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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 15,341 residents, up from 14,556 at the 2021 Census — a change of 785 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 2,269 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
As of Aug 2026, the population of the suburb of Burleigh Waters stands at approximately 15,341, according to AreaSearch's evaluation of wider ABS demographic updates alongside post-Census address validations. This indicates a 5.4% expansion (adding 785 people) compared to the 14,556 residents recorded in the 2021 Census. AreaSearch established this figure by combining an estimated resident count of 15,336—drawn from the ABS's latest ERP release in June 2025—with 77 validated new addresses identified following the Census. Consequently, the suburb of Burleigh Waters registers a population density of 2,269 persons per square kilometer, outpacing the national average across AreaSearch's assessed areas.
Recent demographic expansion has been driven predominantly by overseas arrivals, who accounted for roughly 77.0% of the overall population rise. For individual SA2 boundaries, AreaSearch relies on ABS/Geoscience Australia forecasts published in 2024 using 2022 as a base, transitioning to Queensland State Government 2023 SA2 releases (utilising 2021 baselines) for unmapped territories and timeframes extending beyond 2032. Because the Queensland state forecasts do not provide age-specific breakdowns, AreaSearch scales cohorts based on the ABS Greater Capital Region proportions published in 2023 (utilising 2022 figures). Looking ahead, demographic gains for the suburb of Burleigh Waters are anticipated to track slightly under the Australian regional median, with aggregated SA2-level modelling projecting a cumulative 16-year increase of 9.3%—representing an additional 1,432 persons through to 2041.
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 places the area in the 50th percentile for residential development activity nationally, about 2 approvals per 1,000 residents a year. Of the 29 dwellings approved in the latest reporting year, 79% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 46, 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
Residential building approvals in Burleigh Waters have averaged approximately 35 dwellings each year, amounting to 179 approved residences across the preceding 5 financial years based on AreaSearch's review of ABS statistical data. In FY-25 to date, 46 approvals have been logged. Between FY-21 and FY-25, an average of 3.2 new residents arrived for every dwelling constructed, demonstrating a notable shortfall in residential supply that is intensifying purchaser demand and placing upward pressure on property prices. The average construction value for new dwellings sits at $1,186,000, underscoring a strong developer focus on high-end, premium residential stock.
Furthermore, commercial building approvals have reached $21.5 million during this financial year, reflecting continuous commercial capital inflow. Of the recent residential construction approvals, standalone houses represent 79.0% while medium and high-density developments account for 21.0%, reinforcing the locality's traditional low-density suburban landscape and appeal to family households wanting larger allotments. Demonstrating the established nature of the precinct, the area registers approximately 419 people per dwelling approval. According to the latest quarterly forecasts by AreaSearch, Burleigh Waters is set to welcome an additional 1,427 residents leading up to 2041. If building volumes remain at their current pace, dwelling completion rates may fail to keep up with demographic expansion, reinforcing competition among homebuyers and maintaining upward momentum in real estate prices.
Frequently Asked Questions - Development
Development applications around Burleigh Waters
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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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 $33.7 billion. 52 are already under construction and 76 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
Capital investments and major infrastructure projects play a vital role in shaping the area's development. AreaSearch has pinpointed 20 key initiatives influencing the surrounding district, notably Burly Residences, ONE Burleigh, Burleigh Waters - Cassowary Drive Bridge Replacement, and Treetops North Precinct, with the following overview covering the most significant works.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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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.
Bond University Student Accommodation Project
Bond University is developing a purpose-built twin-tower student accommodation precinct comprising 15 and 17 storeys at 14 Lake Street. The project provides 646 student beds across 499 units alongside 1,345 square metres of dedicated learning and communal spaces. Approved by Gold Coast City Council, the development connects directly into the adjacent university campus.
8,227 residents of Burleigh Waters are employed, from a labour force of 8,395. Unemployment sits at 2.0%, with participation at 66.2%. 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 13,530, 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
Burleigh Waters possesses a highly capable labour pool with strong representation in vital services, an unemployment level of merely 2.0%, and a 3.4% rise in regional employment across the prior year according to AreaSearch aggregated data. By March 2026, employed residents numbered 8,227, while local joblessness sat 1.9% beneath the 3.9% observed in Regional Qld. The local labour force participation rate stands at a solid 66.2%, comparing favourably to 64.2% across Regional Qld. Census records also indicate that 17.3% of workers carried out their roles from home, a metric shaped partly by Covid-19 restrictions.
