Coolum Beach – Suburb Intelligence
A clear overview of how property in Coolum Beach functions – covering lifestyle, housing, planning controls and long-term positioning.
Location & Orientation
Coolum Beach sits south of Peregian Beach along the Sunshine Coast coastline.
It is a larger coastal suburb positioned between open ocean frontage and Mount Coolum to the west, with established residential areas extending inland.
Unlike smaller coastal suburbs to the north, Coolum Beach functions as a self-contained coastal centre with a defined town core, retail precincts and tourism infrastructure.
Properties positioned close to David Low Way or the central commercial precinct may experience increased traffic and activity levels compared to quieter residential streets.
Snapshot
- Median house price: $1,527,149 (Cotality, 3 Feb 2026)
- Annual movement: +10.6% (trailing 12 months)
- Typical lot size: 500–700 m² (varies across beachside and inland pockets)
- Primary housing type: Detached homes, with a higher proportion of units and townhouses near the beachfront
- Buyer profile: Owner-occupiers, investors, lifestyle relocators and downsizers
- Market turnover: Moderate to high
Outcomes vary significantly across the suburb.
Beach proximity, elevation, walkability and street positioning often influence outcomes more than suburb-wide averages.
Suburb Function & Lifestyle
Coolum Beach functions as a coastal town with a strong tourism presence and established retail infrastructure.
The central precinct provides supermarkets, cafés, dining, medical services and everyday retail, supporting a walkable lifestyle within parts of the suburb.
Lifestyle appeal centres on:
- Patrolled surf beach and headland walks
- Established town centre amenity
- Access to Mount Coolum National Park
- Active community and tourism energy
The suburb appeals to buyers seeking coastal living with stronger amenity and infrastructure than smaller residential-only suburbs.
Access & Connectivity
Approximate travel times:
- 10 minutes to Peregian Beach
- 20–25 minutes to Noosa Heads
- 25 minutes to Noosaville
- Around 15 minutes to Sunshine Coast Airport
- Around 1 hour 20 minutes to Brisbane Airport (traffic dependent)
Coolum offers stronger internal walkability than many coastal suburbs, though vehicle reliance remains common outside the central precinct.
Education & Recreation
Recreation is centred on the beach, headland, sporting facilities and surrounding natural environment.
The suburb offers:
- Patrolled Coolum Beach
- Stumers Creek off-leash beach and family-friendly swimming area
- Headland walking tracks
- Access to Mount Coolum National Park
- Sporting fields and recreational facilities
- Proximity to primary and secondary schooling
Surf conditions are typically open and exposed, with seasonal variation influenced by wind and swell direction.
Fishing is available along the beach and headland areas, with conditions shaped by swell patterns and coastal exposure.
Housing Character
Housing in Coolum Beach includes a mix of detached dwellings, townhouses and low-rise apartment developments.
Common characteristics include:
- Beachside units and apartments near the town centre
- 1970s–1990s homes across established streets
- Renovated and rebuilt contemporary dwellings
- Elevated pockets offering ocean outlook
Position relative to the beach, town centre and elevation often influences resale positioning and development feasibility.
Market Dynamics
The Coolum Beach market includes a mix of owner-occupiers, investors and holiday-driven buyers.
Demand is strongest for:
- Walkable beach and town proximity
- Elevated homes with outlook
- Renovated dwellings requiring limited upgrades
- Low-maintenance units near the beachfront
Supply is broader than smaller coastal suburbs, resulting in more varied price points and higher transaction volumes.
Long-term performance is closely linked to positioning, walkability and property type.
Key Value Drivers
Long-term value in Coolum Beach is shaped by:
- Direct beach access
- Town centre proximity
- Elevation and outlook
- Established infrastructure
- Access to Mount Coolum and coastal walking networks
Street positioning and distance from higher-traffic corridors may influence buyer preference.
Planning & Development Controls
Planning is managed and enforced by Sunshine Coast Council, which plays a central role in shaping development outcomes within the suburb.
Common considerations include:
- Residential zoning controls
- Height and site coverage limits
- Coastal overlays
- Medium-density precinct provisions near the centre
Short-term accommodation is generally subject to different planning frameworks than in neighbouring Noosa Shire, and in some cases may be less restrictive depending on zoning and property type. Site-specific advice is essential.
Planning controls influence redevelopment potential, particularly within areas identified for increased density.
Environmental & Site Considerations
As a coastal suburb, Coolum Beach presents site considerations including:
- Salt exposure
- Wind exposure
- Sloping terrain in elevated pockets
- Stormwater and drainage management
- Flooding and surface inundation in lower-lying areas
Parts of Coolum Beach sit on relatively flat coastal plain and can experience surface flooding during heavy rainfall events. Low-lying streets, drainage corridors and areas near Stumers Creek may be more susceptible to water pooling and elevated groundwater. Detailed flood mapping and site-specific drainage assessment should form part of due diligence.
Coastal exposure and vegetation overlays in certain areas may influence insurance premiums and long-term holding costs.
Who It May Not Suit
Every suburb involves trade-offs. Understanding them early can improve long-term satisfaction.
Coolum Beach may be less suited to buyers who:
- Prefer a purely residential setting without commercial activity
- Seek a quieter coastal environment with lower seasonal visitor activity
- Want minimal traffic near town centres
- Prefer small-scale coastal villages over larger town-based suburbs
The suburb balances coastal living with stronger amenity, activity and visitor infrastructure.
Assessment Framework
When assessing property in Coolum Beach, we typically consider factors such as:
- Proximity to the beach and town centre
- Elevation and view protection
- Walkability
- Zoning and height controls
- Wind and salt exposure
- Flood mapping and stormwater infrastructure
- Street positioning and traffic influence
- Surrounding redevelopment patterns
Performance can vary significantly within the suburb. Position, elevation, proximity to amenity and drainage conditions often shape long-term outcomes more than overall suburb averages.
Summary
Coolum Beach offers a larger-scale coastal environment defined by surf access, established retail infrastructure and tourism presence. Lifestyle appeal is reinforced by destinations such as Stumers Creek and Mount Coolum, while long-term performance is shaped primarily by positioning, walkability and property type rather than median price movement alone.
Considering Coolum Beach?
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.