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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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Mermaid Waters has an estimated 14,318 residents, up from 13,088 at the 2021 Census — a change of 1,230 people, or 9.4%. Growth has averaged 1.9% a year over five years. 305 new addresses have been validated here since Census night. Overseas migration accounts for 65.0% of that increase. That puts 2,034 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 evaluations of broader regional demographic updates from the ABS alongside post-Census address validations by AreaSearch, the suburb of Mermaid Waters recorded an estimated resident total of approximately 14,318 as of Aug 2026. This represents an expansion of 1,230 people (9.4%) compared to the 2021 Census baseline of 13,088 people. AreaSearch established this trajectory from an estimated resident count of 14,301 following the ABS ERP release in June 2025, combined with 305 validated new addresses identified since the Census. Consequently, the population density stands at 2,033 persons per square kilometer, outstripping national benchmarks tracked by AreaSearch.
Over the preceding ten years, the suburb of Mermaid Waters sustained consistent expansion with a 1.5% compound annual growth rate, exceeding Rest of Qld. Inward international relocation served as the primary growth catalyst, generating roughly 65.0% of recent population additions, while interstate migration and natural increase also delivered positive contributions. For each SA2 boundary, AreaSearch incorporates ABS/Geoscience Australia demographic projections published in 2024 with a 2022 baseline. In instances where SA2 boundaries are excluded or timelines extend beyond 2032, Queensland State Government SA2 figures released in 2023 (utilising 2021 base data) are integrated instead. Because these state forecasts lack specific age-bracket breakdowns, AreaSearch allocates proportional cohort weighting derived from the 2023 ABS Greater Capital Region projections that utilise 2022 figures. Looking forward, the suburb of Mermaid Waters is positioned within the top quartile for non-capital regions, with aggregated SA2 modeling anticipating an expansion of 3,642 persons to 2041, representing a cumulative increase of 25.3% across the 16 years.
Frequently Asked Questions - Population
211 new dwellings have been approved in Mermaid Waters over the past five years, an average of 42 a year. That places the area in the 88th percentile for residential development activity nationally, about 3 approvals per 1,000 residents a year. Of the 251 dwellings approved in the latest reporting year, 10% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 1,077, 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
Analysis of ABS building approvals by AreaSearch shows that the locality recorded an annual average of roughly 42 residential approvals, amounting to an estimated 211 homes across the preceding 5 financial years. Within FY-25 to date, 1,077 approvals have been logged. With an average influx of 1 new residents per year per dwelling constructed between FY-21 and FY-25, residential supply and demand have remained in equilibrium, fostering steady conditions, whereas recent statistics across the latest 2 financial years show a ratio of 0.5 people per dwelling, reflecting well-balanced market absorption.
Construction costs across these projects average $1,242,000, underscoring a strong developer orientation toward luxury, high-end stock. Furthermore, commercial approvals have reached $7.0 million this financial year, reinforcing the district's predominantly residential character. Relative to Rest of Qld, construction activity in the area is moderately elevated (standing 15.0% above the regional per-capita average over the 5 year period), preserving buyer choices whilst maintaining buyer interest. This rate tracks well above nationwide benchmarks, highlighting robust builder confidence. Of the new residential approvals, detached dwellings comprise 10.0% while townhouses or apartments make up 90.0%. This emphasis on higher-density building provides accessible entry price points for downsizers, first-home purchasers, and investors. It marks a significant transformation from the existing built environment (which sits at 60.0% houses), signaling shrinking greenfield land supply and shifting buyer preferences for diversified housing styles. With roughly 25 people per dwelling approval, the market demonstrates ongoing expansion. Demographic forecasts indicate an addition of 3,625 residents by 2041 (benchmarked against the most recent AreaSearch quarterly release). Should current building approval volumes fail to match this demographic intake, residential availability could tighten, potentially intensifying buyer competition and placing upward pressure on property values.
Frequently Asked Questions - Development
Development applications around Mermaid 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 13 current infrastructure and development projects inside Mermaid Waters, worth an estimated $1.78 billion. A further 147 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $51.1 billion. 49 are already under construction and 66 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 capital projects, strategic planning, and infrastructure initiatives play a major role in regional performance. AreaSearch has highlighted 54 relevant projects influencing the surrounding environment, with major undertakings including The Chevron, Lakeview Boulevard Townhouses, Mermaid Waters Sewer Pump Station Upgrade, and Miami State School Upgrade.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Australian Mohs Hospital
The Australian Mohs Hospital is a dedicated facility for Mohs micrographic surgery and skin cancer management developed in the Lanes precinct at Mermaid Waters. Designed by Spatium Architects for Sunsafe Property, the mixed-use medical complex encompasses two buildings accommodating specialized operating theatres, six residential apartments, ground-floor retail/cafe, and basement parking for 117 vehicles.
Miami State School Upgrade
Upgrade of Miami State School including a new general learning area building, refurbishment of the administration building, and earlier completed campus improvements including new classrooms, site renewal and administration facilities. The project supports enrolment growth and delivery of contemporary learning environments.
