QLD4220· Pop. 14,556Gold Coast

BURLEIGH WATERS

GrowthStrong momentum, tight vacancy, rising population — in the sweet spot

Investor score

Liveability score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

Est.

—

no recent data

Rent yield

Est.

6.0%

rent real · price estimated

Annual growth

Est.

7.1%

modelled estimate

Vacancy rate

Est.

1.2%

modelled estimate

AI insights for BURLEIGH WATERS

Investment analysis, risks & comparisons

PREMIUM

BURLEIGH WATERS shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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A shareable, printable analysis of BURLEIGH WATERS — investment outlook, liveability, risks & who it suits.

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Compare BURLEIGH WATERS with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

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Resident reviews

What people who know BURLEIGH WATERS say

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Reviews are the opinions of individual users and are not verified by Australia Property.

Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$1,008/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+5.5%

annual shift

Yield × growth index

6.5

combined signal

Net yield (est.)

2.07%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+13.2%

est. compound, long-run avg

10-yr growth (CAGR)

+8.8%

est. compound, long-run avg

Rental demand

69 / 100

Strong demand

Supply pipeline

Est.

0.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

No price history available.

Market overview

BURLEIGH WATERS is a metropolitan QLD suburb with strong capital growth momentum and high rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro QLD suburb with strong infrastructure and transport
Strong rental yield of 6.0%
High annual growth of 7.1% — outperforming state average
Very low vacancy rate — high rental demand

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,746/wk

$85k taxable p.a.

Renters

29.3%

68.0% owner-occupier

Median age

41.0 yrs

Unemployment

2.6%

Population growth

+4.2% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

68%

27% apartments

Degree qualified

27.6%

bachelor's or higher (ABS)

Work from home

16.4%

of employed residents (ABS Census)

Median lot size

460 m²

Standard block

Household size

2.3 persons

avg per dwelling (ABS Census)

Short-term rental

10.8%

Active STR market

Market activity

Distance to CBD

79.4 km

Regional

Days on market

24 days

Fast-moving market

Auction clearance

56.5%

Balanced market

Walkability

32 / 100

Some errands walkable

Coastal proximity

12.1 km

Coastal fringe

NBN technology

FTTN

Standard — fibre to node

Population density

1,041/km²

Suburban

Schools in postcode 4220

🏫3 Primary🎓2 Secondary

ACARA 2025

🏫Primary (3)

Marymount Primary School

Catholic · Yrs Prep-6 · Major Cities

ICSEA 1085(80%)

1,020 students18:1 student–teacher50% girls31% top SEA quarter

Burleigh Heads State School

Government · Yrs Prep-6 · Major Cities

ICSEA 1048(67%)

458 students13:1 student–teacher49% girls21% top SEA quarter

Caningeraba State School

Government · Yrs Prep-6 · Major Cities

ICSEA 1042(65%)

1,068 students14:1 student–teacher50% girls17% top SEA quarter

🎓Secondary (2)

Marymount College

Catholic · Yrs 7-12 · Major Cities

ICSEA 1073(76%)

1,262 students13:1 student–teacher56% girls27% top SEA quarter

Miami State High School

Government · Yrs 7-12 · Major Cities

ICSEA 1032(61%)

1,542 students13:1 student–teacher52% girls15% top SEA quarter

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Moderate

74/ 100

7.9 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Above average

1056ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

94/ 100

🚆 3 train🚌 39 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

low

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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