Varsity Lakes

Population growth drivers in Varsity Lakes are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the Varsity Lakes statistical area (Lv2) had an estimated population of around 17,957 as of November 2025. This reflects an increase of 1,464 people (8.9%) since the 2021 Census, which reported a population of 16,493 people in the area. The change is inferred from the resident population of 17,929, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024), and an additional 291 validated new addresses since the Census date. This level of population equates to a density ratio of 3,038 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. The Varsity Lakes (SA2) area's 8.9% growth since the 2021 census exceeded the SA3 area (7.1%), along with the non-metro area, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 82.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, Queensland State Government's SA2 area projections, released in 2023 and based on 2021 data, are adopted. It should be noted that these state projections do not provide age category splits; hence where utilised, AreaSearch is applying proportional growth weightings in line with the ABS Greater Capital Region projections (released in 2023, based on 2022 data) for each age cohort. As we examine future population trends, a significant population increase in the top quartile of non-metropolitan areas nationally is forecast, with the Varsity Lakes statistical area (Lv2) expected to grow by 5,166 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 28.6% in total over the 17 years.

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 between FY-21 and FY-25. During this period, around 413 homes were approved, with an additional 297 approved in FY-26. Each new home constructed attracted an average of 2.9 people per year over the past five financial years.

The average construction value for these dwellings was $470,000. This fiscal year has seen $2.4 million in commercial approvals. Compared to the rest of Queensland, Varsity Lakes had construction activity 28.0% above the regional average per person over the past five years. Recent construction comprises 33.0% detached dwellings and 67.0% townhouses or apartments.

The area's population density is around 8863 people per approval. AreaSearch forecasts indicate Varsity Lakes will gain approximately 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 10% nationally

The performance of a region is significantly influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified 14 such projects that are expected to impact the area. Notable among these are the 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 considered 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 prominent representation in essential services sectors. Its unemployment rate is 3.3%, lower than the national average, with estimated employment growth of 2.5% over the past year.

As of September 2025, 10,371 residents are employed, with a 0.8% lower unemployment rate compared to Rest of Qld's 4.1%. Workforce participation is high at 66.3%, above Rest of Qld's 59.1%. Key employment sectors include health care & social assistance, retail trade, and accommodation & food services. The area specializes in professional & technical jobs with an employment share 1.5 times the regional level, while agriculture, forestry & fishing has limited presence at 0.2% compared to the region's 4.5%.

Many residents commute elsewhere for work based on Census data. Over a 12-month period ending September 2025, employment increased by 2.5%, matching labour force growth, with unemployment remaining stable. In contrast, Rest of Qld saw employment grow by 1.7% and labour force by 2.1%, with a slight rise in unemployment. State-level data to November 25, 2025 shows Queensland's employment contracted slightly (-0.01%), with an unemployment rate of 4.2%. National forecasts indicate total employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Varsity Lakes' employment mix suggests local job growth could reach 6.7% in five years and 13.8% in ten years, assuming constant population projections.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2023 shows that income in Varsity Lakes is below the national average. The median income is $51,265 and the average income stands at $64,034. This contrasts with Rest of Qld's figures where the median income is $53,146 and the average income is $66,593. Based on Wage Price Index growth of 9.91% since financial year 2023, current estimates for Varsity Lakes would be approximately $56,345 (median) and $70,380 (average) as of September 2025. According to the 2021 Census, household, family and personal incomes in Varsity Lakes rank modestly, between the 44th and 47th percentiles. Income analysis reveals that the largest segment comprises 35.8% earning $1,500 - 2,999 weekly (6,428 residents), which is consistent with broader trends across the region showing 31.7% in the same category. Housing affordability pressures are severe in Varsity Lakes, with only 78.0% of income remaining, 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

Dwelling structure in Varsity Lakes, as per the latest Census, consisted of 42.7% houses and 57.3% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro Qld's 50.9% houses and 49.1% other dwellings. Home ownership in Varsity Lakes was at 21.3%, with the rest either mortgaged (34.3%) or rented (44.3%). The median monthly mortgage repayment was $1,842, lower than Non-Metro Qld's average of $1,907. Median weekly rent in Varsity Lakes was $490, compared to Non-Metro Qld's $500. Nationally, Varsity Lakes's mortgage repayments were below the Australian average of $1,863, while rents were substantially higher at $490 versus the national figure of $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% that are couples with children, 24.0% that are couples without children, and 15.0% that are single parent families. Non-family households make up the remaining 30.3%, consisting of 24.0% lone person households and 6.4% group households. The median household size is 2.5 people, which matches the average for the Rest of Qld.

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

Varsity Lakes has a notably high level of educational attainment among its residents aged 15 and above, with 30.7% holding university qualifications compared to the broader Queensland average of 20.6%. This percentage is also higher than that of the SA4 region at 25.4%. The area's residents have a significant advantage in education, which positions them well for opportunities involving knowledge-based work. Bachelor degrees are the most common type of university qualification held by residents, with 21.3% having completed one.

Postgraduate qualifications follow at 7.0%, and graduate diplomas make up another 2.4%. Vocational credentials are also prominent in Varsity Lakes, with 35.9% of residents aged 15 and above holding them. Advanced diplomas account for 12.8% of these vocational credentials, while certificates make up the remaining 23.1%. Educational participation is particularly high in the area, with 33.0% of residents currently enrolled in formal education. This includes 10.0% enrolled in primary education, 8.2% in secondary education, and 8.0% pursuing tertiary education.

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

Varsity Lakes has 43 active public transport stops that operate a mix of train and bus services. These stops are served by 30 individual routes, which together provide 3203 weekly passenger trips. The accessibility of these transport services is rated as good, with residents typically located within 203 meters from the nearest stop.

On average, there are 457 trips per day across all routes, equating to approximately 74 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 exhibits above-average health outcomes with a low prevalence of common health conditions among its general population.

However, among older and at-risk cohorts, the prevalence is higher than the national average. Approximately 53% of Varsity Lakes' total population (~9,441 people) has private health cover, slightly higher than the average SA2 area. The most prevalent medical conditions in the area are mental health issues (8.1%) and asthma (6.6%), with 73.2% of residents reporting no medical ailments, compared to 71.7% across Rest of Qld. As of 2016, 12.9% of Varsity Lakes' residents are aged 65 and over (2,316 people), lower than the 17.1% in Rest of Qld but requiring more attention due to their increased health risks.

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 June 2016, exhibited higher linguistic diversity than most local areas, with 22.3% of residents speaking a language other than English at home. In terms of birthplace, 35.3% were born overseas. Christianity was the predominant religion, accounting for 43.8%.

However, Judaism was notably overrepresented compared to regional averages, comprising 0.2% locally versus 0.3% in the rest of Queensland. Ancestry-wise, English (27.5%), Australian (21.3%), and Other (10.5%) were the top three groups. Some ethnic groups showed notable variations: New Zealand-born residents were slightly overrepresented at 1.3%, Spanish-born at 0.8%, and Hungarian-born at 0.4%.

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 Qld's average of 41 and under the national average of 38. The 25-34 cohort makes up 18.3% of Varsity Lakes' population, compared to the Rest of Qld average, while those aged 65-74 are under-represented at 6.9%. According to post-2021 Census data, the 25-34 age group has increased from 15.9% to 18.3%, and the 5-14 cohort has declined from 13.0% to 11.5%. By 2041, population forecasts indicate significant demographic changes in Varsity Lakes, with the 25-34 group expected to grow by 50% (adding 1,655 people), reaching a total of 4,942 from its current figure of 3,286.