Mermaid Waters Sewer Pump Station Upgrade
Comprehensive upgrade and mechanical overhaul of the existing sewage pump station facility to improve network capacity, enhance wastewater reliability, and service the growing local Mermaid Waters community.
The Chevron
A premium residential development by Lifestyle Property Group comprising a 40-storey tower with 185 apartments. Features resort-style amenities including pools, spa, gym, and rooftop gardens. Located on Broadbeach Waters with canal frontage.
Lakeview Boulevard Townhouses
A boutique townhouse development comprising 57 contemporary two-storey townhouses on Lakeview Boulevard within The Lakes master-planned community in Mermaid Waters. The development features modern design and is located near The Lanes Residences apartment towers and the approved Lanes Retail Village, offering residents access to Gold Coast lifestyle, beaches, and major retail precincts at Broadbeach.
The Landmark
The Landmark is a $2 billion masterplanned mixed-use precinct being developed by Aniko Group at the corner of the Gold Coast Highway and Seaview Avenue in Mermaid Beach. Designed by Plus Architecture, the development features four towers comprising approximately 900 luxury apartments, a five-star hotel, commercial suites, and ground-floor dining. Construction commenced in 2025 with staged completion anticipated from 2027 to 2028.
17 Le Mans Drive Residential Development
Proposed residential development of 7 townhouses at Lot 145 RP119349, 17 Le Mans Drive, Mermaid Waters. This project contributes to housing supply in the sought-after Mermaid Waters area on the Gold Coast.
Sailfish Cove Resort Complex
Established resort-style residential complex featuring 226 townhouses and apartments with resort facilities including swimming pools, spa, BBQ areas, and tropical landscaping. Built in 1994, this gated community offers waterfront lifestyle amenities with direct access to Lake Wonderland.
8,014 residents of Mermaid Waters are employed, from a labour force of 8,205. Unemployment sits at 2.3%, with participation at 68.4%. 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 11,823, about 83% 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 local labour pool exhibits strong educational credentials across a wide range of industries, accompanied by an unemployment rate of merely 2.3% and an estimated 3.5% year-on-year employment expansion according to AreaSearch statistical area datasets. As of March 2026, 8,014 residents are employed, and the local jobless rate sits 1.6% lower than Regional Qld's 3.9%. Meanwhile, the labour force participation rate tracks at 68.4%, compared to 64.2% across Regional Qld. Census records also indicate that 17.5% of working residents performed their roles from home, noting the potential influence of Covid-19 restrictions.
Principal industries of employment for the local population consist of health care & social assistance, construction, and accommodation & food. In particular, professional & technical roles show strong concentration, registering a local proportion 1.6 times the regional benchmark. In contrast, agriculture, forestry & fishing accounts for only 0.3% of the local workforce, compared with 4.5% in Regional Qld. The area's largely suburban residential footprint results in fewer employment roles within its borders, as evidenced by Census metrics comparing resident workers against local jobs. AreaSearch evaluations of ABS and SALM metrics indicate that across the 12 months to March 2026, resident employment grew by 3.5% alongside a 3.3% expansion in the labour force, which decreased the unemployment rate by 0.2 percentage points. Over the identical timeframe, Regional Qld saw employment rise by 0.1% and the labour force grow by 0.3%, with joblessness increasing 0.1 percentage points. Jobs and Skills Australia national projections from Mar-26 provide additional context on future local demand. Over five-year and ten-year horizons, national employment is projected to expand by 6.6% and 13.7% respectively, though trajectories vary widely across individual sectors. Applying these industry weightings to the area's current workforce suggests local employment gains of 6.7% over five years and 13.7% over ten years (representing a direct illustrative weighting that excludes specific local demographic projections).
Frequently Asked Questions - Employment
Median household income in Mermaid Waters is $1,766 a week (about $92,000 a year), with median personal income at $816 a week. ATO records put median taxable income at $47,845 a year against an average of $115,415. The average runs 141% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. 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-level taxation records for financial year 2023, compiled by AreaSearch, show that the suburb of Mermaid Waters generated a median taxpayer income of $47,845 alongside an average of $115,415. This average ranks in the upper nationwide bracket and compares with $53,146 (median) and $66,593 (average) across Regional Qld. Factoring in Wage Price Index growth of 11.36% since financial year 2023, modelled values reach approximately $53,280 (median) and $128,526 (average) as of March 2026. Across personal, family, and household earnings, Census measures align around the 51st percentile across the nation.
Notably, 28.7% of residents (4,109 individuals) fall into the $1,500 - 2,999 income bracket, mirroring regional metropolitan patterns where 31.7% sit in this band. Mortgage and rent payments account for 17.4% of earnings, yet strong wages support a disposable income level at the 50th percentile and an overall SEIFA income placement in the 7th decile.
