Burleigh Heads is a seaside suburb of the Gold Coast, Queensland situated approximately half way between Surfers Paradise and Coolangatta. Burleigh Heads is known for its beautiful headland, incredible waterway; Tallebudgera Creek and world class point surf break. It is situated between Palm Beach, Miami, Burleigh Waters & Varsity Lakes.
A relaxed surfside town was Burleigh Heads decades ago, with very little industry behind it. Today, it is one of the most in demand locations on the coast and is one of the most liveable locations in Queensland. Burleigh Heads is often a location known well worldwide, particularly to competition surfers.
Lifestyle
Burleigh Heads is a coastal lovers dream town; it has one of the best surf breaks in the world, a beautiful headland full of great walks, and has an excellent town centre full of things to do.
Residents of Burleigh Heads enjoy a very active lifestyle; there are many surfers, athletes and other active individuals who call it home. Burleigh Heads National Park has some of the best coastal walks on the coast with incredible views at Tumgun & Jebbribillum lookouts.
Justin’s Park, Burleigh Ridge Park, Herbert Park & Tallebudgera Creek Conservation park all provide even greater space for residents to enjoy the outdoors.
Burleigh residents also enjoy a great lifestyle location for shops. Close to the headland and Gold Coast Highway there is a plaza style street of shops along James Street. Burleigh Pavillion and Burleigh Heads Bowls club are also extremely popular. Water sports such as surfing and surf lifesaving are among the most popular, though soccer, cricket and particularly rugby league are also popular. They are played in the local neighbouring such as Varsity Lakes.
School Zones
Burleigh Heads has many schools, fairly close by. Many of the more affluent residents send their children to The Southport School, about 20 minutes north. This is the main private independent school of the Gold Coast and quite highly rated.
Primary students generally attend Burleigh Heads State School, just off the Gold Coast Highway. Some Catholic students attend Marymount Catholic Primary School towards the back end of the suburb.
Most adolescent residents attend Miami State High School in neighbouring Miami.
Children of special needs can attend both Burleigh Heads Special Preschool and Currumbin Community Special School.
It should be noted that many of these schools are easily accessible by either walking or public transport depending on where they live within the suburb. West Burleigh Road & the Gold Coast Highway have regular services all over the suburb.
Demographics
Once a relaxed seaside surf town, Burleigh Heads was a hub for retirees or those looking to live a quiet coastal lifestyle. In recent decades, this has changed quite significantly, with the median household income increasing from $898 to $1,600 per week between 2006 and 2021.
Burleigh households have also increased their equity quite significantly in recent years. In 2021, the median price reached above $1.5 million, though many places particularly towards the water and Burleigh Headland we’re attracting sums well over $3 million.
Burleigh Heads is a suburb of mixed demographics. In many parts, there are long older term residents and wealthier families. They particularly reside close to the water and headland. In the smaller apartments and townhouses, many younger lifestyle based residents live.
In recent years, there has been a significant increase in the number of professional workers, increasing to around 40% as of 2021. Burleigh is also a suburb where there many wealthier tradies live, particularly builders. A lot of wealth has been generated through high rise developments through the water, which is a very attractive option for developers.
Employment
As previously mentioned, there is a large number of residents in professional services. A large chunk of these professionals are within education, engineering, and state government administration. This is largely due to the presence of schools, government offices and building companies close by.
Building & Construction is also a very large employer, employing over 12% of residents. This again is largely due to the presence of great development zoning in Burleigh Heads.
Most of the café’s and restaurants are home to the younger residents of the suburb who enjoy the coastal lifestyle. Often many of these residents live in shared accommodation nearby.
Most of the larger residents in Burleigh Heads have been owned for generations, and often are sold to developers who look to build up converting larger blocks into apartment complexes.
Transport
Buses are the main form of transport in Burleigh Heads. Routes along West Burleigh Road and the Gold Coast Highway provide regular services towards Coolangatta, Surfers Paradise and west towards Varsity Lakes and Mudgeeraba.
Varsity Lakes station is within 10 minutes of Burleigh Heads and provides regularly train services to Brisbane, where residents can change and travel further north to Nambour in the Sunshine Coast.
Most local working residents in Burleigh tend to either drive to work, if it is further than 20 minutes away or simply walk if it is local. Many of the younger residents here who work in the suburb also ride into work, due to the fantastic climate and easy nature of riding in.
Shopping Centre's, Restaurants & Facilities
urleigh Heads has one of the best array of facilities in all of the Gold Coast. Many residents enjoy James Street towards the headland where there is an array of upmarket and international cuisine. In recent years there has been a particular upmarket effect on this region with higher end restaurants such as Light Years being a part of Burleigh.
