Burleigh Waters vs Varsity Lakes

Varsity Lakes is the younger of the two, with a median age of 36 against 42 in Burleigh Waters. In both, most households own their home. In Burleigh Waters, most homes are detached houses and about half of households are couple families. Houses cost more in Burleigh Waters: a median of $1.84 million, against $1.31 million in Varsity Lakes. On these figures, Varsity Lakes tends to suit 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

They split

one each way, out of the 6 things we measure here

  • Burleigh Waters has more schools rated above their peers (2 vs 0)
  • Varsity Lakes has more parks and reserves (39 vs 17)

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

First-home buyers

Varsity Lakes

ahead on the one thing that separates them

  • has cheaper houses ($1,310,000 vs $1,840,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Varsity Lakes

ahead on the one thing that separates them

  • has a bigger rental market to choose from (44% vs 21%)

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

Commuting to the city

Varsity Lakes

ahead on 2 of the 4 things we measure here

  • is more walkable (69/100 vs 60/100)
  • sits closer to the CBD (86 km vs 89.3 km)

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

Downsizers and retirees

Varsity Lakes

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (57% vs 29%)
  • carries lower crime risk (59/100 vs 73/100)
  • is more walkable (69/100 vs 60/100)
  • But Burleigh Waters has more residents already 65 and over (21% vs 14%)

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

Investors

Varsity Lakes

ahead on 2 of the 3 things we measure here

  • is growing faster (9.8% vs 1.7%)
  • returns a higher gross yield on houses (4.6% vs 3.9%)
  • But Burleigh Waters returns a higher gross yield on units (5.1% vs 4.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

Burleigh Waters 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 Waters 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 Waters Varsity Lakes
Walkability 60 / 69
Burleigh Waters — Walkability: 60/100 Varsity Lakes — Walkability: 69/100
Safety 27 / 41
Burleigh Waters — Safety: 27/100 Varsity Lakes — Safety: 41/100
Low fire risk 85 / 100
Burleigh Waters — Low fire risk: 85/100 Varsity Lakes — Low fire risk: 100/100

Demographics

Burleigh Waters skews older (42 vs 36).

Burleigh Waters Varsity Lakes
Population 14,556 16,493
+13% vs other
Population trend (2016 → 2021) +1.7% +9.8%
Median age 42 36
Median household income $90,220/yr
+5% vs other
 $85,592/yr
Median weekly rent $500/wk
+2% vs other
 $490/wk

Age profile

Share of residents in each band, 2021 Census.

Burleigh Waters Varsity Lakes
0-4 5.4% / 5.3%
Burleigh Waters — 0-4: 5.4% Varsity Lakes — 0-4: 5.3%
5-14 13.4% / 13.0%
Burleigh Waters — 5-14: 13.4% Varsity Lakes — 5-14: 13.0%
15-19 5.4% / 6.2%
Burleigh Waters — 15-19: 5.4% Varsity Lakes — 15-19: 6.2%
20-24 4.8% / 7.7%
Burleigh Waters — 20-24: 4.8% Varsity Lakes — 20-24: 7.7%
25-34 10.8% / 15.9%
Burleigh Waters — 25-34: 10.8% Varsity Lakes — 25-34: 15.9%
35-44 14.0% / 15.0%
Burleigh Waters — 35-44: 14.0% Varsity Lakes — 35-44: 15.0%
45-54 14.3% / 13.7%
Burleigh Waters — 45-54: 14.3% Varsity Lakes — 45-54: 13.7%
55-64 11.0% / 9.2%
Burleigh Waters — 55-64: 11.0% Varsity Lakes — 55-64: 9.2%
65-74 10.4% / 7.6%
Burleigh Waters — 65-74: 10.4% Varsity Lakes — 65-74: 7.6%
75-84 7.3% / 4.5%
Burleigh Waters — 75-84: 7.3% Varsity Lakes — 75-84: 4.5%
85+ 3.2% / 1.8%
Burleigh Waters — 85+: 3.2% Varsity Lakes — 85+: 1.8%

Bars are drawn against the largest share shown (15.9%).

Who lives together

Household composition, 2021 Census.

