Coombabah
An older, car-oriented residential suburb, Coombabah has a median age of 51, which is 11 years above the national figure. Its 10,298 residents live across 11.61 square kilometres, while 42.4% of households own their home outright and 34.2% of residents were born overseas. The established profile is reinforced by 73.7% of residents staying at the same address, because older households tend to move less often. Compared with nearby Labrador and Biggera Waters, buyers should weigh Coombabah's slower pace, modest density of 887.3 people per square kilometre and 79.3% reliance on car travel.
Population
10,298
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,092/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Homebuyers should assess Coombabah by dwelling type and current comparable sales, because no suburb-wide median house price is available. The monthly mortgage measure is $1,647, while weekly rent is $415 and mortgage stress reaches 34.8% of income. Housing is mixed rather than dominated by one form: 49.3% of dwellings are separate houses and 41.7% are semi-detached, with 51.3% containing 3 bedrooms and 28.9% containing 2 bedrooms. Compared with a detached-house-only market, this mix gives buyers more options, particularly for downsizers and smaller households. The average household size is 2.1, supporting demand for practical 2 and 3-bedroom layouts.
For Buyers
Homebuyers should assess Coombabah by dwelling type and current comparable sales, because no suburb-wide median house price is available. The monthly mortgage measure is $1,647, while weekly rent is $415 and mortgage stress reaches 34.8% of income. Housing is mixed rather than dominated by one form: 49.3% of dwellings are separate houses and 41.7% are semi-detached, with 51.3% containing 3 bedrooms and 28.9% containing 2 bedrooms. Compared with a detached-house-only market, this mix gives buyers more options, particularly for downsizers and smaller households. The average household size is 2.1, supporting demand for practical 2 and 3-bedroom layouts.
For Investors
Coombabah presents a yield-and-stability case rather than a rapid-growth strategy. Renting households account for 28.5%, weekly rent is $415 and the vacancy rate is 5.0%, so investors should compare achievable rent with local competing stock before purchasing. Four development applications were recorded in the past 12 months, indicating limited current development activity rather than a major construction pipeline. Growth is forecast at 0.47% annually and is driven primarily by overseas migration, while the suburb follows an Aging trajectory and the senior share has risen 7.1 percentage points. Compared with a faster-growth corridor, this profile may suit investors prioritising established demand, but rent stress at 38.0% signals that affordability could constrain future rent increases.
Development Activity
Total DAs
5
Last 12 Months
5
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 Coombabah
Open-register school locations for education access. This is not a school-quality ranking.
Coombabah State High School
Coombabah State School
Demographics
Coombabah's demographic profile is older and less university-educated than the national average. The median age is 51, or 11 years above national levels, while 20.7% of residents hold university qualifications, 9.4 percentage points below the national comparison. Overseas-born residents make up 34.2%, which is 12.6 points above the national figure, with English ancestry recorded for 4,463 people, Irish for 1,135 and Scottish for 1,101. The average household size is 2.1, below the national average by 0.4 people, reflecting the suburb's 49.3% share of couples without children. A 73.7% stay rate and 26.3% turnover rate support an established population, because many households remain in place as they age. Compared with nearby Labrador and Biggera Waters, this makes life-stage composition an important factor when choosing a home.
Age Distribution
Bedrooms
Dwelling Structure
49.3%
Houses
41.7%
Townhouse
4.5%
Apartment
Tenure
Coombabah has a broad tenure mix, with 42.4% of households owning outright, 27.7% paying a mortgage and 28.5% renting. The housing stock is concentrated in 3-bedroom dwellings at 51.3%, followed by 2-bedroom dwellings at 28.9% and 4-bedroom or larger homes at 16.1%. Separate houses account for 49.3%, semi-detached dwellings 41.7% and apartments 4.5%, so the suburb is more attached-dwelling oriented than a conventional detached-only estate. Rent stress is 38.0%, higher than mortgage stress at 34.8%, because weekly rent of $415 is significant against a household income of $1,092. Compared with a high-rise market, the low 4.5% apartment share points to a more ground-oriented housing choice, although buyers still need address-level checks for condition, tenure and flood exposure.
Mortgage / mo
$1,647
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $415.
