Varsity Lakes
Students, renters and overseas-born households shape Varsity Lakes more than its lakeside name suggests. The suburb has 16,493 residents at 2,790.1 people per sq km, with a median age of 36, which is 4.0 years below the national profile. University attainment is 36.8%, 6.7 percentage points above national, and 35.3% were born overseas. Compared with neighbouring Robina and Burleigh Waters, it reads as a compact, education-linked rental market because 44.3% of homes are rented and only 42.7% are separate houses.
Population
16,493
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,646/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$575K
Estimated from rent (2025)
Homebuyers should treat Varsity Lakes as mixed-density rather than detached-only. Separate houses make up 42.7% of dwellings, with 33.2% semi-detached and 24.1% apartments, so choice is broader than many outer family estates. The strongest depth is in 3-bedroom homes at 46.1%, while 4 or more bedrooms account for 25.3%. Median monthly mortgage payments are $1,842, equal to 25.8% of income and below common stress levels, because household income sits at the 56.9 percentile.
For Buyers
Homebuyers should treat Varsity Lakes as mixed-density rather than detached-only. Separate houses make up 42.7% of dwellings, with 33.2% semi-detached and 24.1% apartments, so choice is broader than many outer family estates. The strongest depth is in 3-bedroom homes at 46.1%, while 4 or more bedrooms account for 25.3%. Median monthly mortgage payments are $1,842, equal to 25.8% of income and below common stress levels, because household income sits at the 56.9 percentile.
For Investors
Investors get a large tenant base but should price for vacancy risk. Renting accounts for 44.3% of households and the median weekly rent is $490, while rent takes 29.8% of income. Vacancy is 4.8%, so leasing execution matters more than in tighter markets. No new development approvals were recorded in the past 12 months, which limits immediate supply pressure. Demand is supported by overseas migration at +354 people a year, higher than the -102 annual internal outflow.
Schools in Varsity Lakes iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Varsity College
Prep-12 · 3304 students
Demographics
Varsity Lakes is younger, more educated and more internationally connected than the national profile. The median age is 36, which is 4.0 years below national, while university attainment is 36.8%, 6.7 percentage points above national. Overseas-born residents account for 35.3%, 13.7 points above national, helping explain the presence of Mandarin with 279 speakers and Portuguese with 184. English ancestry is the largest group at 6,072, followed by Irish at 1,529 and Scottish at 1,502.
Age Distribution
Bedrooms
Dwelling Structure
42.7%
Houses
33.2%
Townhouse
24.1%
Apartment
Tenure
Housing is split between owners and renters rather than dominated by one tenure. Outright owners are 21.4%, mortgage holders 34.3% and renters 44.3%, so the market has higher mobility than owner-heavy suburbs. A current median house price is not published, making affordability best read through payments: median rent is $490 a week and median mortgage payments are $1,842 a month. Stress indicators are contained, with rent at 29.8% of income and mortgage costs at 25.8%, both below 30%.
Mortgage / mo
$1,842
Rent / wk
$490
HH Size
2.5
Personal Income / wk
$789
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
315
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.1%
Couples, no children
12,492
Total families
Economy & Employment
The local workforce leans into services and knowledge roles compared with lower-skill employment bases. Healthcare is the largest industry at 19.9% or 1,164 workers, followed by education at 12.0%, construction at 10.0%, professional and tech at 9.0% and retail at 8.2%. Professionals are the top occupation group with 1,969 workers. SEIFA is mixed: education and occupation ranks in decile 7, disadvantage and advantage both sit in decile 6, but economic resources are lower at decile 4 because renting and mixed housing dilute household wealth.
Unemployment
3.2%
Labour Force
10,930
Unemployed
349
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.9%
Part-time
34.6%
Participation
59.7%
Employed
7,604
Occupations
Top Industries
University
36.8%
Postgraduate
9.1%
Born Overseas
35.3%
Dwellings
6,203
Transport to Work
Varsity College anchors local schooling, with 1 government combined school enrolling 3,304 students and an ICSEA of 1065, so the school range is 1065 to 1065. Daily movement is car-led: 87.6% drive to work, compared with only 2.2% using public transport and 4.1% walking or cycling. That suits households prioritising road access over train or bus commuting. IRSAD decile 6 is above the middle of the national distribution, supporting a solid but not elite amenity profile.
Drive
87.6%
Public Transport
2.2%
Walk / Cycle
4.1%
Work from Home
N/A
Population Forecast
+1.74%/yr
(+316 people/yr)
EstablishedVarsity Lakes is forecast to keep growing at a moderate established-suburb pace. The trend is 1.74% a year, or about 316 people annually, taking the medium population path from 18,748 in 2026 to 20,330 in 2031. Migration is the key driver: overseas migration averages +354 people a year, higher than the -102 annual internal outflow. The growth pattern is aging rather than youth-led, with seniors up 3.4 points and young share down 1.4 points, while gentrification is only at score 32 and stage Early signs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+354
Net Internal / yr
-102
Gentrification Signal
Early signs
Population +22% since 2011, Net internal outflow -102/yr, Strong overseas inflow +354/yr, Accelerating: 5% → 16%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Varsity Lakes compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Varsity Lakes a good suburb to live in?
Yes, for residents who want a compact Gold Coast suburb with education access and mixed housing. It has 16,493 residents, a median age of 36 and Varsity College with 3,304 students, but commuting is highly car-based at 87.6%.
What is the median house price in Varsity Lakes?
A current median house price is not published for Varsity Lakes. The available housing indicators show $490 median weekly rent, $1,842 median monthly mortgage payments and 44.3% renting, so compare listings by dwelling type.
What schools are in Varsity Lakes?
Varsity Lakes has 1 local school listed: Varsity College, a government combined school. It has an ICSEA of 1065 and enrolment of 3,304, making it a major local education anchor for families.
Is Varsity Lakes safe?
A suburb-level crime rate is not currently published for Varsity Lakes. Practical safety checks should be done street by street, while broader livability indicators include 16,493 residents and SEIFA IRSAD decile 6.
Is Varsity Lakes good for property investment?
It has investor appeal through a large rental base, with 44.3% of households renting and median rent at $490 a week. Vacancy is 4.8%, so returns depend on pricing and presentation rather than assuming instant leasing.
How is Varsity Lakes's population changing?
Varsity Lakes is growing at 1.74% a year, equal to about 316 people annually. The medium forecast reaches 20,330 residents by 2031, driven mainly by overseas migration at +354 people a year.
What languages are spoken in Varsity Lakes?
English remains dominant, but the suburb has a clear international layer because 35.3% of residents were born overseas. Recorded languages include Mandarin with 279 speakers, Portuguese with 184, Japanese with 135, Cantonese with 112 and Korean with 53.
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.
Explore Varsity Lakes on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map