Burleigh Waters
Slow growth is the defining feature: Burleigh Waters adds about 69 residents a year at 0.45%, despite sitting in the high-demand Gold Coast corridor. Compared with beachside Burleigh Heads and Miami, its 71.1% separate-house share and 20.7% renting share point to a more owner-occupied, family-sized suburb. The median age is 42, 2.0 years above the national benchmark, so the area reads as settled rather than transient.
Population
14,556
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,735/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$600K
Estimated from rent (2025)
Buyers are weighing space more than density. Separate houses make up 71.1% of dwellings, semi-detached homes add 26.3%, and apartments are only 2.6%, so choices skew larger than in many coastal markets. The median house price is not available, but the cost load is moderate: mortgages average $2,000 a month and mortgage payments take 26.6% of income. Household income sits at the 60.8th percentile, above the midpoint, helping explain the high 39.5% outright ownership rate.
For Buyers
Buyers are weighing space more than density. Separate houses make up 71.1% of dwellings, semi-detached homes add 26.3%, and apartments are only 2.6%, so choices skew larger than in many coastal markets. The median house price is not available, but the cost load is moderate: mortgages average $2,000 a month and mortgage payments take 26.6% of income. Household income sits at the 60.8th percentile, above the midpoint, helping explain the high 39.5% outright ownership rate.
For Investors
Burleigh Waters is not a deep rental-pool suburb: 20.7% of homes rent, below the combined 79.4% owned outright or with a mortgage. Weekly rent is $500 and rents have risen 35.1%, but the 4.9% vacancy rate reduces urgency compared with tighter markets. With 0 recorded developments in the past 12 months, new supply pressure is low, while migration is mixed because overseas inflow averages 146 people a year against internal outflow of 43.
Schools in Burleigh Waters iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Marymount Primary School
Prep-6 · 1020 students
Marymount College
7-12 · 1262 students
Caningeraba State School
Prep-6 · 1068 students
Demographics
The suburb has 14,556 residents with a median age of 42, which is 2.0 years above the national figure. Overseas-born residents account for 24.2%, 2.6 percentage points above national, while university attainment is 31.8%, 1.7 points higher. English ancestry is the largest reported background at 6,299 people, followed by Irish at 1,877 and Scottish at 1,625. Average household size is 2.6, only 0.1 above national, fitting the suburb's family and downsizer mix.
Age Distribution
Bedrooms
Dwelling Structure
71.1%
Houses
26.3%
Townhouse
2.6%
Apartment
Tenure
Housing is detached-dominant but not exclusively so: 71.1% of dwellings are separate houses and 26.3% are semi-detached, compared with just 2.6% apartments. Three and 4-plus bedroom homes account for 41.5% and 38.0% respectively, which supports family demand and limits small-unit stock. The median price is not available, but stress indicators sit below danger levels, with rent at 28.8% of income and mortgages at 26.6%. Ownership is high at 39.5% outright and 39.9% mortgaged.
Mortgage / mo
$2,000
Rent / wk
$500
HH Size
2.6
Personal Income / wk
$803
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.9%
Unoccupied
276
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.1%
Couples, no children
11,670
Total families
Economy & Employment
Local workers are spread across service and trade-linked sectors rather than one dominant employer base. Healthcare leads at 18.1% and 878 workers, followed by construction at 14.4% and education at 13.4%. Professionals number 1,580, ahead of 978 managers and 914 community and personal service workers. Unemployment is 4.7% and full-time work is 60.2%. SEIFA shows resources stronger than occupations: IER is decile 8, IRSD decile 8 and IRSAD decile 7, while IEO is lower at decile 6.
Unemployment
2.1%
Labour Force
8,252
Unemployed
173
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
35.1%
Participation
56.7%
Employed
6,382
Occupations
Top Industries
University
31.8%
Postgraduate
6.4%
Born Overseas
24.2%
Dwellings
5,400
Transport to Work
School access is compact and strong for families, with 3 local schools spanning ICSEA 1042 to 1085. Marymount Primary, Catholic, sits highest at 1085, followed by Marymount College at 1073 and Caningeraba State School at 1042, giving both Catholic and Government options. Livability is car-oriented because 89.2% drive to work, compared with only 1.3% using public transport and 4.5% walking or cycling. IRSD decile 8 and IRSAD decile 7 rank above middle deciles, supporting amenity confidence.
Drive
89.2%
Public Transport
1.3%
Walk / Cycle
4.5%
Work from Home
N/A
Population Forecast
+0.45%/yr
(+69 people/yr)
EstablishedPopulation growth is forecast to stay modest, with the trend at 0.45% a year, or about 69 extra residents annually. The medium trajectory moves from 15,149 in 2026 to 15,495 in 2031, so capacity pressure is lower than in faster-growth corridors. Migration is the key offset: overseas migration averages plus 146 people a year, while internal migration averages minus 43. The formal gentrification score is 0 and the stage is Not gentrifying, even though rents have lifted 35.1%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+146
Net Internal / yr
-43
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Burleigh Waters compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Burleigh Waters a good suburb to live in?
Yes for buyers wanting a settled Gold Coast suburb with space. It has 14,556 residents, 71.1% separate houses, 3 local schools and IRSD decile 8. The trade-off is transport, with only 1.3% commuting by public transport.
What is the median house price in Burleigh Waters?
No median house price figure is available for Burleigh Waters. The housing mix still gives price context: 71.1% of dwellings are separate houses, 26.3% are semi-detached and 39.5% are owned outright.
What schools are in Burleigh Waters?
There are 3 local schools: Marymount Primary School with ICSEA 1085 and 1,020 enrolments, Marymount College with ICSEA 1073 and 1,262 enrolments, and Caningeraba State School with ICSEA 1042 and 1,068 enrolments.
Is Burleigh Waters safe?
A recorded crime rate per 1,000 is not available, so safety should be checked with current Queensland Police figures. Broader indicators are supportive, with IRSD decile 8, IRSAD decile 7 and 3 local schools.
Is Burleigh Waters good for property investment?
It can suit investors seeking stable, lower-density demand rather than high turnover. Weekly rent is $500, rents have risen 35.1%, and 20.7% of homes rent, but the 4.9% vacancy rate is a key risk to compare.
How is Burleigh Waters's population changing?
Growth is slow. The trend forecast is 0.45% a year, equal to about 69 people annually, with the medium path reaching 15,495 residents by 2031. Overseas migration adds 146 a year on average, partly offset by minus 43 internal migration.
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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