Varsity Lakes
With 16,493 residents across 5.91 square kilometres, Varsity Lakes has a density of 2,790.1 people per square kilometre. Its median age of 36 is 4 years below the national figure, while 35.3% of residents were born overseas, 13.7 percentage points above the national comparison. Housing is notably mixed, with 42.7% separate houses, 33.2% semi-detached homes and 24.1% apartments. That mix, plus a household income percentile of 56.9, creates a more varied market than nearby Robina, with established family and apartment demand. An aging trajectory is emerging because the senior share has risen 3.4 points while the young share has fallen 1.4 points.
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
6
Homebuyers need to budget around dwelling type rather than rely on a single suburb-wide price signal. Varsity Lakes records a monthly mortgage figure of $1,842 and a mortgage-to-income ratio of 25.8%, lower than the rent-to-income ratio of 29.8%, while household income is $1,646 per week. The housing mix is more varied than a detached-only market: 42.7% are separate houses, 33.2% semi-detached and 24.1% apartments. Three-bedroom homes account for 46.1% and four-bedroom-plus homes 25.3%, giving families several formats to consider. Buyers should compare recent settled sales by street, because Robina and Burleigh Waters can differ materially in price and amenity.
For Buyers
Homebuyers need to budget around dwelling type rather than rely on a single suburb-wide price signal. Varsity Lakes records a monthly mortgage figure of $1,842 and a mortgage-to-income ratio of 25.8%, lower than the rent-to-income ratio of 29.8%, while household income is $1,646 per week. The housing mix is more varied than a detached-only market: 42.7% are separate houses, 33.2% semi-detached and 24.1% apartments. Three-bedroom homes account for 46.1% and four-bedroom-plus homes 25.3%, giving families several formats to consider. Buyers should compare recent settled sales by street, because Robina and Burleigh Waters can differ materially in price and amenity.
For Investors
Varsity Lakes has a substantial tenant base, with 43.9% of dwellings rented, a weekly rent of $490 and a vacancy rate of 4.8%. This can suit investors seeking broad renter demand, although vacancy is an important risk measure because it indicates how quickly available stock may be absorbed. Rent growth across the wider area is 22.5%, and overseas migration is the primary forecast growth driver, which may support ongoing tenant turnover. Development activity is modest at 6 applications in 12 months, below the level that would suggest a major new supply wave. Compare apartments, semi-detached dwellings and separate houses separately, since 24.1%, 33.2% and 42.7% of stock sit in those categories.
Development Activity
Total DAs
6
Last 12 Months
6
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 Varsity Lakes
Open-register school locations for education access. This is not a school-quality ranking.
Arcadia College (Varsity Lakes)
Varsity College
Demographics
Varsity Lakes has a younger age profile than Australia overall, with a median age of 36, or 4 years below the national comparison. University qualification attainment is 36.8%, 6.7 percentage points above the national figure, and 35.3% of residents were born overseas, 13.7 points higher than nationally. English, Irish and Scottish ancestry counts are 6,072, 1,529 and 1,502, while Chinese ancestry reaches 1,150. Mandarin is spoken by 279 residents and Portuguese by 184. The average household size is 2.5, equal to the national comparison, but the trajectory is aging because the senior share rose 3.4 points and the young share fell 1.4 points. This helps explain demand across professional households and established couples.
Age Distribution
Bedrooms
Dwelling Structure
42.7%
Houses
33.2%
Townhouse
24.1%
Apartment
Tenure
Varsity Lakes is more attached and apartment-oriented than a conventional detached-house suburb. Separate houses make up 42.7% of dwellings, compared with 33.2% semi-detached homes and 24.1% apartments, while three-bedroom properties account for 46.1% and four-bedroom-plus homes 25.3%. Tenure is also mixed: 21.2% own outright, 34.0% have a mortgage and 43.9% rent. Mortgage repayments sit at $1,842 per month, with mortgage-to-income at 25.8%, lower than rent-to-income at 29.8%, so measured housing stress is not elevated. Check recent settled sales when comparing Varsity Lakes with Robina, because dwelling type can shift the apparent market level.
Mortgage / mo
$1,842
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $490.
$885
Bond data Jun 2026 quarter · houses $885 · units $800
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
41.2%
Couples with children
35.1%
Couples, no children
21.5%
Single parent
4,429
Total families
Economy & Employment
Healthcare is Varsity Lakes' largest employment industry at 19.9%, or 1,164 workers, followed by education at 12.0% and 704 workers. Construction contributes 10.0%, professional and technical work 9.0%, and retail 8.2%, creating a service and knowledge mix rather than a single-industry base. The main occupation groups are professionals at 1,969, community and personal service workers at 1,174, trades at 1,108, clerical and administrative workers at 1,063, and managers at 1,021. Unemployment is 4.9% and labour-force participation is 66.4%. Household income sits at the 56.9th percentile, while the education and occupation decile is higher at 7 than the economic resources decile of 4. Overall disadvantage and advantage both sit at decile 6, making Varsity Lakes more mixed than a uniformly affluent Gold Coast suburb.
