Bli Bli
A rapidly expanding Sunshine Coast suburb that grew 60.6% over the past decade, driven primarily by internal migration of 166 net per year from other Australian locations rather than overseas arrivals. Bli Bli's 10,138 residents spread across 30.78 square kilometres at just 329 persons per square kilometre, giving it a semi-rural density that masks its strong population growth trajectory. Household income at the 58.0 percentile ($1,670 weekly) sits near the national median, yet the SEIFA profile shows IER decile 8 (strong economic resources) paired with IEO decile 5 (average education attainment), a gap that signals trade and construction income rather than professional salaries. The aging trajectory is the dominant structural trend: seniors' share rose 6.1 percentage points over the decade while the working-age share fell 3.3 points.
Population
10,138
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$1,670/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Median House
$559K
Estimated from rent (2025)
No median house price is available in the dataset, so valuation benchmarks require external sources. Monthly mortgage repayments of $1,900 produce a mortgage-to-income ratio of 26.3%, below the 30% stress threshold, indicating current buyers are not overstretched. Detached houses dominate at 82.1% of stock, with semi-detached at 16.5% and apartments at just 0.3%. Three-bedroom homes account for 39.8% and four-plus bedrooms for 43.9%, reflecting the family-oriented housing fabric. Mortgage holders make up 41.4%, outright owners 37.7% and renters 20.9%. The 37.7% outright ownership, above the national average, reflects retiree couples who have downsized from metro areas or paid off loans over long tenure. The 30.6% couples-without-children share is higher than the national rate, consistent with the aging demographic where children have left home.
For Buyers
No median house price is available in the dataset, so valuation benchmarks require external sources. Monthly mortgage repayments of $1,900 produce a mortgage-to-income ratio of 26.3%, below the 30% stress threshold, indicating current buyers are not overstretched. Detached houses dominate at 82.1% of stock, with semi-detached at 16.5% and apartments at just 0.3%. Three-bedroom homes account for 39.8% and four-plus bedrooms for 43.9%, reflecting the family-oriented housing fabric. Mortgage holders make up 41.4%, outright owners 37.7% and renters 20.9%. The 37.7% outright ownership, above the national average, reflects retiree couples who have downsized from metro areas or paid off loans over long tenure. The 30.6% couples-without-children share is higher than the national rate, consistent with the aging demographic where children have left home.
For Investors
Renters at 20.9% of households form a smaller-than-average tenant pool, limiting yield opportunities. Median weekly rent of $460 provides a reasonable baseline but without a median price, yield cannot be calculated precisely. The 4.6% vacancy rate sits above the national equilibrium of 3% but is manageable for the Sunshine Coast. Development activity is low at just 11 applications in 12 months, including lot reconfiguration and building works, reflecting a mature residential area rather than an active infill zone. Population grows at 2.72% annually (325 persons), driven by internal migration (+166 net/year) rather than overseas (+59 net/year), meaning demand comes from domestic relocators seeking lifestyle and relative affordability. Rent grew 39.4% over the decade, above the national rate, and the gentrification score of 36 (early signs) suggests ongoing demographic upgrading.
Development Activity
Total DAs
54
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
-42.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bli Bli iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Good Samaritan Catholic College
Prep-12 · 1246 students
Bli Bli State School
Prep-6 · 615 students
Demographics
English ancestry leads at 4,755, followed by Irish (1,231), Scottish (1,186) and German (710), producing a predominantly Anglo-Australian profile. Only 18.4% were born overseas, 3.2 percentage points below the national average, making Bli Bli less diverse than the national baseline. The median age of 41, one year above the national figure, and the 30.6% couples-without-children share reflect a maturing community. University qualifications at 24.6% sit 5.5 percentage points below the national average, and the IEO decile 5 confirms mid-range education attainment. Professionals (853) lead occupations, but Clerical/Admin (584), Community/Personal (579), Managers (511) and Labourers (479) are all closely bunched, indicating a diversified rather than specialised workforce. Christianity accounts for 4,665 adherents, nearly half the population.
Age Distribution
Bedrooms
Dwelling Structure
82.1%
Houses
16.5%
Townhouse
0.3%
Apartment
Tenure
Tenure is split between mortgage holders (41.4%), outright owners (37.7%) and renters (20.9%), a profile that skews toward ownership. The combined owner-occupier share of 79.1% is among the highest on the Sunshine Coast, consistent with a mature suburban community rather than a rental-driven market. Detached houses at 82.1% dominate, with semi-detached at 16.5% and apartments virtually absent at 0.3%. Four-plus bedroom homes account for 43.9%, three-bedroom for 39.8%, two-bedroom for 13.5% and studio/one-bedroom for 2.8%. Without a price history in the dataset, capital growth trends cannot be assessed. The mortgage-to-income ratio of 26.3% and rent-to-income of 27.5% are both below stress thresholds, though the rent ratio sits closer to the 30% line than the mortgage ratio, an unusual pattern that suggests renters face proportionally tighter budgets than buyers.
