Burleigh Waters (QLD 4218) in Focus 2026: $1,860,000 Median, 4.1% Yield & 79/100 R-Score

Market Classification: Established Family & Commuter Corridor · R-Score: 79/100 (National Rank #3,320 of 15,286) · Street Average: 60/100 across 195 streets.

Burleigh Waters (QLD 4218) represents a bread-and-butter Australian family housing market($1,860,000 median price, $1450/wk rent, 4.1% gross yield) supported by +7.1% 3-year council population movement. Here, investment returns are determined almost entirely by micro-location: separating quiet, >65% owner-occupied pockets from main-road or high-public-housing blocks.

Below is our full September 2026 quantitative and street-level breakdown for Burleigh Waters (QLD 4218), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Gold Coast (QLD), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 8,216 residential addresses.

1. Burleigh Waters (QLD) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)

Over the past 12 months, Burleigh Waters’s median house price moved +1.1% (from $1,840,000 to $1,860,000), bringing its 3-year cumulative price movement to +8.6% (from $1,712,000 three years ago). On the rental side, median weekly asking rents moved +3.6% over the past year to $1450/wk (+42.3% over 36 months), equating to a 4.1% gross rental yield. Compared with 12 months ago—when Burleigh Waters carried an R-Score of 87/100—its current composite R-Score of 79/100 represents a -8-point shift in underlying market pressure.

Indicator / R-Score Pillar	Burleigh Waters (QLD) Current	12-Month / 36-Month Context
Composite Suburb R-Score	79 / 100	Ranked #3,320 of 15,286 suburbs (was 87/100 12m ago)
Median House Price	$1,860,000	12m change: +1.1% · 36m change: +8.6%
Median Weekly Rent & Gross Yield	$1450/wk (4.1%)	12m rent change: +3.6% · 36m rent change: +42.3%
Rental Vacancy & Days on Market	2.1% vacancy	Median selling time: 46 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	38 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	36 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	57 / 100	Measures short/medium-term price velocity vs Gold Coast & QLD
Pillar 4: Yield Pressure	62 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Burleigh Waters (QLD)

Why do two 4-bedroom houses in Burleigh Waters achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 8,216 addresses across 195 streets in Burleigh Waters through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 96 streets (58% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Burleigh Waters rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 50 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 20 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Burleigh Waters (QLD)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 195 streets in Burleigh Waters):

Top Street in Burleigh Waters	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Stingray Crescent	100/100	22	96%	0%	$1895/wk (6.3%)
#2 Palmyra Court	100/100	19	96%	0%	$1895/wk (6.3%)
#3 Seychelles Court	100/100	14	96%	0%	$1895/wk (6.3%)
#4 Crozet Court	100/100	11	96%	0%	$1895/wk (6.3%)
#5 Mustique Court	100/100	10	96%	0%	$1895/wk (6.3%)

Streets Where Block-Level Tenure Trails the Burleigh Waters Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Burleigh Waters:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Bushtree Court	25/100	30	76%	10.6%	$845/wk
Whipbird Court	25/100	28	76%	10.6%	$845/wk
Coachwood Court	25/100	24	76%	10.6%	$845/wk

3. Economic & Supply Drivers in Gold Coast Council (Queensland)

Burleigh Waters sits within the Gold Coast Local Government Area, which has a residential population of approximately 691,230 (+7.1% population movement over the past 3 years) and 239,549 total dwellings. Three council-level fundamentals shape Burleigh Waters’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Gold Coast are Health Care and Social Assistance (13%), Retail Trade (12%), Accommodation and Food Services (11%), Construction (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Gold Coast approved 3% new dwelling stock (~7,611.857 dwellings). Because new approvals exceed 1.8% of stock, investors in Burleigh Waters must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Gold Coast currently has $21.1 billion in tracked major infrastructure projects (placing it in the 95th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Burleigh Waters (September 2026)

What does it actually cost to acquire and hold a typical house in Burleigh Waters at today’s median price of $1,860,000 and median rent of $1450/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Burleigh Waters Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,860,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$461,280	$372,000 deposit (80% LVR) + ~$89,280 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,488,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$75,400/yr ($1450/wk)	4.1% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$113,460/yr	Assumes 6.25% interest-only ($93,000/yr) + ~1.1% for council rates, insurance & property management ($20,460/yr)
Pre-Tax Weekly Cashflow Position	-$732/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Burleigh Waters—And 3 Rules Before You Make an Offer

Solid 79/100 R-Score Backed by Gold Coast Fundamentals. Based on our September 2026 data, Burleigh Waters is best suited to higher-income professionals, medical practitioners, and upgraders with strong cashflow buffers targeting scarce land in an owner-occupier dominated suburb.

1. Never Buy Blind on the Suburb Median: In Burleigh Waters, 20 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Burleigh Waters Street Score Hub and target the 96 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Stingray Crescent, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.