Labrador vs Biggera Waters

In both, about half of households rent and about half of households are people living alone. In Biggera Waters, most homes are flats or apartments. Houses cost more in Biggera Waters: a median of $1.24 million, against $955,000 in Labrador, and rent is higher there too. On these figures, Labrador 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

Labrador

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (26 vs 7)
  • has more childcare (7 vs 2)

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

First-home buyers

Labrador

ahead on the one thing that separates them

  • has cheaper houses ($955,000 vs $1,240,000)

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

Renters

Labrador

ahead on the one thing that separates them

  • has cheaper rent ($380/wk vs $430/wk)

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

Commuting to the city

Biggera Waters

ahead on 2 of the 4 things we measure here

  • is more walkable (79/100 vs 69/100)
  • sits closer to the CBD (70.7 km vs 73.1 km)

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

Downsizers and retirees

Biggera Waters

ahead on the one thing that separates them

  • is more walkable (79/100 vs 69/100)

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

Investors

They split

one each way, out of the 3 things we measure here

  • Labrador returns a higher gross yield on houses (4.9% vs 3.0%)
  • Biggera Waters is growing faster (16.9% vs 2.1%)

Weighs house yield, unit yield, and population growth.

Where they sit

Labrador and Biggera 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.

Labrador Biggera 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.

Labrador Biggera Waters
Walkability 69 / 79
Labrador — Walkability: 69/100 Biggera Waters — Walkability: 79/100
Safety 22 / 19
Labrador — Safety: 22/100 Biggera Waters — Safety: 19/100
Low fire risk 100 / 100
Labrador — Low fire risk: 100/100 Biggera Waters — Low fire risk: 100/100

Demographics

Labrador has more residents (18,643 vs 9,973); Biggera Waters rents higher ($430/wk vs $380/wk).

Labrador Biggera Waters
Population 18,643
+47% vs other
 9,973
Population trend (2016 → 2021) +2.1% +16.9%
Median age 45 44
Median household income $61,776/yr $68,328/yr
+11% vs other
Median weekly rent $380/wk $430/wk
+13% vs other

Age profile

Share of residents in each band, 2021 Census.

Labrador Biggera Waters
0-4 4.2% / 3.9%
Labrador — 0-4: 4.2% Biggera Waters — 0-4: 3.9%
5-14 8.3% / 7.8%
Labrador — 5-14: 8.3% Biggera Waters — 5-14: 7.8%
15-19 4.2% / 4.7%
Labrador — 15-19: 4.2% Biggera Waters — 15-19: 4.7%
20-24 6.1% / 7.1%
Labrador — 20-24: 6.1% Biggera Waters — 20-24: 7.1%
25-34 14.3% / 15.6%
Labrador — 25-34: 14.3% Biggera Waters — 25-34: 15.6%
35-44 12.8% / 12.0%
Labrador — 35-44: 12.8% Biggera Waters — 35-44: 12.0%
45-54 13.4% / 13.4%
Labrador — 45-54: 13.4% Biggera Waters — 45-54: 13.4%
55-64 13.5% / 13.7%
Labrador — 55-64: 13.5% Biggera Waters — 55-64: 13.7%
65-74 12.6% / 12.3%
Labrador — 65-74: 12.6% Biggera Waters — 65-74: 12.3%
75-84 7.7% / 6.8%
Labrador — 75-84: 7.7% Biggera Waters — 75-84: 6.8%
85+ 3.1% / 2.7%
Labrador — 85+: 3.1% Biggera Waters — 85+: 2.7%

Bars are drawn against the largest share shown (15.6%).

Who lives together

Household composition, 2021 Census.

Labrador 50.5% lone person
Labrador — Lone Person: 50.5% Labrador — Couple Families: 21.0% Labrador — One Parent Families: 18.2% Labrador — Group Household: 8.4% Labrador — Other Families: 2.0%
Biggera Waters 46.9% lone person
Biggera Waters — Lone Person: 46.9% Biggera Waters — Couple Families: 24.3% Biggera Waters — One Parent Families: 17.6% Biggera Waters — Group Household: 9.0% Biggera Waters — Other Families: 2.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Labrador 47.8% renting
Labrador — Owned Outright: 25.2% Labrador — Mortgage: 27.0% Labrador — Renting: 47.8%
Biggera Waters 48.3% renting
Biggera Waters — Owned Outright: 26.9% Biggera Waters — Mortgage: 24.8% Biggera Waters — Renting: 48.3%
Owned outright Mortgage Renting

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.

