Waterford West
Affordability defines this Logan-corridor pocket: the $395,000 median house price sits far below the metropolitan benchmark, and every SEIFA measure lands in decile 1 or 2, marking it among the most disadvantaged 10 to 20 percent of areas nationally. Yet the housing stock is overwhelmingly detached, at 74.3% separate houses against just 4.9% apartments, so buyers get land rather than density. The population of 6,942 carries a median age of 36, four years below the national figure, but the trajectory is aging: the senior share rose 5.6 points while the young share fell 1.4. With 35.3% of residents born overseas, 13.7 points above national, the suburb leans on overseas migration of roughly 90 people a year for its 1.28% annual growth.
Population
6,942
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,184/wk
DAs (12 months)iDevelopment Applications lodged in the past year
114
Median House
$395K
Estimated from rent (2025)
At $395,000, the median house price is far below the national median, and that is the suburb's defining draw. Stock is 74.3% separate houses with only 4.9% apartments, so entry-level buyers compete for detached homes rather than units. Three-bedroom homes make up 39.5% of stock and four-plus another 27.9%, suiting families over downsizers. Monthly mortgage repayments average $1,439, producing a mortgage-to-income ratio of 28.1%, just under the 30% stress threshold despite modest local incomes, because the low purchase price keeps repayments contained. Owner-occupiers split into 27.3% outright and 30.6% mortgaged, leaving 42.1% renting, a higher tenant share than most detached-housing suburbs.
For Buyers
At $395,000, the median house price is far below the national median, and that is the suburb's defining draw. Stock is 74.3% separate houses with only 4.9% apartments, so entry-level buyers compete for detached homes rather than units. Three-bedroom homes make up 39.5% of stock and four-plus another 27.9%, suiting families over downsizers. Monthly mortgage repayments average $1,439, producing a mortgage-to-income ratio of 28.1%, just under the 30% stress threshold despite modest local incomes, because the low purchase price keeps repayments contained. Owner-occupiers split into 27.3% outright and 30.6% mortgaged, leaving 42.1% renting, a higher tenant share than most detached-housing suburbs.
For Investors
Renters make up 42.1% of households, a deep tenant pool, and weekly rent of $310 against a $395,000 median produces a gross yield near 4.1%, well above the 1.7% typical of inner-city units. That cash-flow profile, plus rent growth of 6.7%, is the core investor case here. The 7.0% vacancy rate is elevated and tempers the picture, signalling that supply is not tight. Development activity is heavy, with 105 applications lodged in 12 months including new dual-occupancy construction, so future stock is coming. Demand rests largely on overseas migration of about 90 people a year, since net internal migration is near flat at 6. The decile 1 IRSAD ranking means tenant incomes are constrained, which caps rent ceilings compared with higher-advantage suburbs.
Development Activity
Total DAs
234
Last 12 Months
114
YoY ChangeiYear-over-year change in DA lodgements
+307.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Waterford West iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Marsden State High School
7-12 · 3857 students
Waterford West State School
Prep-6 · 755 students
Demographics
The median age of 36 is four years below the national median, but the suburb is aging rather than youthful: the senior share climbed 5.6 points while the young share slipped 1.4. Overseas-born residents at 35.3% run 13.7 points above national, giving a strong migrant character despite English ancestry leading at 2,184, ahead of Irish (473) and Scottish (447). Top non-English languages are Punjabi (70), Arabic (59) and Samoan (59), a South Asian and Pacific mix rather than the East Asian profile of inner Brisbane. University qualifications at 15.7% sit 14.4 points below national, consistent with a trades and services workforce, and couples with children (2,118) outnumber couples without (1,143), confirming a family base.
Age Distribution
Bedrooms
Dwelling Structure
74.3%
Houses
20.8%
Townhouse
4.9%
Apartment
Tenure
Tenure splits into 42.1% renting, 30.6% mortgaged and 27.3% owned outright, so renters edge out either ownership group, unusual for a detached-housing area. The stock is 74.3% separate houses, 20.8% semi-detached and just 4.9% apartments, with three-bedroom homes at 39.5% and four-plus at 27.9% dominating. The $395,000 median house price sits well below metropolitan levels and underpins affordability. Rent-to-income at 26.2% and mortgage-to-income at 28.1% both stay under the 30% stress line, though both run higher than wealthier suburbs because household income sits at the 23.7th percentile nationally. The decile 2 economic-resources ranking reflects that low income base rather than housing distress, since neither cost ratio crosses into stress territory.
