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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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Willow Vale (Qld) has an estimated 2,651 residents, up from 2,279 at the 2021 Census — a change of 372 people, or 16.3%. Growth has averaged 2.5% a year over five years, faster than 87% of areas nationally. Interstate and internal migration accounts for 54.0% of that increase. That puts 125 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
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census the suburb of Willow Vale (Qld)'s population is estimated at around 2,651 as of May 2026. This reflects an increase of 372 people (16.3%) since the 2021 Census, which reported a population of 2,279 people. The change is inferred from the resident population of 2,651, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 11 validated new addresses since the Census date.
This level of population equates to a density ratio of 124 persons per square kilometer, providing significant space per person and potential room for further development. The suburb of Willow Vale (Qld)'s 16.3% growth since the 2021 census exceeded the Rest of Qld (9.2%), along with the national average, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration that contributed approximately 54.0% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors. 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. Anticipating future population dynamics, a significant population increase in the top quartile of Australia's regional areas is forecast, with the area expected to expand by 817 persons to 2041 based on aggregated SA2-level projections, reflecting reflecting an increase of 30.8% in total over the 16 years.
Frequently Asked Questions - Population
91 new dwellings have been approved in Willow Vale (Qld) over the past five years, an average of 18 a year. That places the area in the 73rd percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Approvals are currently running at an annualised 15, 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
Recent analysis indicates that this community averages 18 residential building approvals annually, resulting in 91 approved dwellings over the 5 fiscal years from FY-21 to FY-25, and 14 approvals registered during the current FY-26 period. Demand continues to exceed building activity, as approximately 3.4 new residents moved to the locality for every completed home during the 5 fiscal years from FY-21 to FY-25, a trend that typically creates price pressure and increases purchaser competition. Approved new residential builds show an average construction cost of $327,000, which aligns with broader regional averages.
Confirming the predominantly residential orientation of the area, commercial development approvals total $925,000 for this current financial year. In comparison to the Rest of Qld, this locality records 19.0% less building activity per resident, though it places in the 82nd percentile of all tracked markets across the nation. The construction mix is dominated by standalone houses at 86.0%, with apartments or semi-detached options making up the remaining 14.0%, thereby preserving the low-density, family-oriented profile of the suburb. Approximately 131 residents exist for every single residential building approval, indicating an expanding property market. Long-term demographic forecasts show the local area is on track to add 817 new residents by 2041. While residential construction matches these projected growth rates, incoming buyers are likely to face heightened market competition as the local population expands.
Frequently Asked Questions - Development
Development applications around Willow Vale (Qld)
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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 one current infrastructure or development project inside Willow Vale (Qld), worth an estimated $10 million. A further 137 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $66.9 billion. 45 are already under construction and 52 are due for completion within three years. The pipeline spans residential development, transport & logistics 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 infrastructure projects and planning decisions significantly affect regional performance. A total of 20 major projects have been identified as having a potential impact on the local area, including GemLife Gold Coast (Pimpama), Pimpama Sports Hub, Calli, and the Pimpama - Yawalpah Road 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
GemLife Gold Coast (Pimpama)
A $200 million premium over-50s resort-style community on 46 hectares in Pimpama, featuring 365 luxury homes. The development includes a 7,000sqm Country Club with a rooftop infinity pool, bowling alley, cinema, golf simulator, and wellness facilities. Currently in the final construction stages with stage three releases underway and many residents already enjoying on-site amenities.
Home Focus Pimpama
Home Focus Pimpama is a staged large-format retail, lifestyle, health and wellness precinct on Nexus Drive in Pimpama. The centre is anchored by Bunnings Warehouse, Officeworks, The Good Guys, fast-food and service-station uses, with health and wellness tenants including Hype Health Clubs, All Sports Physio, Nutrition Warehouse, Chemist Warehouse and Pimpama Family Medical. The latest completed precinct finished construction in December 2025, while The Northern Sun community club, a proposed dining and entertainment venue by Baycrown Property Group, Gold Coast Suns and Australian Venue Co, is currently under assessment by Gold Coast City Council.
Kasa Heights Estate
A masterplanned residential community in the northern Gold Coast growth corridor featuring 42 homesites across two stages. The development includes lots ranging from 400sqm to 1182sqm, a 1.39-acre nature reserve, community playground, and a proposed childcare centre. Stage 1 consists of 21 lots and Stage 2 consists of 20 lots, designed for turnkey building solutions.
Calli
Calli is a master-planned residential community featuring 196 terraced homesites across multiple stages in the foothills of Upper Coomera. Developed by HB Land and Gallery Group, the project is designed to harmonize with the natural contours of the 18.85-hectare site, offering panoramic valley views and over 4,400 square meters of green space, including purpose-built playgrounds and recreation areas.
The Baileys Reserve
Boutique Upper Coomera residential community by SKF Development comprising 83 two-storey, three-bedroom townhomes on a 3.09 hectare Baileys Mountain Road site. The development is positioned near Highland Reserve lake and includes open-plan homes, landscaped communal areas, private outdoor spaces, and rehabilitated green space connections. Civil works have been progressing and the developer lists the project as under construction.