Labrador Biggera Waters
New Zealand 8.2% / 7.7%
Labrador — New Zealand: 8.2% Biggera Waters — New Zealand: 7.7%
England 4.4% / 4.8%
Labrador — England: 4.4% Biggera Waters — England: 4.8%
China 1.2% / 3.1%
Labrador — China: 1.2% Biggera Waters — China: 3.1%
India 1.6% / 1.2%
Labrador — India: 1.6% Biggera Waters — India: 1.2%
Philippines 1.6% / 1.0%
Labrador — Philippines: 1.6% Biggera Waters — Philippines: 1.0%

Bars are drawn against the largest share shown (8.2%).

Qualifications

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

Labrador Biggera Waters
Certificate III & IV 16.3% / 15.7%
Labrador — Certificate III & IV: 16.3% Biggera Waters — Certificate III & IV: 15.7%
Bachelor Degree 11.0% / 12.0%
Labrador — Bachelor Degree: 11.0% Biggera Waters — Bachelor Degree: 12.0%
Advanced Diploma / Diploma 9.0% / 10.2%
Labrador — Advanced Diploma / Diploma: 9.0% Biggera Waters — Advanced Diploma / Diploma: 10.2%
Postgraduate Degree 3.7% / 4.3%
Labrador — Postgraduate Degree: 3.7% Biggera Waters — Postgraduate Degree: 4.3%
Graduate Diploma / Certificate 1.4% / 1.6%
Labrador — Graduate Diploma / Certificate: 1.4% Biggera Waters — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (16.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Labrador 32.3% flats / apartments
Labrador — Flats / Apartments: 32.3% Labrador — Townhouses: 48.7% Labrador — Houses: 19.0%
Biggera Waters 60.9% flats / apartments
Biggera Waters — Flats / Apartments: 60.9% Biggera Waters — Townhouses: 18.7% Biggera Waters — Houses: 20.4%
Flats / Apartments Townhouses Houses

Property market

Labrador Biggera Waters
Median house price $955,000 $1,240,000
Median unit price $795,000 $785,000
Median land price $1,320,000 $1,450,000
Typical days to sell (houses) 31 days
from 86 sales
 25 days
from 39 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.

Labrador Biggera Waters
2 bed $810K / $840K
Labrador — 2 bed: $810K (61 sales) Biggera Waters — 2 bed: $840K (10 sales)

61 vs 10 sales

3 bed $1M / $1.2M
Labrador — 3 bed: $1M (84 sales) Biggera Waters — 3 bed: $1.2M (29 sales)

84 vs 29 sales

4 bed $1.34M / $1.74M
Labrador — 4 bed: $1.34M (29 sales) Biggera Waters — 4 bed: $1.74M (20 sales)

29 vs 20 sales

5 bed $1.29M / $1.86M
Labrador — 5 bed: $1.29M (6 sales) Biggera Waters — 5 bed: $1.86M (5 sales)

6 vs 5 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.

Labrador Biggera Waters
1 bed $630K / $554K
Labrador — 1 bed: $630K (35 sales) Biggera Waters — 1 bed: $554K (30 sales)

35 vs 30 sales

2 bed $781K / $778K
Labrador — 2 bed: $781K (163 sales) Biggera Waters — 2 bed: $778K (153 sales)

163 vs 153 sales

3 bed $1.02M / $900K
Labrador — 3 bed: $1.02M (54 sales) Biggera Waters — 3 bed: $900K (54 sales)

54 vs 54 sales

4 bed $1.1M / $1.03M
Labrador — 4 bed: $1.1M (6 sales) Biggera Waters — 4 bed: $1.03M (6 sales)

6 vs 6 sales

Development activity

Labrador Biggera 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.

