Varsity Lakes

Varsity Lakes lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

The estimated population of Varsity Lakes as of November 2025 is around 17,958, reflecting an increase of 1,465 people since the 2021 Census. The resident population estimate of 17,928 by AreaSearch, based on the latest ABS ERP data release in June 2024 and additional validated new addresses, indicates a growth rate of 8.9% compared to the 2021 Census figure of 16,493 people. This population density equates to 3,038 persons per square kilometer, placing Varsity Lakes in the upper quartile relative to national locations assessed by AreaSearch. The suburb's population growth since the 2021 census exceeded both the SA3 area (7.2%) and non-metro areas, marking it as a growth leader in the region. Overseas migration contributed approximately 82.0% of overall population gains during recent periods. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year.

For areas not covered by this data and years post-2032, Queensland State Government's SA2 area projections are adopted, released in 2023 based on 2021 data. However, these state projections do not provide age category splits; hence proportional growth weightings aligned with ABS Greater Capital Region projections (released in 2023, based on 2022 data) for each age cohort are applied where utilized. Future population trends forecast a significant increase in the top quartile of non-metropolitan areas nationally. Based on aggregated SA2-level projections, Varsity Lakes is expected to grow by 5,167 persons to 2041, reflecting an overall increase of 28.6% over the 17-year period.

AreaSearch analysis of residential development drivers sees Varsity Lakes recording a relatively average level of approval activity when compared to local markets analysed countrywide

Varsity Lakes averaged approximately 82 new dwelling approvals annually based on AreaSearch analysis of ABS building approval numbers. Between FY-21 and FY-25, around 413 homes were approved, with an additional 295 approved in FY-26. Each new home constructed attracted an average of 2.9 people to the area over these five years.

The average construction cost for new homes was $470,000. In FY-26, there have been $2.4 million in commercial approvals. Compared to the rest of Queensland, Varsity Lakes had 28.0% higher construction activity per person between FY-21 and FY-25. Recent construction comprised 33.0% detached dwellings and 67.0% townhouses or apartments.

As of the latest AreaSearch quarterly estimate, Varsity Lakes has around 8863 people per approval. Population forecasts indicate an increase of 5,129 residents by 2041. If current development rates continue, housing supply may not keep pace with population growth.

Varsity Lakes has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Fourteen infrastructure projects are identified by AreaSearch as potentially impacting the area. Notable ones include Varsity Lakes Coles Shopping Centre, Cienna Varsity Ridge, Bond University Student Accommodation Project, and European Train Control System - Beenleigh to Varsity Lakes. The following list details those likely to be most relevant.

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

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.

AreaSearch assessment positions Varsity Lakes ahead of most Australian regions for employment performance

Varsity Lakes has an educated workforce with significant representation in essential services sectors. Its unemployment rate was 3.2% as of the past year, with an estimated employment growth of 2.1%.

As of June 2025, 10,284 residents are employed, with an unemployment rate of 0.7% below Rest of Qld's rate of 3.9%, and a workforce participation rate of 66.3% compared to Rest of Qld's 59.1%. Employment is concentrated in health care & social assistance, retail trade, and accommodation & food. The area specializes in professional & technical services, with an employment share 1.5 times the regional level. Agriculture, forestry & fishing has limited presence at 0.2% compared to 4.5% regionally.

Many residents commute elsewhere for work based on Census data. In the 12-month period ending Sep-22, employment increased by 2.1% alongside labour force growth of 2.0%, with unemployment remaining essentially unchanged. National employment forecasts from Jobs and Skills Australia project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Varsity Lakes's employment mix suggests local employment should increase by 6.7% over five years and 13.8% over ten years, based on simple weighting extrapolation for illustrative purposes only.

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

Income data from AreaSearch for financial year 2022 shows Varsity Lakes' median income at $51,265 and average income at $64,034. This is slightly below Queensland's median income of $50,780 and average income of $64,844. By September 2025, estimated incomes are approximately $58,437 (median) and $72,992 (average), based on a 13.99% increase since financial year 2022. Census data from 2021 ranks Varsity Lakes' household, family, and personal incomes between the 44th and 47th percentiles. The largest income segment consists of 35.8% earning $1,500-$2,999 weekly (6,428 residents), similar to the broader regional trend of 31.7%. Housing affordability is severe, with only 78.0% of income remaining after housing costs, ranking at the 38th percentile. The area's SEIFA income ranking places it in the 6th decile.