Unemployment
4.9%
Labour Force
8,939
Unemployed
441
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.6%
Part-time
35.9%
Participation
66.4%
Employed
8,498
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
36.8%
Postgraduate
9.1%
Born Overseas
35.3%
Dwellings
6,203
Transport to Work
Daily life is strongly car dependent: 73.2% travel as car drivers, compared with 1.9% using public transport, 3.4% walking or cycling, and 16.4% working from home. That pattern suits households with parking and flexible work, but buyers relying on transit should test their exact route and timetable. Two local schools are identified, with one government state school and one independent non-state school, giving families a basic sector choice; enrolment zones should be checked against the exact address. Varsity Lakes has an IRSAD decile of 6 and an IRSD decile of 6, placing it around the middle of the national decile scale rather than in the highest access band. Because a suburb-wide crime rate is not available, street-level checks remain sensible before renting or buying. Compared with a low-density outer suburb, the density of 2,790.1 people per square kilometre supports closer access to shops and services, while parking and congestion deserve attention.
Drive
73.2%
Public Transport
1.9%
Walk / Cycle
3.4%
Work from Home
16.4%
Population Forecast
+1.74%/yr
(+316 people/yr)
EstablishedGrowth across the wider area is forecast at 1.74% a year, with overseas migration identified as the primary driver. The established profile is shifting toward an aging trajectory: the senior share has increased 3.4 percentage points, the young share has fallen 1.4 points, and population change over 10 years is 15.8%. Gentrification remains at the early signs stage, with a score of 32, while the separate shift measure records a score of 42. This suggests steady change rather than a sudden reinvention, because international arrivals can add demand while the existing resident base ages. The affordability trend is marked as improving, with measures of 76.6 in 2011 and 62.2 in 2021, although rent growth of 22.5% remains an important cost pressure. Varsity Lakes is likely to evolve more gradually than a high-intensity redevelopment precinct.
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, it can suit households seeking a connected Gold Coast base with mixed housing and established services. Varsity Lakes has 16,493 residents, a median age of 36, and 42.7% separate houses alongside 33.2% semi-detached homes and 24.1% apartments. Car dependence is high at 73.2%, so lifestyle fit depends on parking and commuting needs.
What is the median house price in Varsity Lakes?
No reliable current median house price can be stated without checking recent settled sales. Varsity Lakes has mixed housing, with 42.7% separate houses, 33.2% semi-detached homes and 24.1% apartments, so a single median can conceal large differences by dwelling type, street and property condition.
What schools are in Varsity Lakes?
Two local schools are identified: 1 government state school and 1 independent non-state school. Families should check the exact enrolment zone, year-level availability and travel route before signing, because school access can change across a suburb boundary. Varsity Lakes has 16,493 residents within a compact 5.91 square kilometre area.
Is Varsity Lakes safe?
Street-level safety should be checked before choosing a property because a suburb-wide crime rate is not available for Varsity Lakes. Practical checks include recent police information, lighting, visitor access and the route home at different times. The suburb has 16,493 residents and a density of 2,790.1 people per square kilometre, so conditions can vary between apartments, townhouses and detached-house streets.
Is Varsity Lakes good for property investment?
Varsity Lakes may suit investors targeting a substantial rental market, with 43.9% of dwellings rented, weekly rent of $490 and vacancy of 4.8%. Overseas migration is the primary growth driver and rent growth across the wider area is 22.5%, but investors should compare houses, apartments and semi-detached homes separately because 42.7%, 24.1% and 33.2% of stock fall into those categories.
How is Varsity Lakes's population changing?
Varsity Lakes has 16,493 residents today. Across the wider area, population change over 10 years is forecast at 15.8% and annual growth is 1.74%, driven primarily by overseas migration. The trajectory is aging: the senior share has risen 3.4 percentage points while the young share has fallen 1.4 points. This points to continued growth with a gradually older household profile.
What languages are spoken in Varsity Lakes?
English is the largest ancestry category at 6,072 people, while Chinese ancestry is 1,150. Language counts include Mandarin at 279, Portuguese at 184, Japan at 135, Canton at 112 and Korean at 53. Overall, 35.3% of residents were born overseas, 13.7 percentage points above the national comparison, supporting an international local profile.
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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