12-16 Old Pacific Highway Apartments, Pimpama
An 11-storey residential tower on a 2,249 sqm site adjacent to Pimpama Shopping Centre, comprising 60 apartments across one, two, and three-bedroom configurations including six NDIS units. The building height of 34.8m exceeds the mapped height limit and was approved via the city strategic framework height uplift provisions. Level 1 includes 366 sqm of communal recreational space featuring a pool, terrace, barbecue area, and gymnasium. A total of 85 car parking spaces are provided across ground level and a single basement.Designed by Miso Collective, the project responds to housing affordability and supply needs in the northern Gold Coast growth corridor, near the new Pimpama railway station.
Tamborine-Oxenford Road Howard Creek Causeway Upgrade
Upgrade of the Howard Creek Causeway on Tamborine-Oxenford Road at Wongawallan, approximately 11km from Oxenford. Works included replacing existing pipe culverts with a multiple cell box culvert structure, widening road approaches, and upgrading the intersections of Lanes Road and Colin Meagher Road with improved lighting. The project increased flood immunity for all road users and improved safety along this key access route to Tamborine Mountain. Jointly funded by the Australian and Queensland governments, with CMC Group as the principal contractor.Delivered on time and under budget.
Yawalpah Road Upgrade
Upgrading Yawalpah Road in Pimpama to a 4- and 5-lane urban arterial to improve connectivity between Pacific Motorway (M1) Exit 49 and Kerkin Road. The project includes a new 3-lane bridge over the Gold Coast rail line, signalised intersection upgrades at Cunningham Drive North and Dixon Drive, and over 3km of new shared paths and on-road cycle lanes to support the region's rapid population growth.
1,476 residents of Willow Vale (Qld) are employed, from a labour force of 1,524. Unemployment sits at 3.1%, with participation at 72.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 1,937, about 73% 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
Willow Vale boasts a highly skilled labor pool, with the building industry standing out for its strong presence among local occupations. The area recorded a low unemployment rate of 3.1% and an estimated employment growth of 1.6% during the previous twelve months, according to data compiled by AreaSearch from statistical area sources. By March 2026, there were 1,476 individuals employed in the community, and the local unemployment figure stood at 0.8% lower than the Regional Qld benchmark of 3.9%. Workforce participation also exceeded typical levels, reaching 72.6% relative to the Regional Qld average of 64.3%.
Census survey results indicated that 18.9% of residents worked from home at a moderate pace, although the lingering effects of Covid-19 lockdown measures should be taken into account when interpreting this trend. The primary employment sectors for local residents are construction, health care & social assistance, and retail trade. The area shows a high concentration of construction workers, with its employment share in this sector reaching 1.3 times the regional average. Conversely, agriculture, forestry & fishing accounts for only 1.2% of the local workforce, compared to 4.5% across Regional Qld. Comparison of the local workforce against the resident population indicates that this residential area offers limited job opportunities within its own boundaries. Analysis of data sources over the 12 months ending March 2026 shows that local employment expanded by 1.6% and the total labor force grew by 1.3%, leading to a 0.3 percentage point reduction in the unemployment rate. Over the same period, Regional Qld saw employment rise by 0.1% and its workforce grow by 0.3%, resulting in a 0.1 percentage point increase in unemployment. National employment forecasts from May-25 suggest that overall employment will expand by 6.6% over five years and 13.7% over ten years, though these growth rates will vary significantly by sector. Applying these national industry weightings to the local employment mix suggests a potential local job growth of 6.2% over five years and 13.0% over ten years.
Frequently Asked Questions - Employment
Median household income in Willow Vale (Qld) is $2,134 a week (about $111,000 a year), with median personal income at $860 a week. ATO records put median taxable income at $49,592 a year against an average of $58,627. 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 data indicates that personal earnings in this area are below the national average for the 2023 financial year. The median income among taxpayers is $49,592, and the average income is $58,627, compared to $53,146 and $66,593 for Regional Qld. Factoring in Wage Price Index growth of 11.36% since the 2023 financial year, current estimates would be approximately $55,226 for median income and $65,287 for average income as of March 2026. The 2021 Census placed household, family, and individual incomes in the 67th percentile nationally. The largest bracket consists of 39.2% of households earning $1,500 - 2,999 per week, representing 1,039 residents, which is higher than the broader region where 31.7% fall into this bracket.
Housing expenses account for 17.5% of total income, but disposable income remains in the 72nd percentile, with the overall SEIFA income index placing the area in the 6th decile.
Frequently Asked Questions - Income
Willow Vale (Qld) had 697 occupied dwellings at the 2021 Census, 92% detached houses and 0% apartments. 44% are owned with a mortgage, 40% rented and 17% owned outright. At that Census the median rent was $430 a week and the median mortgage repayment $2,000 a month, a total housing cost higher than 87% of areas nationally. Rent absorbs 20.1% of household income here and mortgage repayments 21.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The housing stock in this area consists of 91.5% standalone houses and 8.5% alternative dwelling types like townhouses and apartments, compared to 76.4% houses and 23.6% other options in Regional Qld. Home ownership rates stand at 16.5%, which is lower than the Regional Qld average, with the remaining properties being mortgaged at 43.5% or rented at 40.0%. The median monthly mortgage cost of $2,000 is higher than the Regional Qld average of $1,655, and the median weekly rent of $430 is higher than the regional average of $345. Locally, mortgage payments exceed the national average of $1,863, and weekly rents are higher than the Australian figure of $375.
