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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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Gumdale has an estimated 2,390 residents, up from 2,298 at the 2021 Census — a change of 92 people, or 4.0%. Growth has averaged 0.5% a year over five years. That puts 432 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 suburb of Gumdale has an estimated population of around 2,390, according to AreaSearch's evaluation of wider ABS updates alongside post-Census address validations. Compared to the 2021 Census tally of 2,298 people, this represents an addition of 92 people (4.0%). The updated figure builds upon an estimated resident population (ERP) of 2,388 from the ABS release in June 2025, combined with 6 validated new addresses tracked since the Census date. With a density of 432 persons per square kilometer, the suburb of Gumdale offers generous living room per resident as well as scope for further development.
The primary driver of local demographic expansion has been overseas migration, accounting for approximately 54.0% of recent population additions. Projections for the suburb of Gumdale utilize ABS/Geoscience Australia data published in 2024 with 2022 as the base year, while periods beyond 2032 or areas outside coverage apply Queensland State Government SA2 modeling issued in 2023 based on 2021 data. Because these state forecasts lack age distributions, AreaSearch incorporates cohort weightings derived from the ABS Greater Capital Region projections released in 2023 using 2022 data. Under this framework, the suburb of Gumdale is modeled to experience an overall contraction of 67 persons by 2041. Even so, certain segments are slated to expand, most notably the 75 to 84 age group, which is forecasted to gain 49 people.
Frequently Asked Questions - Population
22 new dwellings have been approved in Gumdale over the past five years, an average of 4 a year. That is 2.2 approvals per 1,000 residents. Approvals are currently running at an annualised 4, broadly in line with 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
An evaluation of ABS building approval records indicates Gumdale has averaged approximately 4 new residential approvals annually, totaling an estimated 22 homes over the past 5 financial years (between FY-21 and FY-25), with 4 recorded so far in FY-25. Across the past 5 financial years (between FY-21 and FY-25), new housing has supported an average of 2.4 new residents per year per dwelling, underlining persistent buyer interest. Residential construction costs average $784,000 per dwelling, demonstrating a focus by developers on upscale, higher-end builds. Concurrently, commercial building approvals have reached $9.1 million this financial year, reinforcing the locality's overarching residential nature.
All recent residential construction activity has been dedicated to standalone houses, preserving the neighborhood's low-density footprint and supplying spacious options suited for families. A low development tempo is further illustrated by a ratio of 596 people per dwelling approval across the locality. Given that the local population is projected to either plateau or contract, reduced demand on housing stock could open up favorable opportunities for property buyers in Gumdale.
Frequently Asked Questions - Development
Development applications around Gumdale
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| 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 70 current infrastructure and development projects close to Gumdale, worth an estimated $7.52 billion. 15 are already under construction and 22 are due for completion within three years. The pipeline spans residential development, business parks & technology hubs and communities, precincts & urban renewal. 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 capital works, major development schemes, and strategic planning initiatives play a decisive role in shaping community outcomes. AreaSearch has tracked 5 key projects with potential local influence, including the Greenslopes Private Hospital Wakerley Specialist Centre, Brisbane Aquatic Centre Upgrades, Wakerley Park Residential Estate, and Wakerley Gardens Estate.
Professional plan users can use the search below to filter and access additional projects.
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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
Greenslopes Private Hospital Wakerley Specialist Centre
A new specialist medical facility developed by Ramsay Health Care to serve Brisbane's eastern corridor. The centre provides outpatient clinics, diagnostic imaging, and day procedure services, functioning as an extension of the Greenslopes Private Hospital network to improve local access to specialist care.
Mayfair Village Shopping Centre Expansion
The expansion of Mayfair Village involves a 475sqm addition to the existing neighbourhood shopping centre. The development features a two-level extension in the north-east corner, providing new retail tenancies and a drive-thru facility. The project aims to improve streetscape activation and pedestrian connectivity along Burnett Street while maintaining the existing parking capacity of 348 vehicles.
