Carrara vs Broadbeach Waters

In both, most households own their home. In Broadbeach Waters, the large majority of homes are detached houses. Houses cost more in Broadbeach Waters: a median of $2.59 million, against $1.24 million in Carrara, and rent is higher there too. On these figures, Carrara 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

Carrara

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 0)
  • has more childcare (6 vs 3)
  • carries lower crime risk (63/100 vs 91/100)
  • But Broadbeach Waters has more parks and reserves (19 vs 2)

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

First-home buyers

Carrara

ahead on 2 of the 4 things we measure here

  • has cheaper land ($871,666 vs $2,550,000)
  • has cheaper houses ($1,237,500 vs $2,591,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Carrara

ahead on the one thing that separates them

  • has cheaper rent ($450/wk vs $600/wk)

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

Commuting to the city

Carrara

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (58 min vs 66 min)
  • sits closer to the CBD (74.8 km vs 82.4 km)

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

Downsizers and retirees

Carrara

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (48% vs 22%)
  • carries lower crime risk (63/100 vs 91/100)

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

Investors

Carrara

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on houses (4.2% vs 2.9%)
  • returns a higher gross yield on units (5.6% vs 4.8%)

Weighs house yield, unit yield, and population growth.

Where they sit

Carrara and Broadbeach Waters drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Carrara Broadbeach Waters
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.

Carrara Broadbeach Waters
Walkability 51 / 57
Carrara — Walkability: 51/100 Broadbeach Waters — Walkability: 57/100
Safety 37 / 9
Carrara — Safety: 37/100 Broadbeach Waters — Safety: 9/100
Low fire risk 100 / 100
Carrara — Low fire risk: 100/100 Broadbeach Waters — Low fire risk: 100/100

Demographics

Carrara has more residents (13,138 vs 8,164); Broadbeach Waters rents higher ($600/wk vs $450/wk).

Carrara Broadbeach Waters
Population 13,138
+38% vs other
 8,164
Population trend (2016 → 2021) +8.9% +4.9%
Median age 42 43
Median household income $81,224/yr $107,744/yr
+33% vs other
Median weekly rent $450/wk $600/wk
+33% vs other

Age profile

Share of residents in each band, 2021 Census.

Carrara Broadbeach Waters
0-4 5.0% / 4.1%
Carrara — 0-4: 5.0% Broadbeach Waters — 0-4: 4.1%
5-14 11.6% / 11.1%
Carrara — 5-14: 11.6% Broadbeach Waters — 5-14: 11.1%
15-19 5.4% / 5.9%
Carrara — 15-19: 5.4% Broadbeach Waters — 15-19: 5.9%
20-24 5.0% / 6.1%
Carrara — 20-24: 5.0% Broadbeach Waters — 20-24: 6.1%
25-34 12.6% / 12.1%
Carrara — 25-34: 12.6% Broadbeach Waters — 25-34: 12.1%
35-44 13.1% / 12.7%
Carrara — 35-44: 13.1% Broadbeach Waters — 35-44: 12.7%
45-54 13.6% / 15.4%
Carrara — 45-54: 13.6% Broadbeach Waters — 45-54: 15.4%
55-64 12.9% / 13.2%
Carrara — 55-64: 12.9% Broadbeach Waters — 55-64: 13.2%
65-74 12.0% / 11.0%
Carrara — 65-74: 12.0% Broadbeach Waters — 65-74: 11.0%
75-84 7.1% / 5.9%
Carrara — 75-84: 7.1% Broadbeach Waters — 75-84: 5.9%
85+ 1.7% / 2.5%
Carrara — 85+: 1.7% Broadbeach Waters — 85+: 2.5%

Bars are drawn against the largest share shown (15.4%).

Who lives together

Household composition, 2021 Census.

