Cooroy
A median age of 50 sits a full 10 years above the national figure, and that single number explains much of what makes Cooroy distinctive. Household income lands in the 30th percentile nationally, well below average, yet 47.4% of homes are owned outright, far more than carry a mortgage at 32.1%, because an older, settled resident base has had decades to clear its debt. The $517,000 median house price keeps the suburb affordable by Queensland standards, and 87.8% of dwellings are separate houses across a low-density 27.46 km2 footprint of just 174.8 residents per km2. University qualifications reach only 20.9%, 9.2 points below national, reflecting a town built on trades, healthcare and hospitality rather than knowledge work.
Population
4,801
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,289/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$517K
Estimated from rent (2025)
The $517,000 median house price makes Cooroy accessible relative to most coastal Queensland markets, and the stock suits family buyers: 87.8% of dwellings are separate houses, with apartments at just 9.9%. Three-bedroom homes dominate at 38.3% and four-plus-bedroom houses follow at 35.8%, so larger family homes are easier to find here than in higher-density suburbs. The catch is affordability relative to local incomes. Monthly mortgage repayments average $1,733 against household income in the 30th percentile, pushing the mortgage-to-income ratio to 31.0%, above the 30% stress threshold. That gap exists because wages are modest even though the headline price looks low, so buyers stretching into a mortgage here feel the cost more than the price tag suggests. Outright owners at 47.4% comfortably outnumber mortgage holders, a sign most homes change hands slowly among established residents.
For Buyers
The $517,000 median house price makes Cooroy accessible relative to most coastal Queensland markets, and the stock suits family buyers: 87.8% of dwellings are separate houses, with apartments at just 9.9%. Three-bedroom homes dominate at 38.3% and four-plus-bedroom houses follow at 35.8%, so larger family homes are easier to find here than in higher-density suburbs. The catch is affordability relative to local incomes. Monthly mortgage repayments average $1,733 against household income in the 30th percentile, pushing the mortgage-to-income ratio to 31.0%, above the 30% stress threshold. That gap exists because wages are modest even though the headline price looks low, so buyers stretching into a mortgage here feel the cost more than the price tag suggests. Outright owners at 47.4% comfortably outnumber mortgage holders, a sign most homes change hands slowly among established residents.
For Investors
A 20.5% renter share is below what most growth markets show, so the tenant pool is shallow, and the 6.0% vacancy rate is loose enough to soften rents. Weekly rent of $430 against the $517,000 median implies a gross yield around 4.3%, healthier than premium metro suburbs but supported by thin demand. The rent-to-income ratio of 33.4% already flags rental stress, meaning tenants have little room to absorb increases, which caps how far rents can climb. Development is minimal at six applications in 12 months, mostly secondary dwellings and sheds rather than new supply, so there is no construction pipeline diluting the market. With a settled population and turnover of just 22.7%, the investment case rests on steady yield and slow capital growth rather than rapid appreciation or tenant churn.
Development Activity
Total DAs
9
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cooroy iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Noosa Christian College
Prep-12 · 478 students
Noosa District State High School
7-12 · 882 students
Cooroy State School
Prep-6 · 336 students
Demographics
The median age of 50 runs 10 years above the national figure, the defining demographic fact here, and it shapes everything from labour participation to housing tenure. Only 18.8% of residents were born overseas, 2.8 points below national, and ancestry is strongly Anglo-Celtic, led by English (2,277), Scottish (589) and Irish (584), with German (308) the largest continental group. University qualifications sit at 20.9%, which is 9.2 points below the national rate, consistent with a town oriented to trades and care work. Average household size is 2.4, just 0.1 below national, and couples without children make up 37.9% of the 3,691 families, outnumbering couples with children at 1,238. Christianity dominates religious affiliation at 2,022 residents, far ahead of any other faith.
