Broadbeach Waters
Half of all homes in Broadbeach Waters have 4 or more bedrooms (50.4%), the highest large-home ratio on the Gold Coast, reflecting the canal-front luxury character. Household income ranks at the 78th percentile nationally, and 40.4% of residents own outright with no mortgage. Vacancy at 12.6% is elevated, consistent with a market where holiday homes and seasonal rentals inflate the empty-dwelling count. Rents grew 39.5% over the past decade, the steepest rental increase among comparable Gold Coast suburbs.
Population
8,164
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,072/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$743K
Estimated from rent (2025)
The estimated $743,000 median house price reflects a rent-derived estimate, typical for suburbs where sales data is thin relative to high-value waterfront properties. Half of all homes (50.4%) have 4-plus bedrooms, and 78.4% are separate houses. Mortgage-to-income at 29.0% sits just below the stress threshold, so affordability is tight. Outright ownership at 40.4% is high, reflecting established wealthy residents. The 30.0% turnover rate means nearly a third of residents moved within 5 years, creating regular buying opportunities. Couples without children (30.5%) are the largest family type, consistent with the older lifestyle demographic.
For Buyers
The estimated $743,000 median house price reflects a rent-derived estimate, typical for suburbs where sales data is thin relative to high-value waterfront properties. Half of all homes (50.4%) have 4-plus bedrooms, and 78.4% are separate houses. Mortgage-to-income at 29.0% sits just below the stress threshold, so affordability is tight. Outright ownership at 40.4% is high, reflecting established wealthy residents. The 30.0% turnover rate means nearly a third of residents moved within 5 years, creating regular buying opportunities. Couples without children (30.5%) are the largest family type, consistent with the older lifestyle demographic.
For Investors
Weekly rent of $600 against a $743,000 estimated median produces roughly 4.2% gross yield, above most Gold Coast suburbs. However, the 12.6% vacancy rate is a significant risk, likely inflated by holiday lets. The 23.2% renter share is moderate. Only 5 DAs were lodged in 12 months, meaning minimal new supply. Population grows at 0.7% per year (64 persons), driven by overseas migration (+172/yr) and modest internal gains (+25/yr). Rents grew 39.5% over the decade, the strongest in comparable suburbs. The SEIFA IRSAD decile of 9 confirms the affluent tenant and buyer pool.
Development Activity
Total DAs
7
Last 12 Months
7
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
Demographics
English ancestry leads at 3,279, followed by Irish (958) and Scottish (853). The overseas-born share of 31.1% is 9.5pp above the national average. Mandarin (88 speakers), Portuguese (66), and Italian (32) are the top non-English languages. The median age of 43 sits 3 years above national. University attainment at 36.8% is 6.7pp above the national average. Average household size of 2.6 matches the national figure. Professionals (949) and managers (730) dominate the occupation mix, consistent with the SEIFA IEO decile 8 educational advantage profile.
Age Distribution
Bedrooms
Dwelling Structure
78.4%
Houses
6.5%
Townhouse
15.2%
Apartment
Tenure
The estimated median is $743,000. Separate houses at 78.4% dominate, with apartments at 15.2%. The 50.4% share of 4-plus bedroom homes is the standout statistic, highest on the Gold Coast. Outright ownership (40.4%) leads tenure, followed by mortgage holders (36.5%) and renters (23.2%). Both stress indicators sit at exactly 29.0% for rent-to-income and mortgage-to-income, right at the threshold line. The 12.6% vacancy rate is the key data anomaly, far above healthy levels, but this is typical for Gold Coast waterfront suburbs with seasonal and holiday properties.
Mortgage / mo
$2,600
Rent / wk
$600
HH Size
2.6
Personal Income / wk
$889
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.6%
Unoccupied
433
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.5%
Couples, no children
6,176
Total families
Economy & Employment
Healthcare (16.4%), construction (13.4%), and professional/tech (9.8%) are the top employers. Hospitality at 7.2% reflects Gold Coast tourism. Professionals (949) and managers (730) lead occupations, with clerical/admin (564) in third. Unemployment at 5.5% is close to the national average. Participation at 56.6% is moderate. SEIFA scores are strong: IRSAD decile 9 and IER decile 9, placing Broadbeach Waters in the top 20% nationally for economic resources. The volunteering rate of 13.1% is above average. Full-time employment at 59.9% is slightly below the national rate.
