Eli Waters
With a median age of 48, Eli Waters sits 8 years above the national figure, making it one of the most distinctly older-skewed suburbs in the Fraser Coast region. Household income falls at the 14.3rd percentile nationally, and SEIFA ranks the suburb at decile 2 on both IRSAD and IRSD, placing it among the lower-advantage tier. Yet 48.3% of dwellings are owned outright, well above typical mortgage-belt areas, because the aging resident base has had decades to pay down debt. Population grew 25.9% over the past decade, driven largely by internal migration averaging 444 people per year, a rate that signals genuine demand from people choosing to move here rather than passive natural increase.
Population
3,758
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,038/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$423K
Estimated from rent (2025)
The estimated median house price of $423,000 makes Eli Waters one of the more affordable owner-occupier markets in coastal Queensland, significantly lower than the national median for detached houses. Separate houses account for 94.3% of dwellings, so buyers get predominantly standalone homes rather than apartments. The bedroom profile favours larger homes: 52.4% have 4 or more bedrooms and 29.3% have 3, meaning the stock skews family-sized even as the resident base is older. Monthly mortgage repayments average $1,300, and the mortgage-to-income ratio sits at 28.9%, below the 30% stress threshold. Only 22.5% of residents carry a mortgage compared to 48.3% who own outright, reflecting the older demographic that has largely cleared its debt.
For Buyers
The estimated median house price of $423,000 makes Eli Waters one of the more affordable owner-occupier markets in coastal Queensland, significantly lower than the national median for detached houses. Separate houses account for 94.3% of dwellings, so buyers get predominantly standalone homes rather than apartments. The bedroom profile favours larger homes: 52.4% have 4 or more bedrooms and 29.3% have 3, meaning the stock skews family-sized even as the resident base is older. Monthly mortgage repayments average $1,300, and the mortgage-to-income ratio sits at 28.9%, below the 30% stress threshold. Only 22.5% of residents carry a mortgage compared to 48.3% who own outright, reflecting the older demographic that has largely cleared its debt.
For Investors
Rental yield is more competitive here than in major cities. Weekly rent of $370 against an estimated median price of $423,000 implies a gross yield around 4.6%, meaningfully higher than inner-city markets. The renter share stands at 29.1%, providing a reasonable tenant pool, though the vacancy rate of 6.1% is elevated and warrants caution before buying purely for yield. Net internal migration of 444 residents per year is the strongest demand signal, consistently bringing new households into the area. Rent growth reached 32.1% over the measured period, above income growth of 12.1%, which shows rental demand has outpaced supply. Only 1 development application was recorded in the past 12 months, so new supply pressure is minimal.
Development Activity
Total DAs
19
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
-33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 48 is 8 years above the national average, and the senior share rose 8.2 points over the decade while the working-age share fell 2.9 points, confirming an accelerating aging trajectory. English ancestry dominates at 1,732 residents, followed by Scottish (388) and Irish (321), making this a strongly Anglo-Celtic community. Overseas-born residents reach 20.2%, only 1.4 percentage points below the national figure, a moderate overseas-born share despite the inland coastal location. University qualifications sit at 16.3%, which is 13.8 points below the national average, reflecting the trade and service-sector employment base. Average household size of 2.4 is marginally below the national figure, consistent with a population weighted toward couples without dependent children, who make up 39.4% of families.
Age Distribution
Bedrooms
Dwelling Structure
94.3%
Houses
5.7%
Townhouse
N/A
Apartment
Tenure
Homeownership patterns in Eli Waters are unusual for a lower-income area: 48.3% own outright and only 22.5% hold a mortgage, a ratio that reflects the older age profile rather than recent wealth accumulation. The 29.1% renter share is moderate. Stock is overwhelmingly separate houses at 94.3%, with semi-detached dwellings accounting for the remaining 5.7% and no meaningful apartment segment. Bedrooms skew large, with 52.4% of dwellings having 4 or more rooms, above what you find in apartment-heavy suburbs. Rent-to-income sits at 35.6%, above the 30% stress threshold, meaning renters here face genuine affordability pressure despite the low absolute rent of $370 per week. Mortgage holders by contrast sit at 28.9%, below the stress line.
