Burleigh Heads vs Varsity Lakes

Varsity Lakes is the younger of the two, with a median age of 36 against 42 in Burleigh Heads. In both, most households own their home. In Burleigh Heads, about half of homes are flats or apartments. Houses cost more in Burleigh Heads: a median of $1.68 million, against $1.31 million in Varsity Lakes. On these figures, Burleigh Heads tends to suit people living alone, while Varsity Lakes suits families with children and buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Varsity Lakes

ahead on 4 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 1)
  • has more parks and reserves (39 vs 24)
  • carries lower crime risk (59/100 vs 83/100)
  • But Burleigh Heads has more schools rated above their peers (1 vs 0)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Varsity Lakes

ahead on 2 of the 3 things we measure here

  • has cheaper units ($820,000 vs $1,200,000)
  • has cheaper houses ($1,310,000 vs $1,677,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Varsity Lakes

ahead on the one thing that separates them

  • is more walkable (69/100 vs 43/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Varsity Lakes

ahead on 2 of the 5 things we measure here

  • is more walkable (69/100 vs 43/100)
  • carries lower crime risk (59/100 vs 83/100)
  • But Burleigh Heads has more residents already 65 and over (22% vs 14%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Varsity Lakes

ahead on the one thing that separates them

  • returns a higher gross yield on units (4.6% vs 4.1%)

Weighs house yield, unit yield, and population growth.

Where they sit

Burleigh Heads and Varsity Lakes drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Burleigh Heads Varsity Lakes
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Burleigh Heads Varsity Lakes
Walkability 43 / 69
Burleigh Heads — Walkability: 43/100 Varsity Lakes — Walkability: 69/100
Safety 17 / 41
Burleigh Heads — Safety: 17/100 Varsity Lakes — Safety: 41/100
Low fire risk 76 / 100
Burleigh Heads — Low fire risk: 76/100 Varsity Lakes — Low fire risk: 100/100

Demographics

Varsity Lakes has more residents (16,493 vs 10,572); Burleigh Heads skews older (42 vs 36).

Burleigh Heads Varsity Lakes
Population 10,572 16,493
+56% vs other
Population trend (2016 → 2021) +4.9% +9.8%
Median age 42 36
Median household income $88,452/yr
+3% vs other
 $85,592/yr
Median weekly rent $480/wk $490/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

Burleigh Heads Varsity Lakes
0-4 4.5% / 5.3%
Burleigh Heads — 0-4: 4.5% Varsity Lakes — 0-4: 5.3%
5-14 8.6% / 13.0%
Burleigh Heads — 5-14: 8.6% Varsity Lakes — 5-14: 13.0%
15-19 3.9% / 6.2%
Burleigh Heads — 15-19: 3.9% Varsity Lakes — 15-19: 6.2%
20-24 5.9% / 7.7%
Burleigh Heads — 20-24: 5.9% Varsity Lakes — 20-24: 7.7%
25-34 17.0% / 15.9%
Burleigh Heads — 25-34: 17.0% Varsity Lakes — 25-34: 15.9%
35-44 13.3% / 15.0%
Burleigh Heads — 35-44: 13.3% Varsity Lakes — 35-44: 15.0%
45-54 12.5% / 13.7%
Burleigh Heads — 45-54: 12.5% Varsity Lakes — 45-54: 13.7%
55-64 12.4% / 9.2%
Burleigh Heads — 55-64: 12.4% Varsity Lakes — 55-64: 9.2%
65-74 12.6% / 7.6%
Burleigh Heads — 65-74: 12.6% Varsity Lakes — 65-74: 7.6%
75-84 6.5% / 4.5%
Burleigh Heads — 75-84: 6.5% Varsity Lakes — 75-84: 4.5%
85+ 2.7% / 1.8%
Burleigh Heads — 85+: 2.7% Varsity Lakes — 85+: 1.8%

Bars are drawn against the largest share shown (17.0%).

Who lives together

Household composition, 2021 Census.