Chandler Indoor Sports Centre and Precinct
A new 10,000-capacity indoor high-performance sports centre within the Sleeman Sports Complex (Chandler Sports Precinct), funded jointly by the Australian and Queensland Governments through the $1.87 billion Minor Venues Program. The venue features two halls with 10 multi-sport courts and a 2,400 square metre dedicated gymnastics facility suitable for state, national and international events. It is intended for elite basketball, gymnastics, wheelchair basketball, volleyball and netball, with flexibility for badminton, futsal and pickleball. The new centre will be built on the site of the underutilised outdoor velodrome.Precinct works also include accessibility upgrades, improved lighting, a new green hub, and inter-building connectivity across the Brisbane Aquatic Centre, Anna Meares Velodrome, Brisbane SX International BMX Centre and Chandler Arena. Construction commenced in 2025 with completion targeted for 2027, well ahead of the Brisbane 2032 Olympic and Paralympic Games. The precinct is expected to support 210 construction jobs and targets a 6-Star Green Star building rating.
Brisbane Aquatic Centre Upgrades
Upgrades to the Brisbane Aquatic Centre at the Chandler Sports Precinct (Sleeman Sports Complex) to support the Brisbane 2032 Olympic and Paralympic Games. The centre, originally built for the 1982 Commonwealth Games, attracts more than 400,000 community users each year. Planned works include improved equitable access, new seating, lighting and amenities, and competition-standard pool and diving facility upgrades. The aquatic centre upgrades form part of the $257 million Chandler Sports Precinct program, which also includes a new Indoor Sports Centre and precinct connectivity works.The upgraded centre is earmarked to host Olympic diving and water polo and Paralympic aquatics during the Games. As of early 2026, principal design consultant tenders for the Chandler Sports Precinct are being awarded, with construction not yet commenced.
358 Manly Road Townhouse Development
30 low-medium density townhouses in 8 building groups. Comprises 25 x 3-bedroom and 5 x 2-bedroom units. Designed by Christian Zambelli with communal spaces and visitor parking.
Crawford Road Social Housing and Subdivision
Development of 6 Platinum and Gold level social housing units alongside a 20-lot freehold residential subdivision in Wynnum West. The project is being delivered in partnership with the National Affordable Housing Consortium and the Queensland Department of Housing.
Wynnum Plaza Redevelopment
DA approved integrated retail mixed-use redevelopment of Wynnum Plaza by Shayher Group, designed by ZENX Architects. The masterplan covers the existing sub-regional shopping centre site and includes new lifestyle retail precincts, food and beverage areas, residential apartments, commercial space and a cinema, with works planned to be staged so the centre can continue operating.
Eastern Metro Expansion (CBD to Capalaba)
A proposed extension of the Brisbane Metro bus rapid transit network from the existing terminus at Langlands Park (Coorparoo) east along the Old Cleveland Road corridor to Capalaba. New stations are proposed at Coorparoo Square, Camp Hill, Carina, Carindale and Chandler before the line terminates in the Capalaba business district. The expansion is one of four priority corridors being assessed in the Brisbane Metro Expansions Business Case, jointly funded by the Australian, Queensland and Brisbane City Council governments, with $50 million committed by the Federal Government in February 2025.The route is intended to provide high-frequency, fully electric, high-capacity services to seven 2032 Olympic and Paralympic venues in the eastern suburbs and Redland City, including the Brisbane International Shooting Centre, Anna Meares Velodrome and Chandler Indoor Sports Centre. Brisbane City Council ran an industry briefing in January 2026 and an Expressions of Interest process for delivery of the business case, which is targeted for completion by mid-2026. Coorparoo Square was previously constructed with provision for a future underground bus station, and similar opportunities at Westfield Carindale and other sites are being investigated. In March 2026 the expansions were included on Infrastructure Australia's 2026 Infrastructure Priority List in the 2 to 4 year delivery pipeline.
