Property management in Burleigh Waters
Gold Coast property management
Owning a rental house in Burleigh Waters means letting the suburb's main kind of rental: 549 of its 1,091 rented homes are houses. Burleigh Waters is a lake and canal suburb of the City of Gold Coast, between Robina, Varsity Lakes, Miami and Burleigh Heads. This guide covers what Burleigh Waters rents for, what it is like to live in, and how we would manage your property here.
Your property in Burleigh Waters
Almost two in five Burleigh Waters homes have four bedrooms or more
Of the suburb’s 5,404 homes, 2,030 have four bedrooms or more, and most of the rest have three. Six in ten families here are couples or single parents with children living at home. A large house and garden are more to look after, and you won’t see either between tenancies unless someone shows you. Routine inspections come every 14 to 17 weeks, with a detailed report and quality photos sent to you, so you know your property’s condition.
Between inspections, you should be able to see what is happening without asking. Your own owner portal, showing your statements, bills, inspection reports and repair jobs at any time. Grant Drennan, our founder and Director, is an investor himself and the constant behind every property we manage. Start with a free Investor Portfolio Review: a look at your whole portfolio, not just the one property. Rental appraisals are free, with no obligation.
Nearby guides: Miami, Varsity Lakes, Mermaid Waters.
Burleigh Waters rents
What new Burleigh Waters tenancies were signed at last quarter
You want to know what Burleigh Waters rents for before you decide anything. Here are the RTA’s median weekly rents for new tenancies in Burleigh Waters, by type and bedroom.
| Type and bedrooms | Median weekly rent | Quarter |
|---|---|---|
| All homes | $1,000 | September 2026 |
| House, 3 bedrooms | $1,075 | September 2026 |
| House, 4 bedrooms | $1,350 | September 2026 |
| Unit, 2 bedrooms | $795 | September 2026 |
The two-bedroom unit figure rests on 13 new leases, so read it as a guide. Too few townhouses were leased in the quarter for the RTA to publish a townhouse median.
Source: Residential Tenancies Authority (Queensland), median weekly rents for new bonds, September quarter 2026, licensed under CC BY 4.0.
A median is the middle of every new lease across the suburb, not a figure for your home. A free rental appraisal tells you what yours would rent for.
Living in Burleigh Waters
Much of Burleigh Waters was swamp until it was developed from the 1970s
Burleigh Waters was developed in stages from the 1970s on land that was largely Stephens Swamp, and was officially named and bounded in 1981, taking its name from Burleigh Head. Part of the swamp remains as wetland. Five lakes are named in the suburb: Lake Heron, Miami Lake, Swan Lake, Pelican Lake and Burleigh Lake.
Despite its name, Stockland Burleigh Heads shopping centre, on West Burleigh Road, is in Burleigh Waters. The Burleigh Waters Branch Library on Christine Avenue dates from 1991, Marymount College from 1967 and Caningeraba State School from 1987.
Burleigh Waters at the 2021 Census
Source: Australian Bureau of Statistics, 2021 Census.
Schools
Burleigh Waters has its own state primary school, but no state high school
State primary schools: most of the suburb is in the catchment of Caningeraba State School, which is in Burleigh Waters. About a quarter is in the Burleigh Heads State School catchment, and a small part in Miami State School’s.
State secondary schools: there is no state high school in Burleigh Waters. Almost all of the suburb is in the Miami State High School catchment for Years 7 to 12, and a small part is in Varsity College’s.
Non-state schools in Burleigh Waters: Marymount College (Years 7 to 12) and Marymount Primary School (Prep to Year 6), both Catholic. Nearby: Graceview Adventist College in Reedy Creek, Mastery Schools Australia in Varsity Lakes, St Andrews Lutheran College in Tallebudgera and Somerset College in Mudgeeraba.
Catchments change, and the boundary follows streets, not suburbs. Check any address on the Queensland Government’s school catchment map before you rely on it.
Getting around
Burleigh Waters has no station of its own
There is no train or light rail station in Burleigh Waters. The nearest train station is Varsity Lakes, in the suburb next door. Since 9 August 2026, light rail has run to Burleigh Heads, east of the suburb, with stations named Christine Avenue, Second Avenue and Burleigh Heads. By road and without traffic, Robina Town Centre is about 9 minutes away (5.9 km), Surfers Paradise about 16 minutes (12.4 km), Gold Coast Airport about 17 minutes (16.8 km) and Brisbane’s CBD about 69 minutes (89.1 km).
Worth knowing
Three things a Burleigh Waters owner can look up
- Flood levels: the City of Gold Coast’s Flood level search gives the designated flood level for a property. The council notes it covers riverine flooding only, not local flash flooding.
- Townhouses: Burleigh Waters has 1,419, and 777 of them are two storeys or more. If yours is in a body corporate scheme, the Queensland Government’s body corporate pages set out who maintains what.
- Planning: the council’s City Plan interactive mapping is where to look up the planning information for any Burleigh Waters address.
What does a house rent for in Burleigh Waters?
The RTA's medians for three- and four-bedroom houses are in the table above, for new tenancies across the suburb. What yours would rent for depends on the house, and a free rental appraisal tells you. Rental appraisals are free, with no obligation.
Do you manage properties in Burleigh Waters?
Yes. Your Property Team manages investment properties across the Gold Coast, Brisbane and Logan.
How do I switch property managers?
When you appoint us, we give your current agent 30 days' notice for you, and the handover happens during those 30 days. Your tenant's lease carries on unchanged.
How do you choose a tenant?
Every rental application is reviewed in detail and checked for accuracy: identity, references and tenancy databases, following Queensland's legislation. If we wouldn't put them in our own home, we won't put them in yours.
On the market
Properties near you.
Where we work
The Gold Coast, Brisbane and Logan.
We manage properties in every suburb of the Gold Coast, Brisbane and Logan, not only those listed here. These are the suburbs we've written guides for.
Free · No obligation
What could your property rent for?
Find out what your property should be earning. We compare it with rents for similar properties in your area and with current demand. It costs nothing, and there's no obligation.
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In our owners' own words.
i have been dealing with Giles for a number of years and he is fantastic - always returns emails and phone calls and is upfront honest.
Excellent service and attention to detail that my previous agent overlooked. I'm very happy with Grant and his team's service.
Has been a pleasure dealing with Ben and Grant.
your property team were professional & passionate when guiding me through my journey. they have the knowledge and skills that have helped me accomplish my biggest achievements yet. I not only organised my finances through your property team but they are also the acting property managers for my investments. they are a friendly and confident team with quality standards.
We have had such good experience with this company. So happy with their handling of our rental property. Highly recommend these agents.
We appreciated the hard work put in to find the right tenants for our home. Excellent customer service. Highly recommend.
Talk to us
Let's talk about your property.
Not sure where to start? A free Investor Portfolio Review looks at your whole portfolio, not just the one property. Or, if you only want to know what a property could rent for, ask for a free rental appraisal, with no obligation.