Burleigh Heads 43.9% lone person
Burleigh Heads — Lone Person: 43.9% Burleigh Heads — Couple Families: 29.6% Burleigh Heads — One Parent Families: 13.3% Burleigh Heads — Group Household: 11.9% Burleigh Heads — Other Families: 1.3%
Varsity Lakes 31.3% lone person
Varsity Lakes — Lone Person: 31.3% Varsity Lakes — Couple Families: 38.4% Varsity Lakes — One Parent Families: 20.1% Varsity Lakes — Group Household: 8.3% Varsity Lakes — Other Families: 1.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Burleigh Heads 34.7% renting
Burleigh Heads — Owned Outright: 34.9% Burleigh Heads — Mortgage: 30.4% Burleigh Heads — Renting: 34.7%
Varsity Lakes 44.3% renting
Varsity Lakes — Owned Outright: 21.4% Varsity Lakes — Mortgage: 34.3% Varsity Lakes — Renting: 44.3%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Burleigh Heads Varsity Lakes
Bachelor Degree 16.0% / 15.0%
Burleigh Heads — Bachelor Degree: 16.0% Varsity Lakes — Bachelor Degree: 15.0%
Certificate III & IV 14.9% / 13.9%
Burleigh Heads — Certificate III & IV: 14.9% Varsity Lakes — Certificate III & IV: 13.9%
Advanced Diploma / Diploma 10.0% / 9.0%
Burleigh Heads — Advanced Diploma / Diploma: 10.0% Varsity Lakes — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 4.7% / 5.0%
Burleigh Heads — Postgraduate Degree: 4.7% Varsity Lakes — Postgraduate Degree: 5.0%
Graduate Diploma / Certificate 2.2% / 1.7%
Burleigh Heads — Graduate Diploma / Certificate: 2.2% Varsity Lakes — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (16.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Burleigh Heads Varsity Lakes
New Zealand 5.1% / 6.2%
Burleigh Heads — New Zealand: 5.1% Varsity Lakes — New Zealand: 6.2%
England 4.2% / 4.2%
Burleigh Heads — England: 4.2% Varsity Lakes — England: 4.2%
Brazil 1.6% / 1.9%
Burleigh Heads — Brazil: 1.6% Varsity Lakes — Brazil: 1.9%
China — / 3.1%
Burleigh Heads — China: not among its largest Varsity Lakes — China: 3.1%
South Africa 0.9% / 1.5%
Burleigh Heads — South Africa: 0.9% Varsity Lakes — South Africa: 1.5%
Canada 0.5% / —
Burleigh Heads — Canada: 0.5% Varsity Lakes — Canada: not among its largest

Bars are drawn against the largest share shown (6.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Burleigh Heads 39.0% houses
Burleigh Heads — Houses: 39.0% Burleigh Heads — Flats / Apartments: 47.2% Burleigh Heads — Townhouses: 13.8%
Varsity Lakes 42.6% houses
Varsity Lakes — Houses: 42.6% Varsity Lakes — Flats / Apartments: 24.3% Varsity Lakes — Townhouses: 33.1%
Houses Flats / Apartments Townhouses

Property market

Burleigh Heads Varsity Lakes
Median house price $1,677,500 $1,310,000
Median unit price $1,200,000 $820,000
Median land price $1,417,500 —
Typical days to sell (houses) 40 days
from 108 sales
 22 days
from 121 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Burleigh Heads Varsity Lakes
1 bed $750K / $680K
Burleigh Heads — 1 bed: $750K (25 sales) Varsity Lakes — 1 bed: $680K (44 sales)

25 vs 44 sales

2 bed $1.15M / $828K
Burleigh Heads — 2 bed: $1.15M (155 sales) Varsity Lakes — 2 bed: $828K (120 sales)

155 vs 120 sales

3 bed $2.1M / $922K
Burleigh Heads — 3 bed: $2.1M (49 sales) Varsity Lakes — 3 bed: $922K (42 sales)

49 vs 42 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Burleigh Heads Varsity Lakes
2 bed $1.25M / $950K
Burleigh Heads — 2 bed: $1.25M (13 sales) Varsity Lakes — 2 bed: $950K (7 sales)

13 vs 7 sales

3 bed $1.7M / $1.19M
Burleigh Heads — 3 bed: $1.7M (54 sales) Varsity Lakes — 3 bed: $1.19M (113 sales)

54 vs 113 sales

4 bed $1.6M / $1.43M
Burleigh Heads — 4 bed: $1.6M (67 sales) Varsity Lakes — 4 bed: $1.43M (94 sales)

67 vs 94 sales

5 bed $2.09M / $1.73M
Burleigh Heads — 5 bed: $2.09M (21 sales) Varsity Lakes — 5 bed: $1.73M (13 sales)

21 vs 13 sales

Development activity

Burleigh Heads Varsity Lakes
New dwellings approved 7,196
across Gold Coast
same for both
Approvals change year on year -35%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Burleigh Heads Varsity Lakes
Houses 4.2%
$1,372/wk on $1.7M
 4.6%
$950/wk on $1.08M
Units 4.1%
$1,075/wk on $1.35M
 4.6%
$795/wk on $899K

Ranking within QLD

Burleigh Heads Varsity Lakes
House price —
same for both
Income Higher than 62% of QLD Higher than 59% of QLD
Schools — Higher than 43% of QLD
Walkability Higher than 85% of QLD Higher than 92% of QLD
Affordability —
same for both
EV adoption Higher than 89% of QLD Higher than 91% of QLD
NBN connectivity Higher than 80% of QLD
same for both
Rental yield (houses) Higher than 64% of QLD Higher than 79% of QLD
Rental yield (units) Higher than 36% of QLD Higher than 56% of QLD

Liveability

Varsity Lakes is more walkable (69 vs 43); Varsity Lakes scores higher overall (55 vs 48).