1,477 residents of Gumdale are employed, from a labour force of 1,488. Unemployment sits at 0.8%, with participation at 81.0%. 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 1,888, about 79% 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
Gumdale's local workforce exhibits strong educational credentials and heavy participation in professional services, alongside an unemployment rate of only 0.8% and annual job growth of 3.9%, based on regional data aggregated by AreaSearch. In March 2026, 1,477 residents were employed, while local unemployment sat 3.5% under Greater Brisbane's 4.3% benchmark. Labor force participation is also elevated at 81.0%, compared with 70.1% across Greater Brisbane. In addition, 26.9% of local workers reported working from home at the Census, although Covid-19 restrictions during that period should be taken into account. Local workers are primarily employed in construction, professional & technical, and health care & social assistance.
The community displays notable specialization in construction, where employment concentrations are 1.5 times the regional norm. Conversely, health care & social assistance accounts for 11.7% of resident employment, trailing the 16.1% recorded for Greater Brisbane. Comparisons between the working population and total resident count at the Census suggest internal job opportunities within this largely residential area remain constrained. During the year to March 2026, AreaSearch analysis of ABS and SALM figures shows local employment rose by 3.9% while the labor pool expanded by 3.8%, maintaining a steady unemployment environment. Over the same timeframe, Greater Brisbane saw employment and labor force gains of 3.2% and 3.4% respectively, alongside a 0.1 percentage points increase in unemployment. Looking ahead, national projections from Jobs and Skills Australia as of Mar-26 project nationwide employment to climb by 6.6% over five years and 13.7% over ten years. Mapping these sectoral rates to the local employment distribution suggests Gumdale's workforce could expand by 6.7% over five years and 13.6% over ten years, based on illustrative weighted extrapolations.
Frequently Asked Questions - Employment
Median household income in Gumdale is $3,405 a week (about $177,000 a year), with median personal income at $1,164 a week. ATO records put median taxable income at $74,485 a year against an average of $104,135. 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
Taxpayer earnings in Gumdale rank exceptionally high across the country based on ATO records for financial year 2023. Median and average taxable incomes were recorded at $74,485 and $104,135 respectively, considerably higher than Greater Brisbane's benchmarks of $58,236 and $72,799. Factoring in Wage Price Index growth of 11.36% since financial year 2023, estimated income levels as of March 2026 stand at roughly $82,946 for the median and $115,965 for the average. In the 2021 Census, local personal, family, and household income distributions placed between the 89th and 99th percentiles nationwide.
The single largest earnings bracket encompasses 40.9% of residents (977 people) making $4000+, whereas Greater Brisbane is led by the $1,500 - 2,999 category at 33.3%. Overall, 59.0% of earners bring in more than $3,000 weekly, and households retain 88.5% of income after servicing housing costs, placing the area in the 9th decile on the SEIFA income index.
Frequently Asked Questions - Income
Gumdale had 666 occupied dwellings at the 2021 Census, 99% detached houses and 1% apartments. 56% are owned with a mortgage, 8% rented and 36% owned outright. At that Census the median rent was $585 a week and the median mortgage repayment $2,669 a month, a total housing cost higher than 90% of areas nationally. Rent absorbs 17.2% of household income here and mortgage repayments 18.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to Census findings, standalone houses account for 99.3% of Gumdale's residential stock, while semi-detached dwellings, apartments, and other formats represent 0.7%, in stark contrast to Brisbane metro's split of 73.5% houses and 26.5% other dwellings. Outright home ownership stands at 36.3%, well above the metropolitan level, with mortgaged properties making up 56.0% and rented accommodations accounting for 7.7%. Typical housing expenses are substantially elevated: median monthly mortgage payments reached $2,669 compared to $1,863 across Brisbane metro and $1,863 nationally. Meanwhile, median weekly rents of $585 sit well above Brisbane metro's $380 and the Australian benchmark of $375.
Frequently Asked Questions - Housing
Gumdale counted 666 households at the 2021 Census, averaging 3.4 people each. 59% are couples with children, more than in 98% of areas nationally, against 23% couples without children. 5% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
The vast majority of households are families, representing 93.5% of all dwellings. This includes 59.1% couples with children, 22.8% couples without children, and 10.6% single parent families. Non-family living arrangements comprise the remaining 6.5%, consisting of single-person households at 5.2% and shared group homes at 1.0%. The community's median household size is 3.4 people, exceeding the 2.6 figure recorded across Greater Brisbane.
