Mermaid Beach
A 22.8% vacancy rate, the highest in this analysis by a wide margin, defines Mermaid Beach's housing market. Packed at 4,795 residents per sq km into just 1.53 sq km, the suburb's 62.1% apartment stock functions partly as holiday and short-stay accommodation rather than permanent housing. Yet the permanent population is growing at 2.02% annually, and household incomes sit at the 71st percentile. The SEIFA IEO decile of 8 against an IER decile of 3 reveals high education but limited economic resources, a pattern typical of lifestyle-driven coastal suburbs where amenity substitutes for income accumulation.
Population
7,329
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,895/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$550K
Estimated from rent (2025)
At an estimated $550,000 median, Mermaid Beach offers beachside apartment living at a fraction of comparable Sydney or Melbourne coastal prices. Monthly mortgage payments of $1,820 consume 22.2% of income, below stress levels. The stock is 62.1% apartments, 19.0% detached houses, and 19.0% semi-detached. Two-bedroom apartments dominate at 53.2% of all dwellings, with 23.3% having 3 bedrooms. Buyers should weigh the 22.8% vacancy rate, which suggests significant short-stay competition and potential body corporate burdens from underoccupied buildings.
For Buyers
At an estimated $550,000 median, Mermaid Beach offers beachside apartment living at a fraction of comparable Sydney or Melbourne coastal prices. Monthly mortgage payments of $1,820 consume 22.2% of income, below stress levels. The stock is 62.1% apartments, 19.0% detached houses, and 19.0% semi-detached. Two-bedroom apartments dominate at 53.2% of all dwellings, with 23.3% having 3 bedrooms. Buyers should weigh the 22.8% vacancy rate, which suggests significant short-stay competition and potential body corporate burdens from underoccupied buildings.
For Investors
The 47.8% rental share is among the deepest tenant pools in this analysis, but the 22.8% vacancy rate effectively cancels this advantage. Gross yield of 4.3% ($460/week on $550,000) looks solid on paper, but vacancy losses would erode net returns substantially. Population growth at 2.02% annually (326 persons/year) and overseas migration of +408/year (the highest net inflow in this batch) suggest gradual demand recovery, though the vacancy rate remains far above the national average for coastal suburbs. With zero DAs in 12 months, no new supply is entering the pipeline. The 39.2% population turnover confirms high transience.
Demographics
The median age of 35 sits 5 years below the national figure. English ancestry leads at 2,887, followed by Irish (939) and Scottish (802). University attainment at 41.9% runs 11.8pp above the national average. Portuguese (79 speakers), Italian (31), Japanese (29), French (22), and Mandarin (12) reflect the international beach-lifestyle demographic. Average household size of 2.1 (0.4 below national) and 44.4% couples without children indicate a singles and couples market. Only 28.2% of families include children, less than half the national share.
Age Distribution
Bedrooms
Dwelling Structure
19.0%
Houses
19.0%
Townhouse
62.1%
Apartment
Tenure
Apartments dominate at 62.1%, with detached houses and semi-detached each at 19.0%. Two-bedroom units account for 53.2% of all stock, with studios/1-bedroom at 10.3%. Renters make up 47.8% of tenure, outright owners 24.6%, and mortgage holders 27.6%. The 22.8% vacancy rate, over 7 times the balanced benchmark, reflects a market saturated with holiday stock, Airbnb conversions, or speculative investor holdings sitting empty. Mortgage stress at 22.2% and rent stress at 24.3% are both below thresholds, suggesting affordability is not the vacancy driver.
Mortgage / mo
$1,820
Rent / wk
$460
HH Size
2.1
Personal Income / wk
$1,021
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
22.8%
Unoccupied
938
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.4%
Couples, no children
4,544
Total families
Economy & Employment
Healthcare leads at 18.5% (577 workers), followed by Construction (11.4%, 357), Education (11.4%, 354), Professional/Tech (11.1%, 346), and Hospitality (8.0%, 250). The Hospitality share, higher than most residential suburbs, reflects the beachside tourism economy. Professionals lead occupations at 1,177, with Managers at 705, a strong white-collar concentration. Unemployment at 4.0% sits near the national average. Participation at 63.3% is above average. The SEIFA IRSAD decile of 7 places Mermaid Beach above the national median socioeconomically.
