Biggera Waters
Biggera Waters packs 60.2% apartments into a Gold Coast suburb where the median age of 44 runs 4 years above national, creating a retiree-and-renter enclave that grew 57.3% over the past decade. Household income at the 32.6th percentile ($1,314/week) sits in the bottom third nationally, yet 48.3% of residents rent and rent-to-income has crossed the 30% stress threshold at 32.7%. Overseas migration drives almost all growth at +247 per year, while internal migration is near-zero (+6), suggesting the suburb attracts international arrivals but fails to retain domestic movers. The SEIFA profile (IRSAD decile 4, IER decile 2) signals limited economic resources despite the coastal location.
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
1
Median House
$513K
Estimated from rent (2025)
The estimated $513,000 median (rent-derived) makes Biggera Waters one of the Gold Coast's more accessible entry points. Apartments dominate at 60.2%, with two-bedroom units accounting for 43.4% of stock, so buyers looking for detached houses (20.5% of dwellings) face a constrained selection. Mortgage-to-income at 29.9% sits near the stress boundary. Semi-detached homes at 18.8% offer a middle ground. The suburb hosts one government primary school, Biggera Waters State School (ICSEA 1,030, 713 students), performing above the national benchmark. Buyers should note the high turnover rate of 38.3%, which signals a transient population that may affect community stability.
For Buyers
The estimated $513,000 median (rent-derived) makes Biggera Waters one of the Gold Coast's more accessible entry points. Apartments dominate at 60.2%, with two-bedroom units accounting for 43.4% of stock, so buyers looking for detached houses (20.5% of dwellings) face a constrained selection. Mortgage-to-income at 29.9% sits near the stress boundary. Semi-detached homes at 18.8% offer a middle ground. The suburb hosts one government primary school, Biggera Waters State School (ICSEA 1,030, 713 students), performing above the national benchmark. Buyers should note the high turnover rate of 38.3%, which signals a transient population that may affect community stability.
For Investors
Renters at 48.3% provide a substantial tenant pool, nearly double the national share. Median weekly rent of $430 against a $513,000 estimated median produces a gross yield around 4.4%, well above inner-city metro averages. However, the vacancy rate of 9.7% is concerning and may reflect seasonal Gold Coast dynamics or short-stay accommodation competition. Rent-to-income at 32.7% exceeds the stress threshold, meaning tenants are financially stretched, which heightens default and turnover risk. Population growth of 2.5% annually (275 people) is strong, driven by overseas migration at +247 per year. Only 1 DA was lodged in 12 months, suggesting minimal new supply.
Development Activity
Total DAs
1
Last 12 Months
1
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 iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Biggera Waters State School
Prep-6 · 713 students
Demographics
The median age of 44 runs 4 years above national, with the senior share expanding by 4.2 percentage points over the decade, the clearest aging-trajectory signal in the data. English ancestry leads (3,591), with Irish (929) and Scottish (916) forming a traditional base, but 38.7% were born overseas, 17.1 points above national. University qualifications at 28.6% sit 1.5 points below the national average. Average household size of 2.1 is notably smaller than the national 2.5, consistent with the apartment-dominant, couples-without-children profile (37.5% of families). Mandarin (160 speakers) leads non-English languages, with Korean (55) and Urdu (53) following.
Age Distribution
Bedrooms
Dwelling Structure
20.5%
Houses
18.8%
Townhouse
60.2%
Apartment
Tenure
Apartments comprise 60.2% of dwellings, with houses at 20.5% and semi-detached at 18.8%, creating a density profile unusual outside capital-city CBDs. Two-bedroom units make up 43.4% of all stock, while 4+ bedroom homes are just 13.9%. Ownership rates are split: 26.9% own outright, 24.8% carry a mortgage, and 48.3% rent, creating a renter-majority suburb. The $513,000 estimated median provides entry well below Gold Coast waterfront suburbs. Mortgage-to-income at 29.9% pushes close to stress, while rent-to-income at 32.7% has already crossed the 30% threshold, indicating tenants face more financial pressure than owners.
