Biggera Waters
The standout feature of Biggera Waters is its apartment concentration: 60.2% of homes are apartments, while only 20.5% are separate houses. That form helps explain the suburb's dense 3,141.3 people per sq km and its relatively high renting share of 47.8%. At 9,973 residents, it is older than the national profile, with a median age of 44, or 4 years above national. Overseas-born residents account for 38.7%, 17.1 percentage points above national, supporting an internationally connected local market. Compared with Labrador and Runaway Bay, Biggera Waters is better read as a compact, apartment-led waterfront urban area than a detached-house suburb.
Population
9,973
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,314/wk
DAs (12 months)iDevelopment Applications lodged in the past year
23
Homebuyers need to price the dwelling type carefully because no current median house price is available and the local stock is not predominantly detached. Apartments represent 60.2%, semis 18.8%, and separate houses 20.5%, while two-bedroom homes make up 43.4% and three-bedroom homes 33.8%. A mortgage reference of $1,699 per month equals 29.9% of household income, below the 32.7% rent-to-income measure, although household income is only at the 32.6nd percentile. Compared with Labrador and Runaway Bay, buyers seeking land may find fewer like-for-like choices, so body-corporate fees, parking and flood or insurance checks matter as much as headline price.
For Buyers
Homebuyers need to price the dwelling type carefully because no current median house price is available and the local stock is not predominantly detached. Apartments represent 60.2%, semis 18.8%, and separate houses 20.5%, while two-bedroom homes make up 43.4% and three-bedroom homes 33.8%. A mortgage reference of $1,699 per month equals 29.9% of household income, below the 32.7% rent-to-income measure, although household income is only at the 32.6nd percentile. Compared with Labrador and Runaway Bay, buyers seeking land may find fewer like-for-like choices, so body-corporate fees, parking and flood or insurance checks matter as much as headline price.
For Investors
Rental demand has a clear structural base: 47.8% of households rent, compared with 26.6% owning outright, and weekly rent is $430. The 9.7% vacancy rate is relatively elevated for an investor, so tenant appeal, building quality and achievable rent should be tested by complex rather than assumed across the suburb. Apartment exposure is material at 60.2%, which can broaden the entry pool but also increases competition between similar listings. Nineteen development matters were recorded over 12 months, adding a modest pipeline signal. The outlook is supported by a 2.5% annual trend and overseas migration as the primary driver, but rent growth of 34.4% may not repeat.
Development Activity
Total DAs
23
Last 12 Months
23
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Biggera Waters
Open-register school locations for education access. This is not a school-quality ranking.
Biggera Waters State School
Demographics
With a median age of 44, Biggera Waters sits 4 years above the national median and is moving toward an older household profile. Average household size is 2.1, 0.4 below national, consistent with the apartment-led mix and the 47.9% share of couples without children. Overseas-born residents make up 38.7%, 17.1 percentage points above national, while university attainment is 28.6%, 1.5 points below national. English ancestry is the largest reported group at 3,591, followed by Other at 1,477 and Irish at 929. Christianity counts 4,256 and no religion 3,977, indicating a broad belief mix. Compared with nearby Labrador, the key demographic lens is international growth alongside ageing rather than a predominantly young family market.
Age Distribution
Bedrooms
Dwelling Structure
20.5%
Houses
18.8%
Townhouse
60.2%
Apartment
Tenure
Compact housing defines the market. Apartments account for 60.2% of dwellings, compared with 20.5% separate houses and 18.8% semis; two-bedroom homes are the largest bedroom category at 43.4%, followed by three-bedroom homes at 33.8%. Tenure is renter-heavy, with 47.8% renting, 26.6% owning outright and 24.5% paying a mortgage. Weekly rent is $430, equal to 32.7% of household income, above the 29.9% mortgage-to-income measure, so renting households face more pressure than mortgagors. Compared with Labrador and Runaway Bay, this apartment concentration points to different buying costs, including body-corporate levies, insurance and maintenance. A suburb median house price is unavailable, making dwelling-level comparisons essential.
Mortgage / mo
$1,699
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $430.
$850
Bond data Jun 2026 quarter · houses $850 · units $740
HH Size
2.1
Personal Income / wk
$717
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
459
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.7% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.8%
Couples with children
47.9%
Couples, no children
20.9%
Single parent
2,612
Total families
Economy & Employment
Healthcare is the largest industry, employing 624 people and representing 19.8% of local employment, well above Construction at 9.9% and Education at 9.1%. Retail contributes 286 workers and Hospitality 281, giving the area a service-heavy base. The labour force totals 5,050, with 4,208 employed across full-time and part-time work, while unemployment is 7.1% and participation is 57.3%. Professionals lead occupations at 865, ahead of Clerical/Admin at 633 and Trades at 630. Socioeconomic results are uneven: the IEO decile is 5, but the IER decile is 2, below IEO and IRSAD at 4, indicating household resources lag the suburb's education and occupation position. Household income sits at the 32.6th percentile.
