4 September, 2026
There’s a lot of uncertainty in the property market right now.
However, the numbers tell a different story.
Noosa property prices rose by 8.39% in the last June quarter.
For buyers, that matters. Because while confidence may be lacking, competition is too. And in a tightly held market like Noosa, that creates an opportunity to negotiate that won’t last forever. I’ve been saying this for months: there simply isn’t enough property for sale in Noosa. Stock remains limited and, importantly, most owners are not under financial pressure to sell. They can wait. They can hold. They don’t have to take a number they don’t like.
That makes genuine value even more interesting.
Overpricing isn’t working particularly well for agents who continue to chase the market, but properties priced in line with actual sales over the past 24 months are selling. And when they are, the results are telling.
This month, we took four properties to auction. Three sold under the hammer. One sold exactly where we expected it to, at $1.65 million. Another sold for $100,000 above the seller’s expectations, at $1.6 million. The third sold for $1.89 million, well above the initial appraisal and recent comparable sales. These properties were notably toward what is now arguably the lower end of the Noosa market. There is clearly more activity in this segment than at the very top end. But the principle is the same.
There is demand. There is limited supply.
And when there is real value, competition will follow.
After more than 30 years in property, I believe Australia is heading towards another property boom. The timing will be centred around either a change of government, a rollback in failing tax changes from the recent budget, or a change in sentiment based purely on perceived value. I believe this because the fundamentals for a boom haven’t changed and, in fact, are getting more extreme. Here’s why.
There is nothing to stop pent-up demand increasing from all directions.
Once confidence returns, buyers will move quickly, competition will increase and limited housing stock will be absorbed.
For Noosa, interstate migration will increase along with demand, as sellers sell out of southern states.
This is the part that continues to astonish me.
I’ve lost count of the number of times I’ve watched outstanding buying opportunities pass people by; they simply didn’t act.
Then, a year or two later, I hear the same thing: “I should have bought it.” Or “You can’t buy that kind of property for that money anymore.”
Or: “We can’t find anything in that position.”
Of course you can’t.
The seller who was prepared to negotiate when sentiment was weak is not necessarily going to be prepared to negotiate when everyone wants their property.
And this isn’t just about value. It’s about opportunity to secure the best property. Why has a buyer paid $40 million for two waterfront parcels on Noosa Parade in this market? Simple. When is he ever going to get an opportunity like that again? Very likely, not in his lifetime.
Now is when these properties shake loose, and smart buyers are acting in full knowledge that Noosa offers that fundamental value that will always be there, and the rewards with it.
Commercially, the players recognise this. Millions will be invested into Noosa over the next few years. Millions into the new Calile Hotel, millions into the refurbishment of the Sofitel Hotel (now Elysium), and millions into the development of the Noosa Bowls Club and car park in Noosa Junction.
Just imagine how these investments will enhance the Noosa lifestyle and subsequent property values. It’s all there to see.
But I am also a seasoned investor in Noosa property for more than 30 years.
I’ve made tens of millions of dollars in property. I’m still buying and selling today. I’ve watched these cycles play out repeatedly, and I recognise the signs. I generally take a five-year view when I buy property unless I’m flipping, which I also do plenty of behind the scenes.
So, take this for what it’s worth: my two cents. Particularly if you’re looking at the top end of the Noosa market.
If you see something you genuinely like, buy it, because it may not be there later, or there may not be another one like it. That’s the part buyers often get wrong.
If you wait for confidence, wait for certainty, wait for everyone else to tell you the market has turned, you can be absolutely certain of one thing: you won’t be the only one buying. Everyone will be moving with you, there will be competition, less choice and no bargains.
The opportunity isn’t when everyone agrees it’s a good time to buy; the opportunity is often when they don’t.
Luxury homes in prime locations like waterfront Noosa Waters, Noosa Sound, Sunshine Beach and Little Cove. Most simply can’t be built for the price they are offered, and that underpins the value and growth into the future.
Family homes across town are excellent value, again because they simply can’t be replaced now for the numbers they are selling for.
2-bedroom apartments under $1 million in the prime Noosa Heads and Noosaville postcodes. That pricing will never last.
Tewantin and outer Noosaville: entry prices for homes in the low millions offer excellent opportunities to do cosmetic upgrades and resell in time for over $1.5 million up to $1.8 million. This is where things will go when it moves on again with pressure.
So I leave you with this little story. In 2014, when we were still recovering from the fallout of the GST, we offered a property in Allambi Rise, Little Cove, with huge views over the bay, you know, the ones where you stand in the shorebreak at Main Beach and stare up and think, imagine living there! It was original and needed a lot of work.
I could have purchased it for just over $3 million and just couldn’t get liquid enough to find the dollars fast enough. It sold and has since been renovated, but today, even if it was still in original condition, there would be no change out of $15 million for that property. Basically, it increased by a million dollars a year since I could have purchased it.
No one wanted it. Everyone was too nervous. The buyer bought in isolation and, boy, they were rewarded.
We all have a story like this, but I encourage you to consider the bigger picture. The opportunities are there for the taking.
Dan Neylan,
Director
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