Unemployment
2.5%
Labour Force
10,501
Unemployed
267
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.2%
Part-time
34.8%
Participation
63.3%
Employed
3,987
Occupations
Top Industries
University
41.9%
Postgraduate
8.3%
Born Overseas
29.1%
Dwellings
3,164
Transport to Work
No schools operate within Mermaid Beach's 1.53 sq km boundary, requiring families to travel to Miami, Burleigh, or Broadbeach for education. Public transport at 2.4% is low, but walking/cycling at 8.0% is above average, reflecting the flat coastal terrain and proximity to services. The 3.7% needing-assistance rate is below the national norm. Volunteering at 14.6% sits near the national average. The SEIFA IRSAD decile of 7 and IEO decile of 8 confirm above-average socioeconomic and educational advantage.
Drive
86.2%
Public Transport
2.4%
Walk / Cycle
8.0%
Work from Home
N/A
Population Forecast
+2.02%/yr
(+326 people/yr)
EstablishedPopulation is forecast to grow from 16,126 (2025) to 17,765 by 2031, at 2.02% annually (326 persons/year). Overseas migration of +408 net per year is the primary driver, the highest net overseas inflow in this analysis. Internal migration is roughly neutral at +9/year. Population grew 46% since 2011, with growth accelerating from 14% to 28% per period. Gentrification score of 40 (active) reflects this rapid population expansion and 11.9% real income growth. The 2.02% annual growth rate ranks above the national average, though the senior share grew 4.6pp, indicating parallel aging.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+408
Net Internal / yr
+9
Gentrification Signal
Active
Population +46% since 2011, Strong overseas inflow +408/yr, Accelerating: 14% → 28%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Mermaid Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Mermaid Beach a good suburb to live in?
Mermaid Beach suits lifestyle buyers valuing beach proximity, with 8.0% walking/cycling and IRSAD decile 7. However, the 22.8% vacancy rate indicates a transient community, no schools operate within the suburb boundaries, and 39.2% population turnover means neighbours change frequently. Best for singles and couples rather than families.
What is the median house price in Mermaid Beach?
The estimated median property price is $550,000 (2025 rent-derived), reflecting the apartment-dominant stock (62.1%). Monthly mortgage payments of $1,820 consume 22.2% of household income. Two-bedroom apartments make up 53.2% of all dwellings, positioning this as a compact-living coastal market.
What schools are in Mermaid Beach?
No schools are located within Mermaid Beach's 1.53 sq km boundary. Families access schools in neighbouring suburbs including Miami State School, Miami State High School, and schools in Burleigh Heads and Broadbeach, typically within a 5-10 minute drive.
Is Mermaid Beach safe?
Suburb-level crime data is not available. The SEIFA IRSD decile of 7 indicates below-average disadvantage. However, the high population density (4,795/sq km), 47.8% rental share, and 39.2% turnover are factors that correlate with elevated property crime in comparable Gold Coast beachside suburbs.
Is Mermaid Beach good for property investment?
The 22.8% vacancy rate is the highest in this analysis and a major risk factor, roughly 7 times the balanced 3% benchmark. Gross yield of 4.3% ($460/week on $550,000) erodes sharply after vacancy losses. Population growth at 2.02%/year and +408 net overseas migrants/year may gradually absorb excess stock, but this is a long-term play.
How is Mermaid Beach's population changing?
Population is forecast to reach 17,765 by 2031, growing at 2.02% annually. Overseas migration adds 408 net people per year, the highest in this analysis. Population grew 46% since 2011. The median age of 35 sits 5 years below the national figure, though the senior share grew 4.6pp over the decade, indicating simultaneous aging.
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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