Unemployment
7.1%
Labour Force
5,050
Unemployed
359
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.0%
Part-time
35.7%
Participation
57.3%
Employed
4,691
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
28.6%
Postgraduate
7.5%
Born Overseas
38.7%
Dwellings
4,265
Transport to Work
Daily life is car-oriented: 75.8% of commuters drive, compared with 2.2% using public transport, 3.4% walking or cycling and 13.5% working from home. That pattern makes parking and road access more important than transit proximity, particularly in a suburb with density of 3,141.3 people per sq km. One local government school is identified, so families should check the exact catchment and enrolment rules before signing a lease or contract. The IRSAD decile is 4, below the top deciles, while the suburb's 3.17 sq km footprint supports short internal trips but can intensify competition for parking. Compared with lower-density outer suburbs, apartment living here places more weight on shared facilities, noise management and building upkeep.
Drive
75.8%
Public Transport
2.2%
Walk / Cycle
3.4%
Work from Home
13.5%
Population Forecast
+2.5%/yr
(+275 people/yr)
EstablishedGrowth is strong but not purely youthful. The annual trend is 2.5%, higher than a no-growth path, and population change across the wider area is 57.3% over 10 years. Overseas migration is the primary driver, which fits the 38.7% overseas-born share. At the same time, the trajectory is labelled Aging: the senior share rose 4.2 percentage points, while the young share fell 2.9 points. Gentrification is not the current story, with a score of 10 and a stage of Not gentrifying. Affordability was broadly Stable, moving from 59.6 in 2011 to 60.0 in 2021, even as rent growth reached 34.4%. Compared with a rapid young-professional cycle, Biggera Waters is more likely to grow through migration and established-area renewal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+247
Net Internal / yr
+6
Gentrification Signal
Not gentrifying
Strong overseas inflow +247/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Biggera Waters compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Biggera Waters a good suburb to live in?
Biggera Waters can suit buyers who prefer apartments, coastal access and a smaller-household setting. The suburb has 60.2% apartments, a median age of 44 and 47.8% renters, so it feels different from a detached-family market. Check parking, body-corporate costs, flood exposure and school catchments at the exact address.
What is the median house price in Biggera Waters?
No current median house price figure is available for Biggera Waters. Use the $430 weekly rent, $1,699 monthly mortgage reference and 60.2% apartment share only as supporting benchmarks, then compare recent sales by dwelling type, bedroom count and complex. A two-bedroom home represents 43.4% of the local bedroom mix.
What schools are in Biggera Waters?
Biggera Waters State School is the local government school identified for the suburb, giving families 1 named school to investigate. Confirm the exact catchment, year-level availability and enrolment rules because school access can change across nearby streets. Do not infer performance from location alone; compare each school's published information before committing.
Is Biggera Waters safe?
Safety should be checked using current Queensland Police information and an address visit rather than inferred from density or housing type. Biggera Waters has 3,141.3 people per sq km and 60.2% apartments, so lighting, parking areas, building entry and shared spaces may vary materially between complexes. Review recent incidents, visit during day and night, and speak with residents before deciding.
Is Biggera Waters good for property investment?
It may suit an investor seeking a large rental pool, but the numbers call for selectivity. Renting is 47.8%, weekly rent is $430 and vacancy is 9.7%, while 60.2% of dwellings are apartments. Nineteen development matters in 12 months and a 2.5% annual growth trend add activity, but elevated vacancy and competing stock make body-corporate costs, condition and achievable rent central to the calculation.
How is Biggera Waters's population changing?
The suburb has 9,973 residents today. Population change across the wider area is 57.3% over 10 years, with a 2.5% annual trend driven primarily by overseas migration. Change is also ageing: the senior share rose 4.2 percentage points and the young share fell 2.9 points. That points to continued growth with a more mature household profile, rather than a purely youth-led expansion.
What languages are spoken in Biggera Waters?
English ancestry is the largest reported ancestry at 3,591 people, while Mandarin is the most common among the named languages, at 160 people. Korean counts 55, Urdu 53, Japanese 37 and Punjabi 36. With 38.7% of residents born overseas, buyers and renters may value access to services and communities that reflect more than one language.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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