Frequently Asked Questions - Households
37.9% of adults in Gumdale hold a university qualification, including 26.7% with a bachelor degree and 9.1% with postgraduate qualifications, higher than 75% of areas nationally. A further 18.3% hold a vocational qualification. 1 school serves the area, with 1,127 enrolment places and an average ICSEA of 1,065 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
Tertiary qualification levels in Gumdale are well above regional norms, with 37.9% of residents aged 15+ holding a higher education degree, compared to 23.7% in the SA4 region and 25.7% across QLD. Within this group, bachelor degrees make up 26.7%, postgraduate awards account for 9.1%, and graduate diplomas represent 2.1%. Vocational qualifications are also widespread, held by 30.0% of residents aged 15+, broken down into advanced diplomas (11.7%) and certificates (18.3%). Formal study engagement is substantial throughout the community, with 36.3% of residents actively enrolled in an educational program. By sector, 13.8% attend primary school, 11.6% are in secondary education, and 6.4% are undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Getting around Gumdale means driving: households keep an average of 2.2 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
78.6% of residents in Gumdale report no long-term health condition, a healthier profile than 90% of areas nationally. 3.1% need daily assistance with core activities, and 68.5% hold private health cover. The standardised death rate runs at 4.1 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 across Gumdale are outstanding, with AreaSearch metrics highlighting low mortality and a minimal prevalence of chronic illnesses across age cohorts. Private health insurance coverage is notably widespread, held by approximately 68% of the local population (1,636 people), compared to 55.8% for Greater Brisbane and a national figure of 55.7%. Among reported medical conditions, asthma and arthritis are the most prevalent, diagnosed in 6.1 and 5.3% of residents respectively, while 78.6% of the population reported no long-term medical conditions, surpassing the 69.2% rate for Greater Brisbane. Residents aged 65 and over constitute 12.9% of the population (308 people), which is lower than Greater Brisbane's 15.0%, with older residents maintaining health profiles on par with strong nationwide averages.
Frequently Asked Questions - Health
Gumdale is largely Australian-born, at 75.9% of residents, with 15.0% speaking a language other than English at home. The largest reported ancestries are English (27.1%) and Australian (24.9%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Gumdale displays above-average cultural diversity, with 24.1% of residents born abroad and 15.0% utilizing a non-English language in the home. Christianity represents the primary religious affiliation, accounting for 61.1% of the community, compared to 47.8% throughout Greater Brisbane. Based on reported parental ancestry, the three most common backgrounds among residents are English (27.1%), Australian (24.9%), and Irish (8.4%). Several other cultural ancestries also show distinct representation compared to the wider region, including South Australian at 1.6% (against 0.6% regionally), Dutch at 2.0% (against 1.2%), and New Zealand at 1.1% (against 1.0%).
Frequently Asked Questions - Diversity
The median resident of Gumdale is 38. 21.0% 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
Demographically, Gumdale reflects an established family community. As at August 2026, children and young adults (0 - 24) comprise 38.8% of the populace, compared to 31.8% in Greater Brisbane, while young to middle aged adults (25 - 44) account for 21.5%, below the regional benchmark of 30.6%. The median age is estimated at 38 as at August 2026, matching the 2021 Census figure and sitting 2 years higher than Greater Brisbane's 36 at that Census. Since the Census, the 25 to 44 cohort has reduced from 23.2% to an estimated 21.5%.
Looking ahead to 2041, the largest population expansion is projected among seniors and retirees (65+), rising by 82 residents (26%) to 390, whereas young to middle aged adults and the 0 to 24 cohort are anticipated to decline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Gumdale
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, Local governments Daily | May 2026 5 months ago all 2 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 — 6 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,298 at the 2021 Census → 2,390 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 (SAL31266). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.