Mortgage / mo
$1,900
Rent / wk
$460
HH Size
2.6
Personal Income / wk
$758
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.6%
Unoccupied
177
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.6%
Couples, no children
8,321
Total families
Economy & Employment
Healthcare dominates at 21.4% (672 workers), followed by Construction at 15.3% (479), Education at 9.5% (297), Retail at 7.7% (241) and Professional/Tech at 6.5% (204). The 15.3% construction share is well above the national average and reflects the Sunshine Coast's ongoing residential building activity. Professionals form the largest occupational group at 853 but lead by a small margin over Clerical/Admin (584) and Community/Personal (579), indicating a services-oriented rather than knowledge-worker economy. Unemployment at 4.6% is near the national rate, and the 53.6% participation rate, below the national average, reflects the older demographic and retiree population. SEIFA shows IER decile 8 (strong economic resources from trade/construction income) against IEO decile 5 (average education), with IRSAD decile 6 overall. Real income grew 15.4% over the decade, a solid rate for the Sunshine Coast.
Unemployment
3.4%
Labour Force
5,924
Unemployed
203
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
35.2%
Participation
53.6%
Employed
4,122
Occupations
Top Industries
University
24.6%
Postgraduate
4.4%
Born Overseas
18.4%
Dwellings
3,653
Transport to Work
Two schools serve the suburb: Good Samaritan Catholic College (ICSEA 1,050, Catholic, 1,246 students) and Bli Bli State School (1,005, Government, 615 students). Both sit above the ICSEA 1,000 national benchmark, a positive indicator for a regional suburb. Car dependence is extreme at 92.8%, with just 1.2% using public transport and 1.8% walking/cycling, reflecting the semi-rural density of 329 per square kilometre and limited transit infrastructure. Crime data is not available, but IRSD decile 7 indicates below-average relative disadvantage. The 6.4% need-for-assistance rate (617 residents) is above the national average, consistent with the aging population. The 15.8% volunteering rate exceeds the national average, a pattern typical of community-oriented regional towns.
Drive
92.8%
Public Transport
1.2%
Walk / Cycle
1.8%
Work from Home
N/A
Population Forecast
+2.72%/yr
(+325 people/yr)
EstablishedPopulation expanded 60.6% over the past decade, placing Bli Bli among the Sunshine Coast's fastest-growing suburbs, with annual growth of 2.72% adding 325 persons per year. Internal migration at +166 net per year is the primary driver, indicating Australians relocating from metro areas, while overseas migration adds just 59 net per year. The medium projection puts population at 13,934 by 2031. The aging trajectory is the dominant structural trend: seniors' share grew 6.1 percentage points while the working-age share declined 3.3 points and the young share fell 1.0 point. Gentrification score of 36 (early signs) reflects net internal migration inflows, likely from Brisbane professionals seeking coastal lifestyle at lower cost. Affordability has been stable, with mortgage-to-income at 61.5% in 2011 and 60.4% in 2021. Rent grew 39.4% over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+59
Net Internal / yr
+166
Gentrification Signal
Early signs
Net internal migration +166/yr, Accelerating: 24% → 40%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bli Bli compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bli Bli a good suburb to live in?
Bli Bli suits buyers wanting Sunshine Coast lifestyle with detached housing (82.1% of stock) at manageable mortgage stress of 26.3%. Both schools exceed ICSEA 1,000. Household income at the 58.0 percentile is near the national median. Trade-offs include 92.8% car dependence, aging demographics (seniors grew 6.1 points in a decade), and just 11 DAs reflecting low new housing activity.
What is the median house price in Bli Bli?
No median house price is available in the current dataset for Bli Bli. Monthly mortgage repayments sit at $1,900, producing a mortgage-to-income ratio of 26.3%. Median weekly rent is $460 with a 4.6% vacancy rate. Rent grew 39.4% over the past decade, above the national average.
What schools are in Bli Bli?
Bli Bli has 2 schools, both above ICSEA 1,000: Good Samaritan Catholic College (1,050, Catholic, 1,246 students) and Bli Bli State School (1,005, Government, 615 students). The IEO decile 5 reflects the 24.6% university rate, 5.5 percentage points below the national average.
Is Bli Bli safe?
Crime data is not available for Bli Bli. The IRSD decile 7 indicates below-average relative disadvantage, a positive indicator. Unemployment at 4.6% is near national. The 15.8% volunteering rate, above the national average, suggests community engagement. Need-for-assistance at 6.4% is slightly above national, reflecting the aging population.
Is Bli Bli good for property investment?
The 20.9% renter share limits tenant pool depth. Vacancy at 4.6% is above the 3% equilibrium but manageable. Only 11 DAs in 12 months means minimal new supply risk. Population growth of 2.72% per year (325 persons) supports demand. Rent grew 39.4% over the decade. Internal migration of +166 net/year from metro areas suggests ongoing lifestyle-driven demand, but the aging trajectory may shift tenant profiles.
How is Bli Bli's population changing?
Population grew 60.6% over the past decade, one of the fastest rates on the Sunshine Coast. Growth runs at 2.72% per year (325 persons), driven primarily by internal migration (+166 net/year) from metro areas. The aging trajectory is dominant: seniors' share grew 6.1 percentage points while working-age share declined 3.3 points. Medium projection: 13,934 by 2031.
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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