Burleigh Heads
A 19.5% vacancy rate, among the highest on the Gold Coast, signals a housing stock heavily tilted toward holiday and short-stay letting rather than permanent occupation. Apartments make up 46.7% of dwellings, outnumbering detached houses at 39.1%, a reversal of the typical Australian suburb. The median age of 42 sits 2 years above the national figure, while 37.7% of families are couples without children, consistent with a lifestyle-oriented resident base. SEIFA places Burleigh Heads at IRSAD decile 7, above the national midpoint, yet the IER decile of 4 reveals modest economic resources beneath the education advantage (IEO decile 8). The university rate of 34.1% is 4.0 percentage points above the national baseline, and Professionals (1,410) outnumber the second-largest occupational group, Managers (813), by nearly two to one.
Population
10,572
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,701/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$592K
Estimated from rent (2025)
The housing stock here breaks from Gold Coast convention. Apartments at 46.7% dominate over detached houses at 39.1%, and two-bedroom dwellings make up 41.2% of stock, the most common format. Four-plus bedroom homes account for just 22.5%, well below suburban averages. Without a median house price in the brief, the median monthly mortgage of $2,058 and mortgage-to-income ratio of 27.9% provide the affordability signal, sitting below the 30% stress threshold. Detached house buyers compete for a smaller pool of stock given the apartment dominance, which can push prices higher than the suburb-wide median suggests. The 13.8% semi-detached share offers a middle option. Public transport at just 1.6% confirms car dependence, though the 6.8% walk/cycle rate is above average, reflecting beach proximity.
For Buyers
The housing stock here breaks from Gold Coast convention. Apartments at 46.7% dominate over detached houses at 39.1%, and two-bedroom dwellings make up 41.2% of stock, the most common format. Four-plus bedroom homes account for just 22.5%, well below suburban averages. Without a median house price in the brief, the median monthly mortgage of $2,058 and mortgage-to-income ratio of 27.9% provide the affordability signal, sitting below the 30% stress threshold. Detached house buyers compete for a smaller pool of stock given the apartment dominance, which can push prices higher than the suburb-wide median suggests. The 13.8% semi-detached share offers a middle option. Public transport at just 1.6% confirms car dependence, though the 6.8% walk/cycle rate is above average, reflecting beach proximity.
For Investors
The 34.7% renter share indicates strong rental demand, but the 19.5% vacancy rate is the critical data point, sitting well above the national average and even above typical Gold Coast tourism-affected suburbs. This vacancy level almost certainly reflects Airbnb and short-stay units cycling in and out of the permanent rental market. Median weekly rent of $480 is above the Queensland average. Two-bedroom apartments make up the dominant stock type, aligning with the holiday and young professional tenant demographic. Zero development applications were lodged in 12 months, meaning no new supply is in the pipeline. Population growth at 0.99% per year and overseas migration of 179 per year suggest demand is building, but the vacancy overhang needs to absorb before rental yields firm up meaningfully.
Schools in Burleigh Heads iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Burleigh Heads State School
Prep-6 · 458 students
Demographics
English (4,342), Irish (1,484) and Scottish (1,227) are the top ancestry groups, with 23.2% born overseas, 1.6 percentage points above the national baseline. The linguistic profile is narrow: Portuguese leads at 92 speakers, followed by Italian (32), Mandarin (17), German (15) and Japanese (15). The small non-English language counts reflect a predominantly anglophone community. Christianity at 4,503 is the dominant religion, with Buddhism at 119 a distant second. Average household size of 2.2 is 0.3 below the national figure, explained by the high share of couples without children (37.7%) and the apartment-heavy dwelling mix that constrains larger households. The 14.3% volunteering rate is close to the national average.
Age Distribution
Bedrooms
Dwelling Structure
39.1%
Houses
13.8%
Townhouse
46.7%
Apartment
Tenure
The tenure split shows 34.9% owned outright, 30.4% mortgage and 34.7% renting, a near three-way balance. The apartment share of 46.7% is the highest in this batch, with detached houses at 39.1% and semi-detached at 13.8%. Two-bedroom homes at 41.2% dominate the bedroom distribution, followed by three-bedroom at 29.3%, reflecting the apartment-driven housing fabric. Without price history data, the $2,058 monthly mortgage and 27.9% mortgage-to-income ratio remain the primary affordability indicators, sitting below the 30% stress mark. The 19.5% vacancy rate is exceptional and significantly above both Gold Coast and national averages, largely because of holiday letting stock that sits empty between bookings. SEIFA IER decile 4 indicates moderate economic resources despite the coastal premium location.