Burleigh Waters 45.9% couple families
Burleigh Waters — Couple Families: 45.9% Burleigh Waters — Lone Person: 30.1% Burleigh Waters — One Parent Families: 16.5% Burleigh Waters — Group Household: 6.0% Burleigh Waters — Other Families: 1.5%
Varsity Lakes 38.4% couple families
Varsity Lakes — Couple Families: 38.4% Varsity Lakes — Lone Person: 31.3% Varsity Lakes — One Parent Families: 20.1% Varsity Lakes — Group Household: 8.3% Varsity Lakes — Other Families: 1.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Burleigh Waters 20.7% renting
Burleigh Waters — Owned Outright: 39.5% Burleigh Waters — Mortgage: 39.9% Burleigh Waters — Renting: 20.7%
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 Waters Varsity Lakes
Certificate III & IV 15.5% / 13.9%
Burleigh Waters — Certificate III & IV: 15.5% Varsity Lakes — Certificate III & IV: 13.9%
Bachelor Degree 13.2% / 15.0%
Burleigh Waters — Bachelor Degree: 13.2% Varsity Lakes — Bachelor Degree: 15.0%
Advanced Diploma / Diploma 9.1% / 9.0%
Burleigh Waters — Advanced Diploma / Diploma: 9.1% Varsity Lakes — Advanced Diploma / Diploma: 9.0%
Postgraduate Degree 3.3% / 5.0%
Burleigh Waters — Postgraduate Degree: 3.3% Varsity Lakes — Postgraduate Degree: 5.0%
Graduate Diploma / Certificate 1.8% / 1.7%
Burleigh Waters — Graduate Diploma / Certificate: 1.8% Varsity Lakes — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (15.5%).

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 Waters Varsity Lakes
New Zealand 5.9% / 6.2%
Burleigh Waters — New Zealand: 5.9% Varsity Lakes — New Zealand: 6.2%
England 5.0% / 4.2%
Burleigh Waters — England: 5.0% Varsity Lakes — England: 4.2%
China — / 3.1%
Burleigh Waters — China: not among its largest Varsity Lakes — China: 3.1%
Brazil 1.0% / 1.9%
Burleigh Waters — Brazil: 1.0% Varsity Lakes — Brazil: 1.9%
South Africa 1.0% / 1.5%
Burleigh Waters — South Africa: 1.0% Varsity Lakes — South Africa: 1.5%
Japan 0.7% / 1.4%
Burleigh Waters — Japan: 0.7% Varsity Lakes — Japan: 1.4%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Burleigh Waters 71.1% houses
Burleigh Waters — Houses: 71.1% Burleigh Waters — Townhouses: 26.3% Burleigh Waters — Flats / Apartments: 2.7%
Varsity Lakes 42.6% houses
Varsity Lakes — Houses: 42.6% Varsity Lakes — Townhouses: 33.1% Varsity Lakes — Flats / Apartments: 24.3%
Houses Townhouses Flats / Apartments

Property market

Burleigh Waters Varsity Lakes
Median house price $1,840,000 $1,310,000
Median unit price $900,000 $820,000
Median land price —
same for both
Typical days to sell (houses) 29 days
from 202 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 Waters Varsity Lakes
2 bed $845K / $828K
Burleigh Waters — 2 bed: $845K (30 sales) Varsity Lakes — 2 bed: $828K (120 sales)

30 vs 120 sales

3 bed $1.06M / $922K
Burleigh Waters — 3 bed: $1.06M (13 sales) Varsity Lakes — 3 bed: $922K (42 sales)

13 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 Waters Varsity Lakes
2 bed $1.04M / $950K
Burleigh Waters — 2 bed: $1.04M (20 sales) Varsity Lakes — 2 bed: $950K (7 sales)

20 vs 7 sales

3 bed $1.48M / $1.19M
Burleigh Waters — 3 bed: $1.48M (126 sales) Varsity Lakes — 3 bed: $1.19M (113 sales)

126 vs 113 sales

4 bed $2M / $1.43M
Burleigh Waters — 4 bed: $2M (155 sales) Varsity Lakes — 4 bed: $1.43M (94 sales)

155 vs 94 sales

5 bed $2.27M / $1.73M
Burleigh Waters — 5 bed: $2.27M (32 sales) Varsity Lakes — 5 bed: $1.73M (13 sales)

32 vs 13 sales

Development activity

Burleigh Waters 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 Waters Varsity Lakes
Houses 3.9%
$1,200/wk on $1.58M
 4.6%
$950/wk on $1.08M
Units 5.1%
$860/wk on $879K
 4.6%
$795/wk on $899K

