Coolum Beach
A 15.4% vacancy rate combined with rent-to-income at 28.1% and mortgage-to-income at 28.9% place Coolum Beach in a precarious equilibrium: housing costs push close to stress thresholds while a significant share of stock sits empty, likely absorbed by short-stay holiday accommodation. The median age of 45 is 5 years above the national figure, and the senior share expanded 6.0 percentage points over the past decade, the second-steepest aging trajectory in this cohort. Construction employs 14.7% of the workforce (460 workers), well above the national average, driven by Sunshine Coast development activity. Household income at the 52.5th percentile ($1,600/week) is mid-range nationally, yet the suburb's lifestyle premium keeps estimated prices above comparable inland locations.
Population
9,152
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,600/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$563K
Estimated from rent (2025)
The estimated $563,000 median is moderate for the Sunshine Coast, and three-bedroom homes at 45.1% dominate, with four-plus at 31.3%. Detached housing at 69.7% leads, but apartments at 15.9% and semi-detached at 13.5% provide alternatives. Monthly mortgage repayments of $2,000 produce a 28.9% mortgage-to-income ratio, just under the 30% stress line. Outright owners at 35.0% and mortgage holders at 34.9% are nearly equal, and the renter share of 30.0% is close to the national average. Three schools all exceed the 1,000 ICSEA benchmark: Coolum Beach Christian College (1,081, 491 students, Independent), Coolum State School (1,046, 1,004 students), and Coolum State High School (1,040, 1,551 students). Walking/cycling at 5.6% is above average for a coastal suburb.
For Buyers
The estimated $563,000 median is moderate for the Sunshine Coast, and three-bedroom homes at 45.1% dominate, with four-plus at 31.3%. Detached housing at 69.7% leads, but apartments at 15.9% and semi-detached at 13.5% provide alternatives. Monthly mortgage repayments of $2,000 produce a 28.9% mortgage-to-income ratio, just under the 30% stress line. Outright owners at 35.0% and mortgage holders at 34.9% are nearly equal, and the renter share of 30.0% is close to the national average. Three schools all exceed the 1,000 ICSEA benchmark: Coolum Beach Christian College (1,081, 491 students, Independent), Coolum State School (1,046, 1,004 students), and Coolum State High School (1,040, 1,551 students). Walking/cycling at 5.6% is above average for a coastal suburb.
For Investors
The 30.0% renter share is near the national average, but the 15.4% vacancy rate is the second-highest in this cohort and signals heavy short-stay accommodation competition. At $450/week rent against a $563,000 estimated price, gross yield is approximately 4.2%, strong for a Sunshine Coast location. Net overseas migration of 182 per year and marginal internal inflow of 29 per year sustain demand. With 28 DAs lodged in 12 months (including shopping centre and residential applications), the pipeline is moderate. Rent growth of 38.5% over the decade outpaced income growth of 16.9%, meaning tenants are absorbing a rising cost share. The 28.8% turnover rate is moderate, consistent with a semi-transient lifestyle suburb.
Development Activity
Total DAs
99
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+3.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Coolum Beach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Coolum Beach Christian College
Prep-12 · 491 students
Coolum State School
Prep-6 · 1004 students
Coolum State High School
7-12 · 1551 students
Demographics
English ancestry leads at 4,266, with Irish (1,372), Scottish (1,254) and German (601) forming a strongly Anglo-Celtic and Northern European base. Just 19.0% were born overseas, 2.6 points below the national average. Non-English speakers are minimal: Portuguese (22), French (20), German (20), Nepali (13) and Italian (13). Median age of 45 is 5 years above national, and average household size of 2.4 is close to the 2.5 national norm. Couples with children (2,635) slightly outnumber couples without (2,261), but the gap is narrow, reflecting the suburb's appeal to both families and retirees. University qualifications at 30.8% are marginally above the national average.
Age Distribution
Bedrooms
Dwelling Structure
69.7%
Houses
13.5%
Townhouse
15.9%
Apartment
Tenure
Detached houses lead at 69.7%, with apartments at 15.9% and semi-detached at 13.5%. Three-bedroom homes dominate at 45.1%, with four-plus at 31.3% and two-bedrooms at 18.8%. Tenure splits nearly equally: outright owners 35.0%, mortgage holders 34.9%, renters 30.0%. The estimated $563,000 median is rent-derived. The 15.4% vacancy rate is the most striking feature: at nearly triple the national average, it suggests a large share of stock is held for holiday letting rather than permanent tenancy. Mortgage-to-income at 28.9% is just below the stress line, and affordability has been improving, moving from 58.9% in 2011 to 56.7% in 2021 on the rent-to-income measure.