Unemployment
2.2%
Labour Force
5,167
Unemployed
114
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.9%
Part-time
34.6%
Participation
56.6%
Employed
3,706
Occupations
Top Industries
University
36.8%
Postgraduate
8.0%
Born Overseas
31.1%
Dwellings
3,007
Transport to Work
Car dependence at 87.4% is dominant, with public transport at only 1.9%. Walking and cycling captures 5.1%, benefiting from canal paths. No schools sit within the suburb boundary, so families rely on neighbouring Broadbeach, Mermaid Waters, or Burleigh schools. The SEIFA IEO decile of 8 indicates above-average educational opportunity for residents. Need for assistance at 4.5% is near the national average. The 30.0% turnover rate suggests a dynamic, mobile community rather than a settled one.
Drive
87.4%
Public Transport
1.9%
Walk / Cycle
5.1%
Work from Home
N/A
Population Forecast
+0.7%/yr
(+64 people/yr)
EstablishedPopulation grows at 0.7% annually, adding 64 people per year, below the national average. Over the past decade, population grew 8.4%, consistent with a built-out established suburb. Overseas migration (+172/yr) is the primary driver, with internal migration adding a modest +25/yr. The medium forecast projects 9,167 residents by 2031, up from 8,845 in 2026. Gentrification scores 20 (early signs), with accelerating growth from 3% to 12%. Rents surged 39.5% over the decade while real incomes grew 19.9%, above the national average, pushing the affordability ratio from 71.3% down to 67.5%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+172
Net Internal / yr
+25
Gentrification Signal
Early signs
Population +15% since 2011, Accelerating: 3% → 12%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Broadbeach Waters compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Broadbeach Waters a good suburb to live in?
Broadbeach Waters ranks in SEIFA IRSAD decile 9, the top 20% nationally. Household income sits at the 78th percentile, and 36.8% hold university degrees (6.7pp above national). Walking/cycling captures 5.1% of commuters via canal paths. No schools are within the suburb boundary.
What is the median house price in Broadbeach Waters?
The estimated median house price is $743,000, derived from rental data. Monthly mortgage repayments average $2,600, pushing mortgage-to-income to 29.0%, just below the stress threshold. Half of all homes (50.4%) have 4 or more bedrooms.
What schools are in Broadbeach Waters?
No schools are located within Broadbeach Waters. Families access schools in neighbouring Broadbeach, Mermaid Waters, and Burleigh areas. The SEIFA IEO decile of 8 indicates residents have above-average access to educational opportunity.
Is Broadbeach Waters safe?
Suburb-level crime data is not available for Broadbeach Waters. The SEIFA IRSD decile of 8 (low disadvantage) and 5.5% unemployment rate are positively correlated with lower crime. The 40.4% outright ownership rate indicates stable, long-term residents.
Is Broadbeach Waters good for property investment?
Gross yield of about 4.2% ($600/week vs $743,000 median) is solid, and rents grew 39.5% over the past decade. However, vacancy at 12.6% is elevated due to holiday homes. Only 5 DAs in 12 months means negligible new supply. Population grows at 0.7% annually.
How is Broadbeach Waters's population changing?
Population grows at 0.7% per year, adding 64 people annually. Growth over the past decade was 8.4%. Overseas migration (+172/yr) is the primary driver. The medium forecast projects 9,167 residents by 2031. The suburb shows early gentrification signs (score 20) with accelerating growth.
What languages are spoken in Broadbeach Waters?
With 31.1% born overseas (9.5pp above national average), top non-English languages include Mandarin (88 speakers), Portuguese (66), Italian (32), Japanese (23), and Cantonese (19). English ancestry (3,279 residents) is the dominant heritage group.
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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