Carrara 39.8% couple families
Carrara — Couple Families: 39.8% Carrara — Lone Person: 34.6% Carrara — One Parent Families: 18.0% Carrara — Group Household: 6.0% Carrara — Other Families: 1.6%
Broadbeach Waters 44.3% couple families
Broadbeach Waters — Couple Families: 44.3% Broadbeach Waters — Lone Person: 30.6% Broadbeach Waters — One Parent Families: 13.3% Broadbeach Waters — Group Household: 9.8% Broadbeach Waters — Other Families: 2.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Carrara 28.2% renting
Carrara — Owned Outright: 32.4% Carrara — Mortgage: 39.5% Carrara — Renting: 28.2%
Broadbeach Waters 23.2% renting
Broadbeach Waters — Owned Outright: 40.4% Broadbeach Waters — Mortgage: 36.5% Broadbeach Waters — Renting: 23.2%
Owned outright Mortgage Renting

Qualifications

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

Carrara Broadbeach Waters
Certificate III & IV 16.5% / 14.0%
Carrara — Certificate III & IV: 16.5% Broadbeach Waters — Certificate III & IV: 14.0%
Bachelor Degree 11.9% / 16.1%
Carrara — Bachelor Degree: 11.9% Broadbeach Waters — Bachelor Degree: 16.1%
Advanced Diploma / Diploma 9.8% / 9.9%
Carrara — Advanced Diploma / Diploma: 9.8% Broadbeach Waters — Advanced Diploma / Diploma: 9.9%
Postgraduate Degree 3.3% / 4.4%
Carrara — Postgraduate Degree: 3.3% Broadbeach Waters — Postgraduate Degree: 4.4%
Graduate Diploma / Certificate 1.8% / 1.7%
Carrara — Graduate Diploma / Certificate: 1.8% Broadbeach Waters — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (16.5%).

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.

Carrara Broadbeach Waters
New Zealand 7.2% / 6.3%
Carrara — New Zealand: 7.2% Broadbeach Waters — New Zealand: 6.3%
England 5.0% / 4.9%
Carrara — England: 5.0% Broadbeach Waters — England: 4.9%
China 1.2% / 1.7%
Carrara — China: 1.2% Broadbeach Waters — China: 1.7%
South Africa 1.6% / 1.2%
Carrara — South Africa: 1.6% Broadbeach Waters — South Africa: 1.2%
Philippines 0.8% / 0.6%
Carrara — Philippines: 0.8% Broadbeach Waters — Philippines: 0.6%
Brazil — / 1.3%
Carrara — Brazil: not among its largest Broadbeach Waters — Brazil: 1.3%

Bars are drawn against the largest share shown (7.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Carrara 52.1% houses
Carrara — Houses: 52.1% Carrara — Townhouses: 33.7% Carrara — Flats / Apartments: 14.2%
Broadbeach Waters 78.3% houses
Broadbeach Waters — Houses: 78.3% Broadbeach Waters — Townhouses: 6.4% Broadbeach Waters — Flats / Apartments: 15.2%
Houses Townhouses Flats / Apartments

Property market

Carrara Broadbeach Waters
Median house price $1,237,500 $2,591,000
Median unit price $867,500 $920,000
Median land price $871,666 $2,550,000
Typical days to sell (houses) 24 days
from 108 sales
 30 days
from 150 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.

Carrara Broadbeach Waters
1 bed $685K / $731K
Carrara — 1 bed: $685K (6 sales) Broadbeach Waters — 1 bed: $731K (7 sales)

6 vs 7 sales

2 bed $820K / $920K
Carrara — 2 bed: $820K (26 sales) Broadbeach Waters — 2 bed: $920K (19 sales)

26 vs 19 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.

Carrara Broadbeach Waters
3 bed $1.12M / $1.95M
Carrara — 3 bed: $1.12M (95 sales) Broadbeach Waters — 3 bed: $1.95M (45 sales)

95 vs 45 sales

4 bed $1.3M / $2.49M
Carrara — 4 bed: $1.3M (79 sales) Broadbeach Waters — 4 bed: $2.49M (108 sales)

79 vs 108 sales

5 bed $1.66M / $3.71M
Carrara — 5 bed: $1.66M (22 sales) Broadbeach Waters — 5 bed: $3.71M (44 sales)

22 vs 44 sales

Development activity

Carrara Broadbeach Waters
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.

Carrara Broadbeach Waters
Houses 4.2%
$950/wk on $1.18M
 2.9%
$1,515/wk on $2.75M
Units 5.6%
$950/wk on $874K
 4.8%
$800/wk on $870K

Ranking within QLD

Carrara Broadbeach Waters
House price —
same for both
Income Higher than 53% of QLD Higher than 80% of QLD
Schools Higher than 42% of QLD —
Walkability Higher than 87% of QLD Higher than 89% of QLD
Affordability —
same for both
EV adoption Higher than 84% of QLD Higher than 92% of QLD
NBN connectivity Higher than 89% of QLD Higher than 84% of QLD
Rental yield (houses) Higher than 64% of QLD Higher than 9% of QLD
Rental yield (units) Higher than 84% of QLD Higher than 65% of QLD

Liveability

Broadbeach Waters scores higher overall (58 vs 51).