Mortgage / mo
$2,000
Rent / wk
$450
HH Size
2.4
Personal Income / wk
$769
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.4%
Unoccupied
650
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
32.9%
Couples, no children
6,872
Total families
Economy & Employment
Healthcare leads at 19.6% (611 workers), followed by Construction at 14.7% (460), Education at 13.3% (415), Professional/Tech at 8.6% (270) and Hospitality at 6.2% (195). The construction share is well above the national average, driven by Sunshine Coast residential and tourism development. Professionals (974) lead occupations, with Community/Personal (599) and Managers (516) following. Unemployment at 4.7% is moderate. Full-time employment at 57.0% is below the national average, and participation at 54.1% leaves 2,662 people outside the workforce, consistent with the older demographic. SEIFA IRSAD decile 6 and all indices at decile 7 indicate moderate advantage.
Unemployment
2.8%
Labour Force
9,278
Unemployed
257
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
38.3%
Participation
54.1%
Employed
3,939
Occupations
Top Industries
University
30.8%
Postgraduate
6.4%
Born Overseas
19.0%
Dwellings
3,544
Transport to Work
Car dependence is high at 88.2%, with public transport at just 1.3% and walking/cycling at 5.6%. Three schools all score above the 1,000 ICSEA benchmark: Coolum Beach Christian College (1,081, 491 students, Independent Combined), Coolum State School (1,046, 1,004 students, Government Primary), and Coolum State High School (1,040, 1,551 students, Government Secondary). SEIFA scores at decile 6-7 confirm moderate advantage. The 6.2% need-assistance rate (536 people) is above average, reflecting the aging population. Rent-to-income at 28.1% is above average, and mortgage-to-income at 28.9% is close to the stress line, meaning both tenants and buyers face meaningful housing cost burdens.
Drive
88.2%
Public Transport
1.3%
Walk / Cycle
5.6%
Work from Home
N/A
Population Forecast
+1.45%/yr
(+247 people/yr)
EstablishedPopulation grows at 1.45% per year (247 persons), driven by overseas migration of 182 per year and marginal internal inflow of 29. The 10-year population change of 21.2% is above the national average. The aging trajectory is the dominant demographic shift: the senior share expanded 6.0 points over the decade, the young share fell 3.6 points, and the working-age share contracted 1.3 points. Real income growth of 16.9% over the decade is moderate. Rent growth of 38.5% significantly outpaced income growth, intensifying affordability pressure. The gentrification score of 35 shows early signs, with the population accelerating from a stable base. Projected population reaches approximately 18,659 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+182
Net Internal / yr
+29
Gentrification Signal
Not gentrifying
Population +24% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Coolum Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Coolum Beach a good suburb to live in?
Coolum Beach suits families and semi-retirees wanting coastal lifestyle at a moderate price ($563,000 estimated median). SEIFA scores sit at decile 6-7, and all 3 schools exceed the 1,000 ICSEA benchmark. Trade-offs include 88.2% car dependence and mortgage stress approaching the 30% threshold at 28.9%.
What is the median house price in Coolum Beach?
The estimated median house price is $563,000 (rent-derived, 2025). Monthly mortgage repayments of $2,000 produce a 28.9% mortgage-to-income ratio against $1,600/week household income. Median weekly rent is $450, yielding approximately 4.2% gross.
What schools are in Coolum Beach?
Three schools serve the suburb, all above the 1,000 ICSEA benchmark: Coolum Beach Christian College (1,081, 491 students, Independent Combined), Coolum State School (1,046, 1,004 students, Government Primary), and Coolum State High School (1,040, 1,551 students, Government Secondary).
Is Coolum Beach safe?
Crime data is not available for Coolum Beach in the current dataset. SEIFA IRSD decile 7 indicates below-average disadvantage. The 35.0% outright-ownership rate and 71.2% residential stability suggest a settled community. The 15.4% vacancy rate reflects holiday accommodation rather than social instability.
Is Coolum Beach good for property investment?
The 30.0% renter share provides a moderate tenant pool, with gross yield of approximately 4.2% ($450/week on $563,000). The 15.4% vacancy rate is a major concern, likely inflated by short-stay holiday lets competing with permanent rentals. Overseas migration adds 182 per year, and 28 DAs in 12 months show a moderate pipeline.
How is Coolum Beach's population changing?
Population grows at 1.45% per year (247 persons), with 21.2% growth over the past decade. The senior share expanded 6.0 points while the young share fell 3.6 points, the second-steepest aging trajectory in this cohort. Overseas migration adds 182 per year with marginal internal inflow of 29.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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