Mortgage / mo
$1,300
Rent / wk
$370
HH Size
2.4
Personal Income / wk
$533
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
93
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
35.6% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.9%
Community Profile
Ancestry
Household Composition
39.4%
Couples, no children
2,943
Total families
Economy & Employment
Healthcare dominates the local employment base at 33.2% of workers (235 people), more than triple the share of the next largest sector. Education follows at 11.2% and Retail at 11.0%, with Construction at 8.3% and Hospitality at 7.3%. This healthcare concentration is consistent with the older resident profile, since aged care and medical services grow with the population they serve. The unemployment rate of 9.1% is elevated compared to most metro suburbs, partly because the participation rate of only 37.8% reflects a large retired cohort, with 1,611 residents not in the labour force. Full-time employment accounts for 56.7% of those who are working. SEIFA places the suburb at decile 2 on IEO, meaning education and occupation levels rank in the bottom quintile nationally.
Unemployment
5.7%
Labour Force
7,058
Unemployed
402
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.7%
Part-time
34.2%
Participation
37.8%
Employed
1,067
Occupations
Top Industries
University
16.3%
Postgraduate
3.4%
Born Overseas
20.2%
Dwellings
1,430
Transport to Work
Car dependence is extreme, with 89% of residents driving to work, which is well above the national average, and public transport use at just 0.9%. This reflects the suburb's location away from rail infrastructure and the lifestyle preferences of the older population. SEIFA's IRSAD score places the suburb at decile 2 nationally, meaning disadvantage indicators are present, with 11.8% of residents (414 people) needing daily assistance, a rate connected to the aging population rather than purely economic hardship. Volunteering runs at 11.4%, a moderate community participation level. The development data shows minimal construction activity, with only 1 application in 12 months, so the built environment is stable. The housing stress picture is split: mortgage holders are comfortable at 28.9% of income, but renters face stress at 35.6%.
Drive
89.0%
Public Transport
0.9%
Walk / Cycle
1.8%
Work from Home
N/A
Population Forecast
+2.16%/yr
(+384 people/yr)
EstablishedEli Waters is on an active growth trajectory, with population up 25.9% over the past decade, above the rate of many established regional centres. Internal migration brings in a net 444 residents per year, the primary driver, with overseas migration adding 88 more. The gentrification score of 53 places the suburb in the Active stage nationally, backed by signals including 38% growth since 2011. Medium forecasts project the SA2 reaching 20,013 residents by 2031, from 17,754 in 2025, at an annual rate of 2.16%. Affordability improved from 68.3 in 2011 to 65.4 in 2021, meaning housing costs represent a smaller income share than a decade ago.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+88
Net Internal / yr
+444
Gentrification Signal
Active
Population +38% since 2011, Net internal migration +444/yr, Accelerating: 10% → 25%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Eli Waters compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eli Waters a good suburb to live in?
Eli Waters suits buyers seeking affordable detached homes in a quiet coastal-adjacent community. The estimated median house price of $423,000 is accessible, 94.3% of dwellings are standalone houses, and mortgage repayments average $1,300 per month. The trade-off is limited public transport, with 89% of residents car-dependent, and a SEIFA IRSAD decile of 2, placing it in the lower-advantage tier nationally.
What is the median house price in Eli Waters?
The estimated median house price is $423,000 (based on 2025 rental data). Weekly rent averages $370 and monthly mortgage repayments run approximately $1,300. The mortgage-to-income ratio of 28.9% stays below the 30% stress threshold, making ownership more manageable than in many coastal Queensland markets.
What schools are in Eli Waters?
No schools are recorded within the Eli Waters boundary in this dataset. However, development data includes a recent library extension application for a local school, confirming educational facilities exist in or adjacent to the suburb. Families should verify current school catchments with the Queensland Department of Education. The suburb has a population of 3,758 with 925 families that have children.
Is Eli Waters safe?
Detailed crime statistics are not available for Eli Waters in this dataset. As an indirect indicator, the suburb scores decile 2 on the SEIFA IRSD index of relative disadvantage, which is in the lower tier nationally. However, the older age profile (median age 48) and high outright ownership rate of 48.3% are generally associated with stable, settled communities. For specific crime data, consult Queensland Police Service statistics.
Is Eli Waters good for property investment?
The rental yield case is reasonable, with weekly rent of $370 against an estimated median of $423,000, implying a gross yield around 4.6%. Rent grew 32.1% over the measured period. The main risk is a 6.1% vacancy rate, above the typical 3% threshold. Net internal migration of 444 residents per year supports ongoing demand, and the low development pipeline of just 1 application in 12 months limits new supply competition.
How is Eli Waters's population changing?
The suburb grew 25.9% over the past decade, with net internal migration of 444 residents per year as the primary driver. Overseas migration adds another 88 per year. The annual growth rate is approximately 2.16%, and medium projections point to steady continued growth through 2031. The population is aging, with the senior share up 8.2 points over the decade, but total numbers are rising consistently.
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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