected growth trends. Although national employment is projected to rise by 6.6% over five years and 13.7% over ten years, these growth rates vary considerably across different industry sectors. When these sector-specific forecasts are applied to Burleigh Waters's current employment mix, local employment is expected to grow by 6.7% over five years and 13.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
Frequently Asked Questions - Employment
Median household income in Burleigh Waters is $1,735 a week (about $90,000 a year), with median personal income at $803 a week. ATO records put median taxable income at $50,077 a year against an average of $68,143. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to the latest postcode-level ATO statistics from financial year 2023, incomes in the suburb of Burleigh Waters align closely with the national average, with a median of $50,077 and a mean of $68,143. This compares to a median of $53,146 and a mean of $66,593 in Regional Qld. Adjusted for Wage Price Index growth of 11.36% since financial year 2023, estimated incomes in March 2026 would stand around $55,766 (median) and $75,884 (average). The 2021 Census ranks household, family, and individual incomes moderately in the 49th to 50th percentiles.
The largest income bracket contains 31.4% of residents earning $1,500 - 2,999 weekly (4,817 individuals), matching the 31.7% observed in the broader region. Affordability pressures are notable, with only 83.5% of income remaining after housing costs, ranking in the 49th percentile, while the SEIFA score places the area in the 7th decile.
Frequently Asked Questions - Income
Burleigh Waters had 5,404 occupied dwellings at the 2021 Census, 71% detached houses and 3% apartments. 40% are owned with a mortgage, 21% rented and 40% owned outright. At that Census the median rent was $500 a week and the median mortgage repayment $2,000 a month. Rent absorbs 28.8% of household income here and mortgage repayments 26.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data reveals that residential properties in the suburb of Burleigh Waters consist of 71.1% separate houses and 28.9% alternative housing types, such as townhouses and apartments, compared to 76.4% houses and 23.6% other options in Regional Qld. Home ownership is high at 39.6%, with mortgaged properties at 39.7% and rentals at 20.7%. The median monthly mortgage payment of $2,000 and weekly rent of $500 both sit well above the Regional Qld medians of $1,655 and $345. Nationally, mortgage costs exceed the Australian average of $1,863, and weekly rents are higher than the national benchmark of $375.
Frequently Asked Questions - Housing
Burleigh Waters counted 5,404 households at the 2021 Census, an estimated 5,696 today, averaging 2.6 people each. 33% are couples with children, against 27% couples without children. 22% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units account for 73.6% of households in the suburb of Burleigh Waters, consisting of 33.4% couples with children, 27.1% couples without children, and 11.9% single-parent households. Non-family living situations represent 26.4%, with lone persons making up 22.1% and group houses accounting for 4.4%. The average household size of 2.6 people is slightly larger than the Regional Qld average of 2.5.
Frequently Asked Questions - Households
25.8% of adults in Burleigh Waters hold a university qualification, including 18.5% with a bachelor degree and 4.7% with postgraduate qualifications. A further 25.4% hold a vocational qualification. 3 schools serve the area, with 3,447 enrolment places and an average ICSEA of 1,064 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The educational profile of the suburb of Burleigh Waters is distinct, with tertiary graduation rates at 25.8% of residents aged 15+ compared to the Rest of Qld average of 20.6%. Bachelor degrees are held by 18.5%, while postgraduate qualifications and graduate diplomas are held by 4.7% and 2.6% respectively. Vocational skills are also prominent, with 38.2% of residents aged 15+ holding a trade qualification, split between advanced diplomas (12.8%) and certificates (25.4%). Enrolment rates are high, with 28.4% of residents in formal study. This cohort comprises 10.5% in primary schools, 7.9% in high schools, and 4.4% in tertiary programs.
Frequently Asked Questions - Education
Schools Detail
Public transport in Burleigh Waters reaches 56 stops on 5 routes, timetabled for about 1,000 services a week. The typical home sits about 220 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Analysis of local public transport shows 56 operational stops within the suburb of Burleigh Waters, served by bus networks. These stops are connected to 5 distinct routes that provide 1,017 passenger trips weekly. Transport access is favorable, with residents living an average of 224 meters from the nearest stop. The suburb is primarily residential, and 92% of commuters travel by private car, with average vehicle ownership at 1.5 per household. Working from home was recorded for 17.3% of workers in the 2021 Census, potentially affected by pandemic restrictions. Daily route schedules average 145 passenger services across the local network, representing approximately 18 weekly departures at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
71.3% of residents in Burleigh Waters report no long-term health condition. 5.8% need daily assistance with core activities, and 54.2% hold private health cover. The standardised death rate runs at 5.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health outcomes in the suburb of Burleigh Waters are favorable, with AreaSearch identifying low mortality rates and minor chronic illness rates among the broader population, and average rates for older cohorts. Private health insurance coverage is high, representing approximately 54% of the population (~8,315 individuals). The primary reported chronic conditions are arthritis and mental health challenges, affecting 8.6% and 6.6% of population members respectively, while 71.3% of individuals reported no chronic medical issues, compared to 67.6% across Regional Qld. Health indicators are strong for working-age cohorts, and while seniors aged 65 and over comprise 19.5% of residents (2,991 individuals) and report above-average health, their national ranking is slightly lower than younger locals.
Frequently Asked Questions - Health
Burleigh Waters is largely Australian-born, at 75.8% of residents, with 8.4% speaking a language other than English at home. The largest reported ancestries are English (31.2%) and Australian (26.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics for the suburb of Burleigh Waters mirror regional averages, with 75.8% born in Australia, 86.7% holding citizenship, and 91.6% speaking only English at home. Christianity is the primary religion, followed by 52.8% of the community. Judaism shows the highest relative concentration, accounting for 0.2% of residents compared to 0.1% across Regional Qld. Parents' country of birth details show the primary ancestries are English (31.2%), Australian (26.0%), and Irish (9.3%). Variations from regional figures include New Zealand born residents at 1.5% (compared to 0.9% regionally), Hungarian at 0.4% (compared to 0.2%), and Maori at 0.9% (compared to 0.8%).
Frequently Asked Questions - Diversity
The median resident of Burleigh Waters is 41. That is 1 year younger than at the 2021 Census. 24.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age of 41 years in the suburb of Burleigh Waters matches the regional average, but is older than the national median of 38 years. Compared to Regional Qld, there is a higher proportion of residents aged 35 - 44 (14.4%) but fewer aged 65 - 74 (8.8%). Since the 2021 Census, residents aged 25 to 34 increased from 10.8% to 12.4%, and the 15 to 24 cohort rose from 10.2% to 11.6%, while the 65 to 74 group fell from 10.4% to 8.8%. Projections for 2041 indicate shifts, led by a 28% increase in the 25 to 34 demographic (adding 536 people to reach 2,439 from 1,902), while the 5 to 14 and 15 to 24 age groups are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Burleigh Waters
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 3 months ago all 5 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 76 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (14,556 at the 2021 Census → 15,343 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL30446). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.