Varsity Lakes displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Varsity Lakes' dwelling structures, as per the latest Census, were 42.7% houses and 57.3% other dwellings (semi-detached, apartments, 'other'). In comparison, Non-Metro Qld had 50.9% houses and 49.1% other dwellings. Home ownership in Varsity Lakes was 21.3%, with mortgaged dwellings at 34.3% and rented ones at 44.3%. The median monthly mortgage repayment was $1,842, below Non-Metro Qld's average of $1,907. The median weekly rent figure in Varsity Lakes was $490, compared to Non-Metro Qld's $500. Nationally, Varsity Lakes' mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher at $375.

Varsity Lakes features high concentrations of group households, with a fairly typical median household size

Family households account for 69.7% of all households, including 29.1% couples with children, 24.0% couples without children, and 15.0% single parent families. Non-family households constitute the remaining 30.3%, with lone person households at 24.0% and group households comprising 6.4%. The median household size is 2.5 people, which aligns with the Rest of Qld average.

Varsity Lakes shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Varsity Lakes has a significantly higher educational attainment than broader benchmarks. 30.7% of its residents aged 15+ have university qualifications, compared to 20.6% in the rest of Queensland and 25.4% in the SA4 region. This gives the area a strong position for knowledge-based opportunities. Bachelor degrees are most common at 21.3%, followed by postgraduate qualifications (7.0%) and graduate diplomas (2.4%).

Vocational credentials are also prominent, with 35.9% of residents aged 15+ holding them - advanced diplomas at 12.8% and certificates at 23.1%. Educational participation is high, with 33.0% of residents currently enrolled in formal education. This includes 10.0% in primary education, 8.2% in secondary education, and 8.0% pursuing tertiary education. Varsity Lakes has 4 schools with a combined enrollment of 3,360 students. The area demonstrates above-average socio-educational conditions, with an ICSEA score of 1065. The educational mix includes 1 secondary school and 3 K-12 schools.

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

Transport analysis indicates 43 active transport stops within Varsity Lakes, offering a mix of train and bus services. These stops are served by 27 individual routes, facilitating 3,292 weekly passenger trips in total. Transport accessibility is deemed good, with residents on average situated 203 meters from the nearest transport stop.

Service frequency averages 470 trips per day across all routes, equating to approximately 76 weekly trips per individual stop.

The level of general health in Varsity Lakes is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Varsity Lakes shows better-than-average health outcomes with a low prevalence of common conditions among its general population, although this is higher than the national average among older and at-risk cohorts.

Approximately 53% (~9,442 people) of Varsity Lakes' population has private health cover, slightly above the average for SA2 areas. Mental health issues and asthma are the most prevalent medical conditions in the area, affecting 8.1 and 6.6% of residents respectively. About 73.2% of residents report having no medical ailments, compared to 71.7% across the rest of Queensland. The area has a lower proportion of residents aged 65 and over at 12.9% (2,316 people), compared to the 17.1% in the rest of Queensland.

Varsity Lakes was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Varsity Lakes, surveyed in the year 2016, exhibited greater linguistic diversity than most other local areas, with 22.3% of its residents speaking a language other than English at home. Additionally, 35.3% of Varsity Lakes' population was born overseas. Christianity dominated religious affiliations in Varsity Lakes, comprising 43.8% of the population.

However, Judaism was slightly overrepresented compared to regional averages, with 0.2% of Varsity Lakes residents identifying as Jewish, versus 0.3% across the rest of Queensland. In terms of ancestry, English (27.5%), Australian (21.3%), and Other (10.5%) were the top three represented groups in Varsity Lakes. Notably, New Zealanders were overrepresented at 1.3%, compared to regional levels of 1.5%. Spanish speakers also showed slight overrepresentation at 0.8%, versus 0.7% regionally, and Hungarian ancestry was present at a similar level to regional averages, with 0.4% in both areas.

Varsity Lakes's population is slightly younger than the national pattern

The median age in Varsity Lakes is 35 years, which is lower than the Rest of Queensland's average of 41 and under the national average of 38. The 25-34 age group makes up 18.3% of Varsity Lakes' population, compared to 17.0% in the Rest of Queensland, indicating over-representation. Conversely, the 65-74 age group is under-represented at 6.9%, compared to 10.2%. Post-2021 Census data shows the 25 to 34 age group has increased from 15.9% to 18.3%, while the 5 to 14 cohort has decreased from 13.0% to 11.5%. Population forecasts for 2041 indicate significant demographic changes, with the 25 to 34 age group expected to grow by 50%, reaching 4,942 people from 3,286.