Local workers are concentrated most heavily across health care & social assistance, construction, and education & training. The construction sector stands out in particular, employing local residents at 1.4 times the broader regional rate. Conversely, primary industries remain largely absent, with agriculture, forestry & fishing making up only 0.3% of local workers in Burleigh Waters versus 4.5% across Regional Qld. The mismatch between resident workers and local employment positions underscores the area's predominantly suburban residential layout and limited commercial employment footprint. According to AreaSearch's evaluation of ABS and SALM figures from surrounding statistical districts, the past 12-month period recorded a 3.4% uptick in employment alongside a 3.3% rise in the labour pool, leaving joblessness virtually unchanged. By comparison, Regional Qld saw employment rise by 0.1%, the workforce expand by 0.3%, and unemployment tick up by 0.1 percentage points. Looking forward, Jobs and Skills Australia's national forecasts from Mar-26 provide context on workforce trajectories, showing projected nationwide employment growth of 6.6% across five years and 13.7% across ten years, though trends vary across specific industries. When aligned with the industry distribution of Burleigh Waters, these national trends suggest local employment could rise by 6.7% over five years and 13.7% over ten years (calculated as a simple weighted extrapolation for illustration without factoring in specific local demographic 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
ATO postcode statistics for financial year 2023 aggregated by AreaSearch reveal that taxpayers in the suburb of Burleigh Waters achieved a median income of $50,077 and an average income of $68,143, closely tracking national benchmarks and comparing to $53,146 and $66,593 throughout Regional Qld. Adjusting for an 11.36% increase in the Wage Price Index since financial year 2023, modern levels are estimated at roughly $55,766 (median) and $75,884 (average) as of March 2026. The 2021 Census placed personal, family, and household income tiers within the 49th to 50th percentiles. In terms of distribution, 31.4% of residents (4,817 people) fall into the $1,500 - 2,999 income bracket, mirroring the 31.7% share recorded regionally.
Household budgets face significant pressure, with remaining disposable income after housing standing at 83.5% (ranking in the 49th percentile), while the locality's overall SEIFA income score falls into 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 records reveal that separate houses accounted for 71.1% of dwellings in Burleigh Waters, while apartments, semi-detached properties, and other styles made up 28.9%, compared with 76.4% separate houses and 23.6% other forms across Regional Qld. Outright home ownership is notably elevated in Burleigh Waters at 39.6% compared to regional levels, while mortgaged properties comprise 39.7% and rented homes represent 20.7%. Typical monthly mortgage commitments in the locality average $2,000 and median weekly rents sit at $500, both exceeding the respective Regional Qld medians of $1,655 and $345. On a wider scale, mortgage costs surpass the Australian median of $1,863, and local rental rates sit substantially above the nationwide median of $375.
Frequently Asked Questions - Housing
Burleigh Waters counted 5,404 households at the 2021 Census, an estimated 5,695 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 constitute the bulk of the community at 73.6%, comprising couples with children at 33.4%, couples without children at 27.1%, and single parent families at 11.9%. The remaining 26.4% of residences are non-family arrangements, with lone person households representing 22.1% and group households comprising 4.4%. The median household size stands at 2.6 people, slightly exceeding the 2.5 average recorded across Regional Qld.
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
Academic achievement in the locality surpasses regional standards, with 25.8% of residents aged 15+ possessing higher education qualifications compared to 20.6% across Rest of Qld. The most prevalent credential is a Bachelor degree at 18.5%, accompanied by postgraduate qualifications at 4.7% and graduate diplomas at 2.6%. Meanwhile, vocational qualifications remain widespread, held by 38.2% of residents aged 15+, consisting of certificates (25.4%) and advanced diplomas (12.8%). A substantial 28.4% of the population is actively engaged in formal studies. Broken down by sector, primary school students make up 10.5% of residents, secondary education attendees account for 7.9%, and 4.4% are enrolled in tertiary education programs.
Frequently Asked Questions - Education
Schools Detail
Getting around Burleigh Waters means driving: households keep an average of 1.5 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
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 indicators in Burleigh Waters are generally positive according to AreaSearch's evaluation of chronic illness and mortality data, displaying low disease rates across the broader community and near-national averages among mature, high-risk groups. Furthermore, private healthcare coverage is substantial, encompassing approximately 54% of the overall community (~8,314 people). The two most prevalent health conditions reported are arthritis (8.6%) and mental health challenges (6.6%), while 71.3% of the community reported having no chronic medical conditions, surpassing the 67.6% recorded across Regional Qld. Working-age locals display strong health metrics with minimal chronic illness.
Seniors aged 65 and over constitute 19.9% of the population (3,052 people), recording above-average wellness outcomes that nevertheless sit slightly below the national ranking achieved by younger cohorts.
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 metrics in Burleigh Waters align closely with regional benchmarks, with 75.8% of community members born domestically, 86.7% holding citizenship, and 91.6% speaking only English within their households. Christianity represents the dominant faith at 52.8% of the local population. In terms of notable variations, Judaism is overrepresented locally at 0.2% of residents compared to 0.1% across Regional Qld. Regarding parental lineage, the leading ancestries across Burleigh Waters are English (31.2%), Australian (26.0%), and Irish (9.3%). Several distinct ethnic origins also register above-average local presence, including New Zealand heritage at 1.5% (versus 0.9% across the region), Hungarian background at 0.4% (versus 0.2%), and Maori heritage at 0.9% (versus 0.8%).
Frequently Asked Questions - Diversity
The median resident of Burleigh Waters is 42. 23.8% 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
Age distributions in Burleigh Waters mirror Regional Qld patterns closely, with the greatest divergence across the four broad age groups reaching only 0.5 percentage points. As at August 2026, AreaSearch estimates the median age at 42, matching the 2021 Census baseline and sitting 1 year older than the 41 recorded regionally at that time. Young to middle aged adults (25 - 44) have increased their share from 24.8% at the Census to an estimated 25.9%. Over the period to 2041, this 25 - 44 cohort is projected to see the largest absolute rise, expanding by 750 residents (19%) to reach 4,723.
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 Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 5 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 — 77 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (14,556 at the 2021 Census → 15,341 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 Aug 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.