The famous Burleigh Pavillion and Burleigh Heads Bowling Club provide a great atmosphere for young people in the suburb and are world renown. Regularly these locations are booked out, particularly in the school holiday period.
There is a large shopping and industrial centre towards the west of the suburb; Stockland Burleigh Heads Shopping Centre. Here there are many outdoor living shops such as Tentworld and Anaconda.
Being fairly close to Mermaid Beach and Broadbeach, most Burleigh resident travel north to Pacific Fair Shopping Centre to do their shopping, one of the largest in the Southern Hemisphere. Here everything can be found from upmarket boutique clothing stores, to food, to lifestyle stores.
Burleigh Heads has some of the best health clubs in Australia. These include running clubs, health clubs and other wellness clubs. It should be noted that Burleigh Heads and North Burleigh Surf Lifesaving Clubs are some of the most well known surf clubs in Australia. It is also close to Northcliff Surf Lifesaving Club, regularly rated as the best in the nation.
Development
Burleigh Heads was once a very low density surf town, though since the early 1990’s, it has become a medium and high density location due to the overall demand and lack of available land.
Close to the headland particularly east of the Gold Coast Highway, zoning promotes high density development. Here there are many high rise blocks of apartments over 10 stories high. In recent years there has been many that are beautifully architecturally designed, with great deep garages to suit locals lifestyles.
In many of the quieter pockets, such as Koala Park close to Tallebudgera Creek there are mostly single detached houses. Commonly in Burleigh Heads many of these residences are freshly renovated, also sometimes completely knocked down and rebuilt. It is very common for these residences to be some of the most expensive in the suburb for single dwellings as they are often very modern and multi story with a high level of fixtures and fittings.
There are some townhouse dwellings in Burleigh Heads too, often close to the main centre of Burleigh Heads close to the headland and Gold Coast Highway.
Capital Growth
Burleigh Heads is a top 5 location for capital growth for houses in the Gold Coast. It is consistently one of the most in demand suburbs in Queensland. In recent years, this has been particularly strong from residents in southern states such as New South Wales & Victoria.
Burleigh Heads averages 8% growth throughout the suburb year on year. Many pockets of Burleigh Heads have performed well above this, closer to 10%. Units and townhouses generally average between 3-5% capital growth year on year. This is largely due to the large scale of developments in the suburb, affecting the supply and demand ratio.
It should be noted that land is extremely scarce is Burleigh Heads, large blocks attract major attention from many buyers, particularly developers.
Cash Flow
Yield for houses in Burleigh Heads is some of the best in the nation for dwellings above $1 million. Houses generally yield between 3.5-4% on average. This is due to the high demand for lifestyle, and residents are generally geared to pay significantly more to live by this stretch of the coast.
Units generally also have strong yield, generally averaging between 5-6%. Again this is largely due to the location of the units being extremely high in demand.
Burleigh has some of the highest rental increases year on year in the past 5 years in Australia. It is now not uncommon to find units leasing for above $800 per week and houses above $1,500 per week. Pre-2017 averages were closer to $500 per week and $750 per week respectively.
Rental Demand
Vacancy rates for houses in Burleigh Heads generally average around 2%. This is largely dependent on the pocket they are within. Many of the larger dwellings with a high level of fixtures and fittings average closer to 1% vacancy rates and are high in demand.
Units and townhouses generally average between 2.5-3% vacancy rates. This is largely due to the changing nature of many residents in the suburb, common with lifestyle based residents.
Demand for rentals is very strong close to the water and headland, most residences here also do not have parking if they were built more than 20 years ago. Residences with larger interiors and parking spaces generally also attract a higher demand.
Why You Require a Buyers Agent in Burleigh Heads
Burleigh Heads sits in a pocket of the Gold Coast that attracts everyone; lifestyle based younger residents, families who enjoy wide open spaces, developers wishing to create wealth through excellent zoning and professionals who enjoy a short commute to work with a great lifestyle. All of these factors create an excess demand, regardless of Burleigh Heads having very limited supply.
Many of Burleigh’s most in demand pockets have no supply of land for months on end, only to create a bidding war for when this supply hits market. Often prospective buyers can be put off by this, particularly for larger blocks in high density zoned areas. Many are outbid in a single bid by wealthy developers and prospective buyers, creating a very difficult scenario.
Finally, homes in many of these pockets are sold exclusively off market to agents databases, particularly homes owned by high profile individuals. This is an increasingly common theme throughout the wealthier pockets of Burleigh Heads. The excess demand, limited supply, high competition, and access issues to stock are all extremely important reasons as to why having someone with a strong level of experience in Burleigh Heads is required.
An informed buyer with great experience allows purchasers to buy with ease, saving thousands on the way in and making potentially millions in years to come.
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