Skip to content
Suburb profile ·Noosa LGA · QLD ·4566

Noosaville QLD 4566

Noosaville is in Noosa LGA, QLD, postcode 4566, with population 8,716.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$850/wk
Rising
+6.3% YoY
Jun 2021 → Mar 2026 · 20 periods
Queensland RTA · suburb grain · Mar 2026
$875
$640
Jun 2021Mar 2026
Why it fits

Recent price movement shows visible market momentum. School coverage gives the page a stronger family/livability signal. Transport coverage adds a practical access signal.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.8M
House median, latest period
↑9.2%YoY D9 vs AU
Median rent
$850/wk
Income-stretched rent market
↑6.3%YoY D10 vs AU
Gross yield
2.4%
Low yield band
D7 vs AU
Population
8,716
9K local footprint
D10 vs AU
Schools
3
Matched school context
D9 vs AU
Drive to city
1h 47m
132.3 km to Brisbane CBD · free-flow
Solar
2,868
171 added 12mo · 22MW

Price history

House and unit medians · ABS + state datasets

Trend & investor depth

Derived from this suburb's own price, rent and income history
Indicative cashflow-$1,174/wk (-$61,058/yr) · interest-only @ 6.4%, 80% LVR
Rent stabilitystable — rents vary ±6.5% around trend
Value vs advantage+79% vs suburbs of similar SEIFA advantage (decile 7)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Cgrade · 49/100 · top 51% of 3,604AU suburbs
Peer distributionstronger than 49% of AU suburbs
WeakerTypicalStronger
Capital growth68
Rental yield32
Stability30
Volatility-13.1ppCycle-2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Noosaville

Owner-occupied 76%Rented 24%
Investor activityATO
Negatively geared4.4%
258 of 926 landlords
Avg rental loss$11,856/yr
Landlords (rental income)926
Reported capital gains1,040
Investor exposure index(moderate vs national)74.9/100
The read

Mixed owner-renter market

70% of homes here are owner-occupied and 22% rented, with 4% of landlords negatively geared.

Why it fits

A balanced 70% owner-occupier / 22% renter mix.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
149%
of household income to service a new loan
33.7 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $9,016/mo vs median rent $3,683/mo (+145% · +$1231/wk)

If rates move

At 4.2%: $7,198/mo (-1,817) · at 6.2% (current): $9,016/mo · at 8.2%: $11,007/mo (+1,991)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
25.3x
median home price as a multiple of annual household income
Stretched
Renting
61%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $1,991/mo, while renters pay about $3,683/mo — renting runs $1,692/mo higher on these medians.

Median price
$1.84M
Household income · yr
$73K
Median rent · wk
$850
Owner mortgage · mo
$1,991
Gross yield
2.4%

Household income

ABS Census · ATO
$73K household · yr-8.6% vs QLD suburb median
Personal
$39K
Family
$94K
Household
$73K
Household income distribution (ABS Census 2021 · weekly)fewer than 11% could service the median house
Under $300
171
$300-649
520
$650-999
544
$1,000-1,499
619
$1,500-1,999
381
$2,000-2,999
547
$3,000-3,999
283
$4,000+
398

Serviceability line: a household needs about $6,935/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 78% of households here would spend more than 30% of income on rent (rent stress line: $2,833/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$38K → $44K

Housing stock and tenure

ABS Census 2021
Tenure (3,721 households)1.1% social housing
Owned outright
47%
Owned with mortgage
23%
Rented
22%
Dwelling structure21.8% of dwellings unoccupied on census night
Separate house
61%
Townhouse / semi
28%
Flat / apartment
11%

Getting to work: 64% drive, 1% public transport, 5% walk or cycle, 26% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total3
Avg ICSEA1074
Students2,340
Catholic1
Government1
Independent1
  • Noosaville State SchoolPrimary · Government · ICSEA 1039
  • St Teresa's Catholic CollegeSecondary · Catholic · ICSEA 1066
  • Good Shepherd Lutheran CollegeCombined · Independent · ICSEA 1117

Livability

OSM · GTFS · schools + hospitals
90/ 100 livability index

Top 10% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 90% of Australian suburbs
WeakerTypicalStronger
Everyday access87
Public transport (52 stops)85
Schools & hospitals88

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime Year ending May 2026
3,085
3,085 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,085
Total incidents3,085· Year ending May 2026
  • Assault33721%
  • Break And Enter28018%
  • Drug Offences67343%
  • Fraud28518%

Development screen

Could a secondary dwelling be worth investigating?