Frequently Asked Questions - Income
Mermaid Waters had 4,965 occupied dwellings at the 2021 Census, 60% detached houses and 7% apartments. 35% are owned with a mortgage, 30% rented and 36% owned outright. At that Census the median rent was $450 a week and the median mortgage repayment $2,167 a month. Rent absorbs 25.5% of household income here and mortgage repayments 28.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Dwelling distribution documented at the recent Census showed separate houses making up 59.6% of local stock and semi-detached properties, apartments, or other structures comprising 40.5%, differing from Regional Qld where 76.4% were separate houses and 23.6% were other dwellings. Outright home ownership reached 35.5%, higher than the Regional Qld level, with mortgaged properties accounting for 35.0% and rental accommodation making up 29.5%. Median monthly mortgage costs stood at $2,167 compared to $1,655 across Regional Qld, while weekly rental payments averaged $450 against $345 regionally. On a nationwide basis, local monthly mortgage obligations exceed the Australian average of $1,863, and weekly rents surpass the national benchmark of $375.
Frequently Asked Questions - Housing
Mermaid Waters counted 4,965 households at the 2021 Census, an estimated 5,432 today, averaging 2.5 people each. 29% are couples with children, against 28% couples without children. 24% of households are people living alone, and families average 1.4 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the majority of living arrangements at 69.5%, consisting of couples with children (28.9%), couples without children (27.6%), and single parent families (11.7%). Non-family households represent the remaining 30.5%, comprising lone person dwellings (24.3%) and group households (6.3%). The median household size of 2.5 people is identical to the Regional Qld benchmark.
Frequently Asked Questions - Households
28.4% of adults in Mermaid Waters hold a university qualification, including 20.1% with a bachelor degree and 6.2% with postgraduate qualifications. A further 23.8% hold a vocational qualification. 2 schools serve the area, with 1,871 enrolment places and an average ICSEA of 1,044 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
Higher education qualifications are prominent locally, with 28.4% of residents aged 15+ holding university degrees, surpassing both the Rest of Qld figure of 20.6% and the SA4 region level of 25.4%. Bachelor degrees represent the largest tertiary cohort at 20.1%, followed by postgraduate qualifications at 6.2% and graduate diplomas at 2.1%. Vocational and technical credentials are also widely held, with 36.6% of residents aged 15+ possessing qualifications, including advanced diplomas (12.8%) and certificates (23.8%). Formal study participation is strong, with 28.9% of the local population engaged in educational programs. Among these, primary schooling accounts for 9.3%, secondary education represents 7.7%, and tertiary studies comprise 5.0%.
Frequently Asked Questions - Education
Schools Detail
Getting around Mermaid Waters means driving: households keep an average of 1.4 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
73.8% of residents in Mermaid Waters report no long-term health condition, a healthier profile than 81% of areas nationally. 4.5% need daily assistance with core activities, and 72.9% hold private health cover. The standardised death rate runs at 4.5 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 compiled by AreaSearch demonstrate positive trends, with low rates of chronic illness across all age demographics and an exceptionally high private health insurance rate of approximately 73% of residents (10,442 people). This significantly surpasses the Regional Qld level of 52.5% as well as the nationwide average of 55.7%. Arthritis and mental health conditions are the most prevalent reported ailments, affecting 7.3 and 6.4% of residents respectively, while 73.8% of the community reported experiencing no medical ailments, outperforming the Regional Qld rate of 67.6%. Working-age adults demonstrate robust health, and seniors aged 65 and over constitute 19.1% of the population (2,734 people), slightly beneath Regional Qld's 20.3%.
Health outcomes among older residents remain strong, closely aligning with nationwide trends.
Frequently Asked Questions - Health
29.9% of Mermaid Waters residents were born overseas and 15.6% speak a language other than English at home. The largest reported ancestries are English (29.0%) and Australian (22.4%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is pronounced compared to broader regional norms, with 15.6% of residents using a language other than English at home and 29.9% born outside Australia. Christianity represents the leading faith, adhered to by 49.5% of the community. Judaism exhibits a distinct local concentration, comprising 0.4% of the population compared to 0.1% across Regional Qld. Regarding parental ancestry, the leading backgrounds reported are English (29.0%), Australian (22.4%), and Other (8.9%). Specific nationalities also display elevated local representation relative to regional averages, including New Zealand heritage at 1.4% (vs 0.9% regionally), French at 0.7% (vs 0.5%), and Hungarian at 0.4% (vs 0.2%).
Frequently Asked Questions - Diversity
The median resident of Mermaid Waters is 39. That is 1 year younger than at the 2021 Census. 26.4% 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
Demographics in the suburb of Mermaid Waters trend toward younger cohorts. Estimates updated to August 2026 indicate that 30.2% of residents are young to middle aged adults (25 - 44), compared with 25.5% across Regional Qld, while children and young adults (0 - 24) make up 27.6% (against 29.6% regionally). The median age is estimated at 39, down from 40 at the 2021 Census and 2 years beneath the Regional Qld Census figure of 41. The most notable post-Census shift occurred within the young to middle aged adult cohort, which rose from 27.9% to an estimated 30.2%.
Furthermore, this same bracket is anticipated to see the largest expansion to 2041, increasing by 1,512 residents (35%) to reach 5,836.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Mermaid 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 | Sep 2026 last month all 13 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 Sep 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 — 305 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (13,088 at the 2021 Census → 14,318 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 (SAL31812). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.