Mortgage / mo
$2,058
Rent / wk
$480
HH Size
2.2
Personal Income / wk
$889
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.5%
Unoccupied
1,027
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.7%
Couples, no children
6,876
Total families
Economy & Employment
Healthcare leads employment at 18.7% (716 workers), followed by Education at 12.4%, Construction at 12.3%, Professional/Tech at 9.5% and Retail at 7.4%. Professionals (1,410) and Managers (813) are the top two occupational groups, accounting for over 46% of workers. The 5.0% unemployment rate is near the national average, while the 55.3% participation rate reflects the older median age and retiree presence. The SEIFA IEO decile 8 and IRSAD decile 7 readings confirm above-average education outcomes and overall advantage. The IER decile 4, however, reveals that economic resources are below the national midpoint, creating a gap: residents are well-educated and professionally employed but may not have accumulated wealth proportionate to their qualifications. Real income growth of 19.3% over the decade partially offsets this, running ahead of many comparable suburbs.
Unemployment
3.4%
Labour Force
6,032
Unemployed
206
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.8%
Part-time
35.2%
Participation
55.3%
Employed
4,824
Occupations
Top Industries
University
34.1%
Postgraduate
7.8%
Born Overseas
23.2%
Dwellings
4,242
Transport to Work
Car use at 87.6% dominates commuting, with public transport at just 1.6%, one of the lowest rates in this batch. Walking and cycling at 6.8% is the offsetting factor, well above the national average and consistent with a beachside lifestyle. Burleigh Heads State School (ICSEA 1,048, 458 students, Government primary) sits above the national benchmark of 1,000, providing a solid local primary option. The SEIFA IRSAD decile 7 and IRSD decile 7 place the suburb above the national midpoint on overall advantage and low disadvantage. The 4.6% need-for-assistance rate is below the national average, consistent with the relatively affluent and able-bodied resident profile. Rent stress is absent at 28.2%, and mortgage stress at 27.9% also sits below the 30% threshold.
Drive
87.6%
Public Transport
1.6%
Walk / Cycle
6.8%
Work from Home
N/A
Population Forecast
+0.99%/yr
(+100 people/yr)
EstablishedPopulation grew 14.3% over the past decade, with a trend rate of 0.99% per year adding about 100 persons annually. Medium projections place the population at 10,473 by 2031, up from 10,055 in 2025. Overseas migration at 179 per year is the primary driver, while net internal migration adds 23 per year, making Burleigh Heads one of the few Gold Coast suburbs drawing both domestic and international arrivals. The ageing trajectory shows senior share rising 3.8 percentage points over the decade, moderate compared to more retirement-focused Gold Coast suburbs. Affordability has improved from 58.1% in 2011 to 54.4% in 2021, an unusual trend for a coastal market. Early gentrification signals are present at a score of 38, the highest in this batch, though formal gentrification has not yet taken hold.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+179
Net Internal / yr
+23
Gentrification Signal
Not gentrifying
Population +19% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Burleigh Heads compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Burleigh Heads a good suburb to live in?
Burleigh Heads suits lifestyle-oriented buyers who prioritise beach proximity and walkability (6.8% walk/cycle rate). IRSAD decile 7 confirms above-average overall advantage, and the local primary school at ICSEA 1,048 exceeds the national benchmark. Trade-offs include near-zero public transport at 1.6% and a 19.5% vacancy rate reflecting heavy holiday letting.
What is the median house price in Burleigh Heads?
Specific median house price data is not available in the current dataset for Burleigh Heads. The median monthly mortgage repayment is $2,058 and mortgage-to-income ratio sits at 27.9%, below the 30% stress threshold. Median weekly rent is $480 and the vacancy rate of 19.5% is among the highest on the Gold Coast, reflecting short-stay and holiday stock.
What schools are in Burleigh Heads?
Burleigh Heads has 1 school within its boundary: Burleigh Heads State School, a Government primary with ICSEA 1,048 and 458 students, sitting above the national benchmark of 1,000. The IEO decile 8 reading for the suburb confirms above-average education and occupation outcomes among adult residents.
Is Burleigh Heads safe?
Crime-specific data is not available for Burleigh Heads in the current dataset. The IRSD decile 7 and IRSAD decile 7 readings indicate above-average socioeconomic conditions, which typically correlate with lower crime. The unemployment rate of 5.0% is near the national average. The 4.6% need-for-assistance rate is below average.
Is Burleigh Heads good for property investment?
The 34.7% renter share suggests tenant demand, but the 19.5% vacancy rate is a significant caution flag, driven by holiday and short-stay stock cycling through the permanent rental market. Median weekly rent is $480, above the Queensland average. Zero DAs in 12 months means no new supply. Population growth at 0.99% per year and overseas migration of 179 per year are positive demand signals.
How is Burleigh Heads's population changing?
Population grew from 9,581 in 2023 to 10,055 in 2025, a 0.99% annual rate adding about 100 persons per year. Medium projections reach 10,473 by 2031. Overseas migration at 179 per year is the primary driver, supplemented by positive internal migration of 23 per year. The senior share has risen 3.8 percentage points over the decade. Affordability improved from 58.1% in 2011 to 54.4% in 2021.
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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