Limited supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official source access limited

The official state policy page could not be reliably re-verified automatically in the latest review. Treat this screen as preliminary and confirm the current planning and building requirements with the state source and local council.

Rental use: State rental-law changes allow secondary dwellings to be rented more broadly, but implementation depends on an approved lawful dwelling and local planning/building requirements.

Open official policy source

Separate houses

47.5%

Suburb share of occupied private dwellings recorded as separate houses.

31.8 pp below the state median

State median 79.3% · 838 valid suburbs

Residential-zone context

0.0%

Broad suburb sampling only; the property zoning and overlays can differ.

52.0 pp below the state median

State median 52.0% · 443 valid suburbs

Rental households

21.9%

Demand context only; it does not establish permission to rent a secondary dwelling.

7.8 pp below the state median

State median 29.7% · 838 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Verify current source

    State policy position

    The current secondary dwelling / granny flat position needs direct confirmation before relying on this screen.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Noosaville unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Noosaville, QLD 4566 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

High broad-area context

About 42.6% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
High exposure ~42.6%
~42.6% of the suburb is Bush Fire Prone Land · ~5.6% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Short-term rentals

Inside Airbnb
520
active listings · ~59.7 per 1,000 residents
98%
entire homes (vs private rooms)
79%
run by multi-listing operators
Investment view Estimated
$420
median nightly (entire home)
10%
estimated occupancy
$16,395
estimated annual revenue (gross)

Estimated short-let income is 0.4× the $44,200/yr a long-term let would earn at the median rent — before management fees, cleaning, vacancy beyond the occupancy model, and short-stay regulation.

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Planning zones

QLD council planning schemes (QPP)
Dominant zone Environmental management and conservation

Land-use mix estimated by point-sampling the suburb against Queensland council planning-scheme zone polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Noosaville SA2 area · 2022 base
9,356 people · 20229,542 by 2032 (+2.0%)

ABS population projection (2022 base) for the Noosaville SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Noosaville QLD — Property Data and Demographics

Noosaville (postcode 4566) is a mid-sized suburb in Queensland within the Noosa local government area. The area has roughly 8,716 residents and a more retirement-aged population, with a median age of 56. Households earn a median income of $73K per year, with an average household size of 2.2 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.9% year-on-year at the LGA level. QLD employment has moved +1.5% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. QLD also had 35 Commonwealth-backed major projects under construction, 16 underway, and 30 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, technicians & trades. Employment in the area leans toward accommodation & food and healthcare. The top ancestries reported are English, Australian, Scottish.

Median house prices in Noosaville stand at $1.8 million, having posted strong gains by 9.2% over the last twelve months. Units have a median price of $881,000 (+4.3% YoY). The current median weekly rent is $850. This gives a gross rental yield of approximately 2.4%. The median monthly mortgage repayment is $1,991.

Noosaville is served by 3 schools, including 1 primary, 1 secondary, 1 combined. The average ICSEA score is 1074, which is above the national average of 1,000. Public transport access includes 52 bus stops. Healthcare facilities include 2 private hospitals. The crime rate in the Noosa LGA is below average at 3,085 incidents per 100,000 population.