Frequently Asked Questions - Housing
Willow Vale (Qld) counted 697 households at the 2021 Census, an estimated 811 today, averaging 3.2 people each. 49% are couples with children, more than in 94% of areas nationally, against 26% couples without children. 10% 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
Families make up 87.9% of households in this area, consisting of couples with children at 48.6%, couples without children at 25.5%, and single parents at 12.2%. The remaining 12.1% are non-family households, including single-person households at 10.0% and group housing arrangements at 2.6%. The median household size of 3.2 people is larger than the Regional Qld average of 2.5.
Frequently Asked Questions - Households
21.1% of adults in Willow Vale (Qld) hold a university qualification, including 14.9% with a bachelor degree and 4.4% with postgraduate qualifications, higher than 98% of areas nationally. A further 29.0% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Academic qualifications in the locality are lower than regional benchmarks, with 21.1% of residents aged 15+ holding university degrees, compared to a national average of 30.4%. Among degree holders, bachelor degrees are the most common at 14.9%, followed by postgraduate qualifications at 4.4% and graduate diplomas at 1.8%. Vocational and technical qualifications are highly represented, with 42.1% of residents aged 15+ holding a vocational qualification, consisting of advanced diplomas at 13.1% and certificates at 29.0%. Enrollment rates in formal education are high, with 32.1% of the population participating. This group includes 10.8% of residents in primary school, 9.1% in high school, and 4.8% enrolled in university or vocational training.
Frequently Asked Questions - Education
Schools Detail
Getting around Willow Vale (Qld) means driving: households keep an average of 2.2 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transport services in the locality are limited to a single bus stop. This stop is served by 1 bus route, providing a total of 142 passenger trips per week. Transport access is limited, with the average distance to a stop being 915 meters. As a residential community, most workers commute out of the area, and private vehicle use is high, with 96% of residents traveling by car. Vehicle ownership is high, averaging 2.2 cars per household, which is above the regional average. Additionally, 18.9% of residents worked from home during the 2021 Census, which may reflect pandemic-related conditions.
Bus services run an average of 20 times per day across the available network, providing 142 weekly trips at the local stop.
Frequently Asked Questions - Transport
Transport Stops Detail
71.9% of residents in Willow Vale (Qld) report no long-term health condition. 4.6% need daily assistance with core activities, and 50.4% 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 this area are generally positive, with mortality rates and medical conditions aligning with national averages across all age categories. Private health insurance coverage is relatively low, held by approximately 50% of the population, representing about 1,337 people. This is slightly below the Regional Qld average of 52.5% and the national rate of 55.7%. The most common medical conditions are mental health issues and asthma, affecting 9.1% and 8.8% of the population respectively. However, 71.9% of residents reported having no chronic medical conditions, compared to 67.6% across Regional Qld.
Health outcomes for the working-age population are typical, and only 9.7% of the population is aged 65 and over, representing 257 people, which is lower than the regional proportion of 20.4%. Health outcomes among older residents are above average, with national rankings comparable to the broader population.
Frequently Asked Questions - Health
25.3% of Willow Vale (Qld) residents were born overseas and 8.7% speak a language other than English at home. The largest reported ancestries are English (30.9%) and Australian (27.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity is higher than the regional average, with 25.3% of residents born outside Australia and 8.7% speaking a language other than English at home. The primary religious affiliation is Christianity, representing 45.5% of the population. There is a higher proportion of Jewish residents at 0.2%, compared to the regional average of 0.1%. The primary ancestries reported are English at 30.9%, Australian at 27.0%, and Scottish at 7.2%. The population also includes higher proportions of residents with South Australian heritage at 1.5% compared to 0.5% regionally, Maori heritage at 1.7% compared to 0.8% regionally, and New Zealand ancestry at 1.3% compared to 0.9% regionally.
Frequently Asked Questions - Diversity
The median resident of Willow Vale (Qld) is 32, younger than 90% of areas nationally. 28.7% 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
The median age of 32 years is lower than the Regional Qld average of 41 and the national median of 38. The population shows a high concentration of young adults aged 25 - 34 at 15.2%, but a low proportion of residents aged 75 - 84 at 2.7%. Since the 2021 Census, the 35 to 44 age bracket has increased from 13.2% to 15.2%, while the 5 to 14 cohort decreased from 14.8% to 13.3%, and the 0 to 4 group declined from 8.8% to 7.4%. Demographic models project that the local age profile will shift by 2041, with the 45 to 54 cohort expected to grow by 44%, adding 153 residents to reach 506.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Willow Vale (Qld)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Apr 2026 4 months ago all 1 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 Apr 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 11 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (2,279 at the 2021 Census → 2,651 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 May 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 (SAL33078). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.