Carrara Broadbeach Waters
Grade B
same for both
Score 51/100 58/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 10/10

Risk profile

Broadbeach Waters carries more crime risk (91 vs 63).

Carrara Broadbeach Waters
Bushfire None
0/100
same for both
Crime Moderate
63/100
 High
91/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 1
within 5 km

Schools

Carrara Broadbeach Waters
Inside the suburb 3 0
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km 2
Gold Coast campus, 6.2 km
 2
Gold Coast campus, 5.3 km
Full-time students aged 15–24 1.7% 2.4%

Schools in Carrara

  • Josiah College Independent · Combined · Special school at peers
  • Emmanuel College Independent · Combined below peers
  • Australian International Islamic College - Carrara Campus Independent · Combined

Schools in Broadbeach Waters

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Carrara Broadbeach Waters
Supermarkets 2
same for both
Cafes & restaurants 8 5
Parks & reserves 2 19
Childcare 6 3
GPs 4 3
Pharmacies 2 4
Banks & Bank@Post 0 6
Fuel stations 1
same for both
EV chargers 1 2
Waterways 13 1

Mobility

Broadbeach Waters sits further from the CBD (82.4 km vs 74.8 km).

Carrara Broadbeach Waters
Walkability score 51/100 57/100
Distance to Brisbane 74.8 km 82.4 km
+10% vs other
Drive time (normal traffic) 58 min 66 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 50.0
7-9am + 5-7pm
 126.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.1%
postcode 4211
 1.7%
postcode 4218
Rooftop solar per 100 dwellings 66
postcode 4211
 32
postcode 4218

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.

Carrara Broadbeach Waters
Car (driver) 76.9% / 67.9%
Carrara — Car (driver): 76.9% Broadbeach Waters — Car (driver): 67.9%
Worked from Home 15.4% / 21.2%
Carrara — Worked from Home: 15.4% Broadbeach Waters — Worked from Home: 21.2%
Car (passenger) 4.5% / 4.3%
Carrara — Car (passenger): 4.5% Broadbeach Waters — Car (passenger): 4.3%
Walked Only 1.3% / 2.5%
Carrara — Walked Only: 1.3% Broadbeach Waters — Walked Only: 2.5%
Bus 0.9% / 1.3%
Carrara — Bus: 0.9% Broadbeach Waters — Bus: 1.3%
Bicycle 0.3% / 1.5%
Carrara — Bicycle: 0.3% Broadbeach Waters — Bicycle: 1.5%

Bars are drawn against the largest share shown (76.9%).

Setting

Carrara Broadbeach Waters
Elevation -1 m
above sea level, at the suburb centre
 3 m
above sea level, at the suburb centre
Distance to the ocean 6.6 km 2.0 km
2.0 km to a named beach

NBN connectivity

Carrara Broadbeach Waters
Connectivity score 77/100 74/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 21%
5,398 premises
 2%
4,320 premises

Climate

Carrara Broadbeach Waters
Annual rainfall 1,556 mm 1,351 mm
Summer max (Jan) 28.7°C 28.9°C
Winter min (Jul) 10.8°C 12.5°C

Air quality (annual mean)

Carrara Broadbeach Waters
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

Carrara Broadbeach Waters
Average residential rate $1,298/yr
same for both
Council Gold Coast
same for both

Federal electorate

Carrara Broadbeach Waters
Division Moncrieff
same for both
Member Angie Bell
same for both
Party Liberal National Party of Queensland
same for both

First Home Owner Grant

Carrara Broadbeach Waters
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Carrara

Regional Centre Townhouses

Broadbeach Waters

Coastal Luxury Parks Quiet Regional Centre

More comparisons

Other comparisons with Carrara

Carrara vs Nerang Carrara vs Ashmore Carrara vs Benowa Carrara vs Merrimac Carrara vs Highland Park Carrara vs Worongary

Other comparisons with Broadbeach Waters

Broadbeach Waters vs Surfers Paradise Broadbeach Waters vs Mermaid Waters Broadbeach Waters vs Benowa Broadbeach Waters vs Broadbeach Broadbeach Waters vs Bundall Broadbeach Waters vs Clear Island Waters
Full data on Carrara Full data on Broadbeach Waters
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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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