From an investment perspective, The gross rental yield works out to roughly 2.4%, which reads as low yield. Property prices are above the state median ($1.8M/$1.1M), placing it in the premium segment. The price-to-income ratio of 25.3x is considered stretched. House prices have moved +9.2% year-on-year. Population growth of +0.9% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.4%↓ Low Yield
Price vs State$1.8M/$1.1M↓ Above Median
Affordability25.3x↓ Stretched
Price Momentum+9.2%↑ Rising
Pop. Growth+0.9%· Stable
Development+0%· Steady
InvestmentQLD
Mortgage · mth$1,991
Rent · wk(Census)$490
Market rent · wk(Q1 2026)$850
Gross yield1.4%
Price / income25.3x
Population growth · Noosa LGAABS ERP
Population (2025)59,551
5-year growth+1% CAGR
YoY change+0.9%
20012025
Development · Noosa LGAABS Approvals
Approvals (2026)211
Houses 56%Units 44%
YoY change+0%
Employment · Noosa LGASALM
Unemployment (Dec-25)3%
YoY change-0.2pp
Dec-10Dec-25
Property investors · Postcode 4566ATO
Negatively geared4.4%
258 of filers
Avg rental loss$11,856/yr
Landlords (rental income)926
Reported capital gains1,040
People & prosperity
DemographicsCensus 21
Population8,716
Median age56
Household size2.2
HH income · wk$1,399
Personal income · wk$749
Persons / bedroom0.7
IncomeATO 22-23
Median income$43,687
Mean income$70,948
Earners6,895
YoY change+2.8%
SEIFA indexABS
Advantage (IRSAD)7/10
Education (IEO)8/10
Economic (IER)5/10
Disadvantage (IRSD)8/10
Income momentumCensus 16→21
HH income · wk$1,152 → $1,399
Change+21.4%
vs QLD median+3.4 pp
Median rent+22.5%
stablevs QLD 2016–21
Top occupationsCensus
Professionals731Managers627Technicians & Trades442Community & Personal Service429Sales400
Top industriesCensus
Accommodation & Food515Healthcare467Retail Trade382Construction326Professional Services291
Top ancestryCensus
English4,162Australian2,545Scottish1,265Irish1,207German535
Area & amenity
Local amenitiesOSM
Supermarkets3
Pharmacies0
GP / clinics1
Fuel stations8
Cafes & dining23
aldi1
woolworths2
TransportGTFS
Bus stops52
Hospitals · Noosa LGAAIHW
Public0
Private3
Eden Private Hospitalprivate
Noosa Hospitalprivate · in suburb
Noosa Surgical and Endoscopy Centreprivate · in suburb
Aged care · Noosa LGAGEN
Facilities6
Residential places770
Estia Health Noosa180 places
Carramar Aged Care175 places
Ozcare Noosa Heads130 places
Sunrise Beach Aged Care102 places
Kabara Aged Care92 places
Arcare Noosa91 places · in suburb
Childcare · Noosa LGAACECQA
Services28
Approved places1,596
Exceeding NQS8
AppleBerries Early Education Service Noosa150 places · in suburb
St Thomas More Outside School Hours Care90 places
Jellybabies Early Learning Centre86 places
Pomona Kindergarten & Early Years Learning83 places
Tewantin State School P & C Out Of School Hours Care80 places
Goodstart Early Learning Noosaville75 places · in suburb
+22 more in Noosa LGA
Nearby in Noosa LGA12
Peregian Beach$2.0M · 4,972Noosa Heads$2.0M · 5,120Tewantin$1.1M · 11,164Sunshine Beach$1.9M · 2,480Marcus Beach$2.2M · 839Cooroy · 4,801Sunrise Beach · 3,687Pomona · 2,931Cooroibah · 2,178Black Mountain · 1,560Lake Macdonald · 1,352Tinbeerwah · 1,160
Tax calculatorsaustax.tools
Stamp Duty CalculatorQLD ↗Land Tax CalculatorQLD ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.

Current status
Add Noosaville if it deserves a shortlist slot.

No saved AU suburbs yet.

EMPTY SET

No saved suburbs yet. Start with one ranking or suburb page, then compare once you have two candidates.

Open rankings to save the first candidates.

Model current suburb
Sources & freshness
Strong evidence

There is enough direct local evidence on Noosaville for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Prices come from release-based suburb series.

Direct state price coverage is used where present; missing house or unit anchors fall back to annual ABS SA2 matches

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
QGSO Housing Profiles / ABS Data by Region · 2024 · Direct state price coverage is used where present; missing house or unit anchors fall back to annual ABS SA2 matches
medium stability · automated · every update · quarterly
Verify
Market rent
Queensland RTA · Q1 2026 · State market dataset
medium stability · automated · every update · quarterly
Available
Crime
State crime dataset · Year ending May 2026 · Area-level release dataset
Available
Schools
ACARA 2025 · 3 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 2 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 52 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.

Noosaville FAQ

Common questions
  1. What LGA is Noosaville in?

    Noosaville is in the Noosa Local Government Area, QLD, postcode 4566. Council-level context for Noosa LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Noosaville?

    The current median house price in Noosaville, QLD is $1.8M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Noosaville?

    The median weekly rent in Noosaville is $850/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Noosaville?

    Income-stretched rent market: Weekly rent screens at about 101% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Noosaville a good investment?

    QuickProperty's investment signals for Noosaville show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Noosaville?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Noosaville data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.