Mortgage / mo
$1,439
Rent / wk
$310
HH Size
2.6
Personal Income / wk
$605
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.0%
Unoccupied
180
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.6%
Couples, no children
5,058
Total families
Economy & Employment
Healthcare leads employment at 19.4% (271 workers), followed by Construction at 11.1% (155), Transport at 8.5% (119), Education at 8.5% (119) and Manufacturing at 8.3% (116), a blue-collar and services mix typical of the outer Logan corridor. Occupations are led by Labourers (410), Machinery Operators (386) and Community workers (348), with Professionals a distant fifth at 257, the inverse of inner-city suburbs. This composition explains the SEIFA profile: the IEO and overall IRSAD both sit in decile 1, the most disadvantaged tier nationally. Full-time employment at 63.1% is moderate, but the unemployment rate of 10.6% runs well above national and participation at 45.4% is low, both reflecting the aging trajectory and a large group outside the labour force.
Unemployment
6.6%
Labour Force
3,912
Unemployed
259
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
26.3%
Participation
45.4%
Employed
2,228
Occupations
Top Industries
University
15.7%
Postgraduate
3.9%
Born Overseas
35.3%
Dwellings
2,384
Transport to Work
Transport is car-dependent, with 85.5% driving compared with just 3.2% on public transport and 2.7% walking or cycling, well below inner-Brisbane active-transport rates and a function of the outer-suburban location. The decile 1 IRSAD ranking, the most disadvantaged tier nationally, shapes the livability picture: incomes sit at the 23.7th percentile and the unemployment rate of 10.6% runs above national. On the upside, the $395,000 median house price and a rent-to-income ratio of 26.2%, below the 30% stress line, keep day-to-day housing costs manageable for residents. The 9.8% of people needing assistance with daily activities is notable, and with 74.3% of dwellings being detached houses, households trade walkability and transit access for space and a yard.
Drive
85.5%
Public Transport
3.2%
Walk / Cycle
2.7%
Work from Home
N/A
Population Forecast
+1.28%/yr
(+110 people/yr)
EstablishedPopulation growth runs at 1.28% per year, about 110 people, with a 10-year increase of 11.5%, modest by Queensland standards and slower than fast-growth fringe suburbs. The historical series shows the estimated population climbing from 8,319 in 2023 to 8,569 in 2025, and medium forecasts project 9,167 by 2031. Overseas migration of roughly 90 people a year is the primary driver, with net internal migration near zero at 6, so the suburb grows through new arrivals rather than domestic relocation. The trajectory is aging: senior share up 5.6 points against a young-share decline of 1.4. Affordability improved from 58.7% in 2011 to 51.1% in 2021, and the gentrification score of 15 to 21 marks only early signs, so the area remains affordable rather than transitioning upmarket.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+90
Net Internal / yr
+6
Gentrification Signal
Early signs
Population +18% since 2011, Accelerating: 4% → 14%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Waterford West compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Waterford West a good suburb to live in?
It suits affordability-focused families: the median house price is $395,000 and 74.3% of dwellings are detached houses, so you get land cheaply. The trade-off is a SEIFA IRSAD ranking in decile 1, the most disadvantaged 10% nationally, plus a 10.6% unemployment rate and heavy car dependence at 85.5% of commuters.
What is the median house price in Waterford West?
The median house price is $395,000, estimated from rental data in 2025. That sits well below the Brisbane and national medians. Monthly mortgage repayments average $1,439 and weekly rent is $310, giving a gross yield near 4.1%, far above the 1.7% typical of inner-city apartments.
What schools are in Waterford West?
The data brief lists no schools within the suburb boundary itself, so families typically rely on schools in neighbouring Logan suburbs. With three-bedroom homes at 39.5% of stock and four-plus at 27.9%, the area is family-oriented, but specific in-suburb school enrolment and ICSEA figures are not available in this dataset.
Is Waterford West safe?
Crime statistics are not available in this dataset for Waterford West, so a safety rating cannot be given from the figures here. For context, the suburb's SEIFA IRSAD ranking sits in decile 1 nationally and unemployment runs at 10.6%, factors that often correlate with crime, but verify current rates with Queensland Police data before deciding.
Is Waterford West good for property investment?
The investment case rests on yield: $310 weekly rent on a $395,000 median gives roughly 4.1% gross, with 42.1% of households renting and rent growth of 6.7%. The risks are a 7.0% vacancy rate and decile 1 tenant incomes, which cap rent ceilings. Heavy development of 105 applications in 12 months also signals coming supply.
How is Waterford West's population changing?
The population of 6,942 is growing about 1.28% a year, roughly 110 people, with a 10-year increase of 11.5%. Medium forecasts project 9,167 by 2031. Growth comes mainly from overseas migration of about 90 people annually, while the suburb is aging, with the senior share up 5.6 points and the young share down 1.4.
What languages are spoken in Waterford West?
With 35.3% of residents born overseas, 13.7 points above national, the suburb is linguistically diverse. The top non-English languages are Punjabi (70 speakers), Arabic (59) and Samoan (59), followed by Khmer (58) and Hindi (43), reflecting a South Asian and Pacific Islander migrant mix rather than an East Asian one.
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 Waterford West on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map