Age Distribution
Bedrooms
Dwelling Structure
87.8%
Houses
1.6%
Townhouse
9.9%
Apartment
Tenure
Tenure here is unusually weighted toward outright ownership: 47.4% own their home debt-free, well above the 32.1% still paying a mortgage and the 20.5% who rent. That pattern is a direct consequence of the median age of 50, since older residents have had time to repay loans entirely. The stock is overwhelmingly detached, with separate houses at 87.8% and apartments only 9.9%, so density stays low at 174.8 residents per km2. Three-bedroom dwellings account for 38.3% and four-plus-bedroom homes 35.8%, leaving smaller one and two-bedroom options scarce. The $517,000 median looks affordable, yet both stress flags are tripped: mortgage-to-income runs 31.0% and rent-to-income 33.4%, both above the 30% threshold, because local household income sits in the 30th percentile nationally and cannot comfortably carry even modest prices.
Mortgage / mo
$1,733
Rent / wk
$430
HH Size
2.4
Personal Income / wk
$630
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.0%
Unoccupied
121
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
33.4% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.0% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.9%
Couples, no children
3,691
Total families
Economy & Employment
The local economy leans on care and trades rather than offices. Healthcare leads employment at 19.3% (243 workers), with Construction at 13.3% (167), Education at 11.4% (144), Retail at 9.1% (115) and Hospitality at 7.5% (95). By occupation, Professionals (305) edge out Community and Personal Service workers (264) and Labourers (246), a spread that matches the 20.9% university rate sitting 9.2 points below national. The standout figure is a participation rate of just 44.5%, with 1,738 residents not in the labour force, a direct reflection of the median age of 50 and a large retired cohort. Unemployment among those active is 5.3% and the full-time rate is 52.0%, lower than most working-age suburbs because part-time and semi-retired work is common in an aging population.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.0%
Part-time
42.7%
Participation
44.5%
Employed
1,710
Occupations
Top Industries
University
20.9%
Postgraduate
4.2%
Born Overseas
18.8%
Dwellings
1,882
Transport to Work
Cooroy is firmly car-dependent: 88.3% of residents drive to work while only 0.8% use public transport and 4.7% walk or cycle, a profile typical of a low-density town at 174.8 residents per km2 spread across 27.46 km2. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions in neighbouring towns, a practical trade-off for the rural setting. Community ties run reasonably strong, with a volunteering rate of 17.6% and 77.3% of residents having stayed put, both higher than churn-heavy suburbs. The aging profile shows in support needs, with 7.8% of residents (348 people) requiring daily assistance, above what younger suburbs report, consistent with a median age of 50 that sits well above the national figure.
Drive
88.3%
Public Transport
0.8%
Walk / Cycle
4.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cooroy compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cooroy a good suburb to live in?
Cooroy suits buyers wanting an affordable, low-density lifestyle, with a $517,000 median house price and 87.8% separate houses. The settled feel shows in a 22.7% turnover rate and 17.6% volunteering. The main trade-off is car dependence, with 88.3% driving and just 0.8% using public transport.
What is the median house price in Cooroy?
The median house price in Cooroy is $517,000, affordable for coastal Queensland. Weekly rent averages $430 and monthly mortgage repayments run about $1,733. Because local income sits in the 30th percentile nationally, the mortgage-to-income ratio reaches 31.0%, just above the 30% stress threshold.
What schools are in Cooroy?
No schools are recorded inside the Cooroy boundary in this dataset, so families rely on schools in neighbouring towns. The resident base is older, with a median age of 50, 10 years above national, and university qualifications at 20.9%, which is 9.2 points below the national figure.
Is Cooroy safe?
Detailed crime statistics are not available for Cooroy in this dataset. As context, it is a low-density town of 4,801 residents at 174.8 people per km2 with high stability, since 77.3% of residents stayed put over the period and turnover was only 22.7%, both consistent with a settled area.
Is Cooroy good for property investment?
Rent of $430 a week against a $517,000 median gives a gross yield near 4.3%, above premium metro suburbs. But the 6.0% vacancy rate is loose and the renter share is only 20.5%, so demand is thin. Tenants face 33.4% rent-to-income stress, which caps how far rents can rise.
How is Cooroy's population changing?
Cooroy is a stable, slow-moving market. Turnover is just 22.7%, so 77.3% of residents stayed put over the period, and only 32.1% of homes carry a mortgage. With a median age of 50, 10 years above national, new household formation is limited and growth stays incremental.
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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