Burleigh Heads Varsity Lakes
Grade C B
Score 48/100 55/100
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Burleigh Heads carries more bushfire risk (24 vs 0); Burleigh Heads carries more crime risk (83 vs 59).

Burleigh Heads Varsity Lakes
Bushfire Low
24/100
 None
0/100
Crime High
83/100
 Moderate
59/100
Flood —
same for both
Coastal erosion Low
15/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
same for both

Schools

Burleigh Heads Varsity Lakes
Inside the suburb 1 4
Rated above peers 1 0
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 2
Gold Coast campus, 5.4 km
 1
Gold Coast campus, 2.7 km
Full-time students aged 15–24 2.0% 3.6%

Schools in Burleigh Heads

  • Burleigh Heads State School Government · Primary above peers

Schools in Varsity Lakes

  • Varsity College Government · Combined at peers
  • Arcadia College - Varsity Lakes Temporary Facility Independent · Secondary
  • Mastery Schools Australia - Varsity Lakes Campus Independent · Combined
  • Mastery Schools Australia - Varsity Lakes Secondary Temporary Facility Independent · Secondary

Amenities in the suburb

Burleigh Heads Varsity Lakes
Supermarkets 1 3
Cafes & restaurants 55 14
Parks & reserves 24 39
Childcare 8 6
GPs 5 6
Pharmacies 2
same for both
Banks & Bank@Post 0 2
Fuel stations 3 2
Waterways 37 23

Mobility

Burleigh Heads Varsity Lakes
Walkability score 43/100 69/100
Distance to Brisbane 87.8 km
+2% vs other
 86 km
Drive time (normal traffic) 66 min 67 min
Public transport score 79/100
Tram · Bus
 79/100
Rail · Bus
Peak arrivals per hour 153.0
7-9am + 5-7pm
 142.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.4%
postcode 4220
 1.6%
postcode 4227
Rooftop solar per 100 dwellings 45
postcode 4220
 50
postcode 4227

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Burleigh Heads Varsity Lakes
Car (driver) 70.1% / 72.7%
Burleigh Heads — Car (driver): 70.1% Varsity Lakes — Car (driver): 72.7%
Worked from Home 19.4% / 16.3%
Burleigh Heads — Worked from Home: 19.4% Varsity Lakes — Worked from Home: 16.3%
Car (passenger) 3.2% / 5.1%
Burleigh Heads — Car (passenger): 3.2% Varsity Lakes — Car (passenger): 5.1%
Walked Only 4.0% / 2.3%
Burleigh Heads — Walked Only: 4.0% Varsity Lakes — Walked Only: 2.3%
Bus 1.3% / 1.5%
Burleigh Heads — Bus: 1.3% Varsity Lakes — Bus: 1.5%
Bicycle 1.4% / 1.1%
Burleigh Heads — Bicycle: 1.4% Varsity Lakes — Bicycle: 1.1%

Bars are drawn against the largest share shown (72.7%).

Setting

Burleigh Heads Varsity Lakes
Elevation 13 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 2.7 km
1.8 km to a named beach
 3.9 km
3.9 km to a named beach

NBN connectivity

Burleigh Heads Varsity Lakes
Connectivity score 71/100
same for both
Most common technology Hybrid fibre-coaxial Fibre to the node
Full-fibre (FTTP) share 15%
9,499 premises
 30%
6,705 premises

Climate

Burleigh Heads Varsity Lakes
Annual rainfall 1,637 mm
same for both
Summer max (Jan) 28.6°C
same for both
Winter min (Jul) 10.5°C
same for both

Air quality (annual mean)

Burleigh Heads Varsity Lakes
PM2.5 4.9 µg/m³
same for both
PM10 14.3 µg/m³
same for both
NO₂ 0.43 pphm
same for both

Council rates

Burleigh Heads Varsity Lakes
Average residential rate $1,298/yr
same for both
Council Gold Coast
same for both

Federal electorate

Burleigh Heads Varsity Lakes
Division McPherson
same for both
Member Leon Rebello
same for both
Party Liberal National Party of Queensland
same for both

First Home Owner Grant

Burleigh Heads Varsity Lakes
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Burleigh Heads

Apartments Coastal Premium Regional Centre

Varsity Lakes

Parks Regional Centre River Townhouses

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Full data on Burleigh Heads Full data on Varsity Lakes
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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