Ranking within QLD

Burleigh Waters Varsity Lakes
House price —
same for both
Income Higher than 63% of QLD Higher than 59% of QLD
Schools Higher than 96% of QLD Higher than 43% of QLD
Walkability Higher than 89% of QLD Higher than 92% of QLD
Affordability —
same for both
EV adoption Higher than 90% of QLD Higher than 91% of QLD
NBN connectivity Higher than 84% of QLD Higher than 80% of QLD
Rental yield (houses) Higher than 51% of QLD Higher than 79% of QLD
Rental yield (units) Higher than 74% of QLD Higher than 56% of QLD

Liveability

Burleigh Waters scores higher overall (64 vs 55); Varsity Lakes is more walkable (69 vs 60).

Burleigh Waters Varsity Lakes
Grade B
same for both
Score 64/100 55/100
Socio-economic band advantaged area
decile 8/10
 advantaged area
decile 7/10

Risk profile

Burleigh Waters carries more bushfire risk (15 vs 0); Burleigh Waters carries more crime risk (73 vs 59).

Burleigh Waters Varsity Lakes
Bushfire Low
15/100
 None
0/100
Crime High
73/100
 Moderate
59/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
same for both

Schools

Burleigh Waters Varsity Lakes
Inside the suburb 3 4
Rated above peers 2 0
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km 1
Gold Coast campus, 4.2 km
 1
Gold Coast campus, 2.7 km
Full-time students aged 15–24 1.6% 3.6%

Schools in Burleigh Waters

  • Caningeraba State School Government · Primary above peers
  • Marymount College Catholic · Secondary above peers
  • Marymount Primary School Catholic · Primary at 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 Waters Varsity Lakes
Supermarkets 6 3
Cafes & restaurants 22 14
Parks & reserves 17 39
Childcare 5 6
GPs 7 6
Pharmacies 5 2
Banks & Bank@Post 7 2
Fuel stations 2
same for both
Waterways 11 23

Mobility

Burleigh Waters sits further from the CBD (89.3 km vs 86 km).

Burleigh Waters Varsity Lakes
Walkability score 60/100 69/100
Distance to Brisbane 89.3 km
+4% vs other
 86 km
Drive time (normal traffic) 68 min 67 min
Public transport score 79/100
Bus
 79/100
Rail · Bus
Peak arrivals per hour 94.2
7-9am + 5-7pm
 142.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
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 Waters Varsity Lakes
Car (driver) 73.0% / 72.7%
Burleigh Waters — Car (driver): 73.0% Varsity Lakes — Car (driver): 72.7%
Worked from Home 17.6% / 16.3%
Burleigh Waters — Worked from Home: 17.6% Varsity Lakes — Worked from Home: 16.3%
Car (passenger) 4.1% / 5.1%
Burleigh Waters — Car (passenger): 4.1% Varsity Lakes — Car (passenger): 5.1%
Walked Only 2.1% / 2.3%
Burleigh Waters — Walked Only: 2.1% Varsity Lakes — Walked Only: 2.3%
Bicycle 1.5% / 1.1%
Burleigh Waters — Bicycle: 1.5% Varsity Lakes — Bicycle: 1.1%
Bus 0.9% / 1.5%
Burleigh Waters — Bus: 0.9% Varsity Lakes — Bus: 1.5%

Bars are drawn against the largest share shown (73.0%).

Setting

Burleigh Waters Varsity Lakes
Elevation 4 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 1.9 km
1.9 km to a named beach
 3.9 km
3.9 km to a named beach

NBN connectivity

Burleigh Waters Varsity Lakes
Connectivity score 74/100 71/100
Most common technology Hybrid fibre-coaxial Fibre to the node
Full-fibre (FTTP) share 12%
6,513 premises
 30%
6,705 premises

Climate

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

Federal electorate

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

Tags

Burleigh Waters

Coastal Parks Premium Regional Centre River Townhouses

Varsity Lakes

Parks Regional Centre River Townhouses

More comparisons

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Burleigh Waters vs Robina Burleigh Waters vs Mermaid Waters Burleigh Waters vs Burleigh Heads Burleigh Waters vs Miami

Other comparisons with Varsity Lakes

Varsity Lakes vs Robina Varsity Lakes vs Mudgeeraba Varsity Lakes vs Burleigh Heads Varsity Lakes vs Reedy Creek
Full data on Burleigh Waters 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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