$850
Bond data Jun 2026 quarter · houses $850 · units $740
HH Size
2.1
Personal Income / wk
$605
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
244
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
38.0% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.8% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.3%
Couples with children
49.3%
Couples, no children
19.9%
Single parent
2,870
Total families
Economy & Employment
Healthcare is Coombabah's largest listed industry at 21.1%, representing 544 workers, followed by construction at 11.3% and 292 workers, education at 10.2% and 264 workers, retail at 7.7% and 198 workers, and hospitality at 6.7% and 173 workers. The occupation mix is similarly practical, led by trades with 637 workers, professionals with 620, community and personal service roles with 588, clerical and administrative roles with 572, and sales with 460. Employment is shaped by an older population: 4,015 people are outside the labour force, participation is 49.0% and unemployment is 5.9%. Household income is $1,092 per week, placing Coombabah at the 17.1 percentile, below the national median, while IRSAD and IRSD both sit in decile 3. Compared with higher-income Gold Coast markets, these lower socioeconomic rankings help explain the emphasis on healthcare, trades and service employment.
Unemployment
5.9%
Labour Force
4,355
Unemployed
257
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.0%
Part-time
35.7%
Participation
49.0%
Employed
4,098
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
20.7%
Postgraduate
4.7%
Born Overseas
34.2%
Dwellings
4,585
Transport to Work
Coombabah is strongly car dependent: 79.3% of residents drive to work, compared with 1.5% using public transport and 2.0% walking or cycling, while 12.2% work from home. This matters because daily errands and employment trips are likely to be easier for households with reliable vehicle access. Two local government schools provide a primary and high-school pathway, with families needing to check enrolment zones against the exact address. The suburb's median age of 51 and IRSAD decile 3 point to an established area with lower socioeconomic conditions than higher-decile communities. Compared with transit-oriented suburbs, Coombabah offers less public transport reliance but a more conventional suburban layout. For safety decisions, check the latest Queensland Police crime map and inspect streets at different times, since local conditions can vary by pocket.
Drive
79.3%
Public Transport
1.5%
Walk / Cycle
2.0%
Work from Home
12.2%
Population Forecast
+0.47%/yr
(+51 people/yr)
EstablishedCoombabah is a slow-growth, established suburb, with forecast annual growth of 0.47% and population change across the wider area of 5.4% over 10 years. Overseas migration is the primary growth driver, but the trajectory is labelled Aging, with the senior share increasing 7.1 percentage points and the young share declining 2.7 points. That combination suggests demand will be shaped more by established households and life-stage changes than by rapid family expansion. Compared with fast-growth locations, the current gentrification status is Not gentrifying with a score of 0, although a separate shift measure records an early-signs score of 22. Rent growth of 22.1% and real income growth of 5.8% indicate pressure in the established housing market, even as the wider growth outlook remains measured.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+115
Net Internal / yr
+38
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Coombabah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Coombabah a good suburb to live in?
Coombabah can suit residents seeking an established, lower-density setting with a median age of 51 and two local government schools. It is highly car dependent, with 79.3% driving to work, so it may be less convenient than transit-focused suburbs. Compare each address for services, traffic and flood exposure.
What is the median house price in Coombabah?
No current suburb-wide median house price is quoted for Coombabah. Compare recent sales by dwelling type and test repayments against the $1,647 monthly mortgage measure, particularly because mortgage stress is 34.8%. A local agent or licensed valuer can provide more timely address-level comparisons.
What schools are in Coombabah?
Coombabah has 2 listed government schools: Coombabah State School and Coombabah State High School. Families should compare the exact address with current enrolment zones, because catchments can affect eligibility and travel times. Confirm year-level availability directly with each school before signing a lease or contract.
Is Coombabah safe?
A single safety judgement should not be made without checking current local incidents. Review the Queensland Police crime map, visit the area at different times and compare individual streets before deciding. Coombabah has a median age of 51, but age profile alone does not establish safety.
Is Coombabah good for property investment?
Coombabah may suit investors seeking established rental demand rather than rapid capital growth. Renting households represent 28.5%, weekly rent is $415 and vacancy is 5.0%, while forecast growth is 0.47% annually. Compare the expected yield with maintenance, insurance and the suburb's Aging trajectory.
How is Coombabah's population changing?
Coombabah has 10,298 residents today, with wider-area population change recorded at 5.4% over 10 years and forecast annual growth of 0.47%. Overseas migration is the primary driver, but the trajectory is Aging, with the senior share up 7.1 percentage points and the young share down 2.7 points.
What languages are spoken in Coombabah?
English-related ancestry is prominent, while 34.2% of residents were born overseas. Mandarin is recorded for 52 people, Cantonese for 33 and Korean for 27. Compare language support needs with nearby schools, health services and community facilities when choosing an address.
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 education open registers (school locations), 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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