Mortgage / mo
$1,699
Rent / wk
$430
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
37.5%
Couples, no children
6,632
Total families
Economy & Employment
Healthcare leads employment at 19.8% (624 workers), followed by Construction at 9.9%, Education and Retail both at 9.1%, and Hospitality at 8.9%. This five-way spread across service sectors is typical of tourism-adjacent Gold Coast suburbs. The full-time rate of 60.2% is moderate, with 3,070 residents (31% of working-age population) not in the labour force, reflecting the older demographic. Unemployment at 7.9% runs above the national average. Professionals (865), Clerical/Admin (633) and Community/Personal (616) form the top occupational groups. The SEIFA readings (IEO decile 5, IRSAD decile 4) confirm a suburb sitting in the lower-middle of national advantage indices.
Unemployment
3.9%
Labour Force
6,185
Unemployed
240
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.2%
Part-time
31.9%
Participation
51.8%
Employed
4,208
Occupations
Top Industries
University
28.6%
Postgraduate
7.5%
Born Overseas
38.7%
Dwellings
4,265
Transport to Work
Car driving accounts for 87.6% of commutes, with public transport at just 2.5%, reflecting the Gold Coast's limited fixed-route transit. Walking and cycling capture 4.0%. The suburb has one school: Biggera Waters State School (ICSEA 1,030, 713 students), performing above the national benchmark. The IRSAD decile 4 indicates below-average overall advantage. Rent stress is the most pressing livability concern, with tenants paying 32.7% of income, above the 30% threshold. The high turnover rate (38.3% moved in the last 5 years) signals a transient community, consistent with a suburb where nearly half the population rents.
Drive
87.6%
Public Transport
2.5%
Walk / Cycle
4.0%
Work from Home
N/A
Population Forecast
+2.5%/yr
(+275 people/yr)
EstablishedPopulation growth averages 2.5% per year (275 persons), with 57.3% growth over the past decade placing it among the fastest-growing Gold Coast suburbs. The critical dynamic is the migration split: overseas migration averages +247 per year while net internal migration is near-zero at +6, meaning almost all new residents come from abroad. Medium projections forecast 12,781 by 2031, up from 11,016 in 2025. The gentrification score of 14 with a 'not gentrifying' classification suggests growth is adding population without materially upgrading the socio-economic profile. The senior share expanded 4.2 points, with an aging trajectory confirmed.
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 offers affordable Gold Coast living with a $513,000 estimated median. It suits retirees and smaller households (average size 2.1 vs national 2.5). The trade-off is a 9.7% vacancy rate, 32.7% rent-to-income stress, and IRSAD decile 4 indicating below-average socio-economic advantage. One government school (ICSEA 1,030) sits above the national benchmark.
What is the median house price in Biggera Waters?
The estimated median is $513,000 (rent-derived for 2025). Median weekly rent is $430, and monthly mortgage repayments are $1,699. Mortgage-to-income sits at 29.9%, near the stress boundary, while rent-to-income at 32.7% already exceeds the 30% threshold for stress.
What schools are in Biggera Waters?
Biggera Waters has 1 school: Biggera Waters State School, a government primary with an ICSEA score of 1,030 and 713 students enrolled. This score sits above the national benchmark of 1,000. Families needing secondary education must look to surrounding Gold Coast suburbs.
Is Biggera Waters safe?
Crime data is not available for Biggera Waters in the current dataset. The IRSD decile 4 indicates moderate disadvantage. The 38.3% residential turnover rate is high, and 48.3% of residents rent, both factors that can correlate with property-related incidents in coastal suburbs. Unemployment at 7.9% runs above the national average.
Is Biggera Waters good for property investment?
The 48.3% renter share provides a deep tenant pool, and gross yield of roughly 4.4% ($430/week on $513,000) is strong. However, the 9.7% vacancy rate is a concern, and rent-to-income at 32.7% signals tenant financial stress. Population growth of 2.5% (275 people/year) supports demand. Only 1 DA was lodged in 12 months, so new supply is minimal.
How is Biggera Waters's population changing?
Population grew 57.3% over the past decade, averaging 2.5% (275 people) per year. Growth is almost entirely driven by overseas migration (+247/year), with internal migration near-zero (+6). Medium projections forecast 12,781 by 2031. The median age of 44 is 4 years above national, and the senior share expanded 4.2 percentage points.
What languages are spoken in Biggera Waters?
With 38.7% born overseas (17.1 points above national), Biggera Waters has a cosmopolitan language mix. Mandarin leads with 160 speakers, followed by Korean (55), Urdu (53), Japanese (37) and Punjabi (36). The diversity reflects the Gold Coast's appeal to East and South Asian migrants and international students.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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