Labrador Biggera Waters
Houses 4.9%
$822/wk on $864K
 3.0%
$865/wk on $1.49M
Units 5.0%
$750/wk on $780K
 4.7%
$760/wk on $849K

Ranking within QLD

Labrador Biggera Waters
House price —
same for both
Income Higher than 27% of QLD Higher than 35% of QLD
Schools —
same for both
Walkability Higher than 91% of QLD Higher than 95% of QLD
Affordability —
same for both
EV adoption Higher than 93% of QLD Higher than 89% of QLD
NBN connectivity Higher than 86% of QLD Higher than 85% of QLD
Rental yield (houses) Higher than 90% of QLD Higher than 11% of QLD
Rental yield (units) Higher than 73% of QLD Higher than 59% of QLD

Liveability

Biggera Waters scores higher overall (54 vs 47); Biggera Waters is more walkable (79 vs 69).

Labrador Biggera Waters
Grade C B
Score 47/100 54/100
Socio-economic band below-average income
decile 3/10
 mid-range socio-economic
decile 5/10

Risk profile

Labrador Biggera Waters
Bushfire None
0/100
same for both
Crime High
78/100
 High
81/100
Flood —
same for both
Coastal erosion Moderate
52/100
 Low
14/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

Labrador Biggera Waters
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 1
Gold Coast, 3.0 km
 1
Gold Coast, 4.8 km
Full-time students aged 15–24 1.8% 2.1%

Schools in Labrador

  • Labrador State School Government · Primary below peers

Schools in Biggera Waters

  • Biggera Waters State School Government · Primary at peers

Amenities in the suburb

Labrador Biggera Waters
Supermarkets 3 2
Cafes & restaurants 28 9
Parks & reserves 26 7
Childcare 7 2
GPs 5
same for both
Pharmacies 2 3
Banks & Bank@Post 2
same for both
Fuel stations 4 0
Waterways 8 0

Mobility

Labrador sits further from the CBD (73.1 km vs 70.7 km).

Labrador Biggera Waters
Walkability score 69/100 79/100
Distance to Brisbane 73.1 km
+3% vs other
 70.7 km
Drive time (normal traffic) 57 min 60 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 202.2
7-9am + 5-7pm
 106.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.9%
postcode 4215
 1.4%
postcode 4216
Rooftop solar per 100 dwellings 21
postcode 4215
 44
postcode 4216

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.

Labrador Biggera Waters
Car (driver) 74.1% / 75.0%
Labrador — Car (driver): 74.1% Biggera Waters — Car (driver): 75.0%
Worked from Home 12.6% / 13.3%
Labrador — Worked from Home: 12.6% Biggera Waters — Worked from Home: 13.3%
Car (passenger) 5.6% / 5.1%
Labrador — Car (passenger): 5.6% Biggera Waters — Car (passenger): 5.1%
Walked Only 2.6% / 2.8%
Labrador — Walked Only: 2.6% Biggera Waters — Walked Only: 2.8%
Bus 2.5% / 1.6%
Labrador — Bus: 2.5% Biggera Waters — Bus: 1.6%

Bars are drawn against the largest share shown (75.0%).

Setting

Labrador Biggera Waters
Elevation 4 m
above sea level, at the suburb centre
 2 m
above sea level, at the suburb centre
Distance to the ocean 1.0 km
1.1 km to a named beach
 1.2 km
1.9 km to a named beach

NBN connectivity

Labrador Biggera Waters
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 10%
11,070 premises
 6%
4,819 premises

Climate

Labrador Biggera Waters
Annual rainfall 1,351 mm
same for both
Summer max (Jan) 28.9°C
same for both
Winter min (Jul) 12.5°C
same for both

Air quality (annual mean)

Labrador Biggera 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

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

Federal electorate

Labrador Biggera Waters
Division Fadden
same for both
Member Cameron Caldwell
same for both
Party Liberal National Party of Queensland
same for both

First Home Owner Grant

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

Tags

Labrador

Apartments Beach Coastal Parks Regional Centre River Townhouses Urban

Biggera Waters

Apartments Coastal Parks Regional Centre Urban

More comparisons

Other comparisons with Labrador

Labrador vs Southport Labrador vs Arundel Labrador vs Main Beach

Other comparisons with Biggera Waters

Biggera Waters vs Arundel Biggera Waters vs Coombabah Biggera Waters vs Runaway Bay Biggera Waters vs Main Beach Biggera Waters vs South Stradbroke
Full data on Labrador Full data on Biggera Waters
Unlock full address-level data — $29/month

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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