Black Mountain – Suburb Intelligence
A clear overview of how property in Black Mountain functions – covering lifestyle, housing, planning controls and long-term positioning.
Location & Orientation
Black Mountain sits north west of Cooroy in the Noosa hinterland.
The suburb is predominantly semi-rural, with residential acreage extending across gently undulating terrain and elevated pockets.
Unlike the beachside suburbs, Black Mountain does not offer direct surf or river access. Its positioning is defined by land size, privacy and proximity to Cooroy’s town infrastructure.
Much of the suburb adjoins bushland and environmental reserves, reinforcing its low-density character.
Snapshot
- Median house price: $1,434,668 (Cotality, 3 Feb 2026)
- Annual movement: +14.3% (trailing 12 months)
- Typical lot size: 4,000 m² to 1 hectare or larger (varies by subdivision)
- Primary housing type: Detached homes on acreage
- Buyer profile: Owner-occupiers, lifestyle buyers and privacy-focused relocators
- Market turnover: Low
Outcomes vary significantly within the suburb.
Usable land area, elevation, drainage and driveway access often influence outcomes more than suburb-wide averages.
Suburb Function & Lifestyle
Black Mountain functions as a semi-rural residential suburb offering space and separation while remaining closely connected to Cooroy’s town infrastructure.
There is no commercial precinct within the suburb. Residents typically access retail, cafés, schools and services in Cooroy or Eumundi.
Lifestyle appeal centres on:
- Acreage living within reach of Cooroy
- Privacy and low-density environment
- Bushland surrounds
- Reduced visitor activity
The suburb appeals to buyers seeking rural-residential living without excessive distance from core services.
Access & Connectivity
Approximate travel times:
- 5–10 minutes to Cooroy
- 10–15 minutes to Eumundi
- 20–25 minutes to Noosaville
- 30–35 minutes to Sunshine Coast Airport (traffic dependent)
- 1 hour 40 minutes to Brisbane Airport (traffic dependent)
Vehicle reliance is essential. Roads are mostly sealed, though they may be narrow or undulating in certain sections.
Education & Recreation
Recreation is centred on open space and hinterland access.
The suburb offers:
- Proximity to Cooroy sporting facilities
- Access to Noosa Trail Network
- Short drive to Eumundi markets and community events
- Access to primary and secondary schooling in Cooroy
Lifestyle is defined by gardens, land and outdoor space rather than walkable retail amenity.
Housing Character
Housing in Black Mountain consists primarily of detached dwellings on acreage allotments.
Common characteristics include:
- Single-level homes with larger footprints
- Elevated homes in selected pockets
- Long driveways and private access
- Sheds, pools and lifestyle infrastructure
- Renovated rural-style dwellings
Land usability, slope, drainage and driveway gradient can significantly influence construction costs and long-term flexibility.
Not all acreage is fully usable, and some pockets include steeper terrain or natural drainage corridors.
Market Dynamics
The Black Mountain market is predominantly owner-occupier driven.
Demand is strongest for:
- Usable acreage with good drainage
- Elevated sites offering outlook
- Properties within short drive times to Cooroy
- Modern homes requiring limited structural upgrades
Supply is constrained by large lot sizes and limited subdivision potential.
Long-term performance is closely linked to land functionality and proximity to Cooroy rather than visitor-driven demand.
Key Value Drivers
Long-term value in Black Mountain is shaped by:
- Proximity to Cooroy town centre
- Usable acreage
- Low-density rural-residential zoning
- Strong owner-occupier holding patterns
- Limited subdivision opportunity
- Driveway access and site gradient
Precise site positioning, slope and access often influence outcomes more than dwelling size alone.
Planning & Development Controls
Planning is managed and enforced by Noosa Shire Council, which plays a central role in shaping development outcomes within the suburb.
Common considerations include:
- Rural-residential zoning
- Vegetation protection overlays
- Bushfire overlay mapping
- Height and site coverage controls
- Limited subdivision potential
Planning controls prioritise environmental protection and low-density character.
Environmental & Site Considerations
As a hinterland suburb, Black Mountain presents site considerations including:
- Bushfire overlay mapping
- Vegetation clearing restrictions
- Sloping terrain and drainage management
- Soil classification and foundation design considerations
- Driveway access and gradient
Bushfire and environmental overlays may influence construction costs, approval pathways and insurance premiums depending on property location and elevation.
Who It May Not Suit
Every suburb involves trade-offs. Understanding them early can improve long-term satisfaction.
Black Mountain may be less suited to buyers who:
- Prefer walkable retail and café precincts
- Want low-maintenance suburban blocks
- Require frequent public transport options
- Seek direct beach or river access
The suburb prioritises privacy, land size and rural-residential living over convenience and coastal positioning.
Assessment Framework
When assessing property in Black Mountain, we typically consider factors such as:
- Usable land area versus slope
- Drainage and natural water movement
- Bushfire overlay mapping
- Vegetation restrictions
- Driveway access and gradient
- Proximity to Cooroy services
Outcomes can vary significantly from one pocket to another depending on elevation and land usability.
Summary
Black Mountain offers semi-rural acreage living positioned within close reach of Cooroy’s infrastructure and the broader Noosa region.
Long-term performance is shaped primarily by land functionality, environmental overlays and proximity to services rather than coastal scarcity.
Considering Black Mountain?
For a broader comparison across coastal, river and hinterland suburbs, explore the full Suburb Intelligence index.
If you’d like tailored guidance aligned to your goals, you’re welcome to get in touch.