Cooroibah – Suburb Intelligence
A clear overview of how property in Cooroibah functions – covering lifestyle, housing, planning controls and long-term positioning.
Location & Orientation
Cooroibah sits north of Tewantin and west of Noosa North Shore, positioned within the northern part of Noosa Shire.
It is a low-density semi-rural suburb surrounding Lake Cooroibah and the upper Noosa River system.
Parts of the suburb sit close to lake level and mapped floodplain areas, while other sections are slightly elevated with improved drainage and outlook.
Snapshot
- Median house price: $1,524,652 (Cotality, 3 Feb 2026)
- Annual movement: +6.5% (trailing 12 months)
- Typical lot size: 4,000 m² – 1 hectare (varies by subdivision)
- Primary housing type: Detached homes on acreage
- Buyer profile: Owner-occupiers, lifestyle buyers, privacy-focused relocators
- Market turnover: Low
Outcomes vary significantly across the suburb.
Elevation, drainage profile and site positioning often influence outcomes more than suburb-wide averages.
Suburb Function & Lifestyle
Cooroibah functions as a quiet residential and semi-rural suburb rather than a service centre.
There are no retail precincts or commercial hubs within the suburb itself. Residents access daily services in Tewantin and Noosaville.
Lifestyle appeal centres on:
- Large land holdings
- Privacy and separation
- Water proximity in select pockets
- Reduced tourism activity
- Lower traffic volumes
Compared to coastal suburbs, Cooroibah offers greater space and a slower pace, with less density and minimal short-term visitor influence.
The suburb appeals to buyers who prioritise privacy and land size while remaining within reasonable reach of Noosa’s urban amenities.
Access & Connectivity
Approximate travel times:
- 10–15 minutes to Tewantin
- 15–20 minutes to Noosaville
- 20 minutes to Noosa Heads
- 35–40 minutes to Sunshine Coast Airport (traffic dependent)
- 1 hour 40 minutes to Brisbane Airport (traffic dependent)
Vehicle reliance is essential. Public transport is limited.
Some internal streets are narrow, and certain properties may include longer driveways or unsealed access points.
Education & Recreation
Recreation in Cooroibah is primarily nature-based.
The suburb offers:
- Access to Lake Cooroibah and surrounding waterways
- Boating and fishing opportunities
- Proximity to national park and trail networks
- Short drive to Noosa River and beaches
- Access to schooling in Tewantin and the broader Noosa region
Lifestyle is defined more by outdoor space and water access than walkable retail or hospitality precincts.
Housing Character
Housing in Cooroibah consists mainly of detached dwellings on large allotments.
Common characteristics include:
- Single-level homes
- Renovated rural-style dwellings
- Newer custom homes in select pockets
- Large sheds and ancillary structures
- Landscaped grounds and gardens
Land usability and elevation vary across the suburb.
Lower-lying areas near the lake may experience seasonal water movement, while elevated sections typically offer improved drainage and reduced flood exposure.
Market Dynamics
The Cooroibah market is predominantly owner-occupier driven.
Demand is strongest for:
- Elevated sites with minimal flood exposure
- Properties offering privacy and usable land
- Homes with direct or nearby water access
- Low-maintenance acreage close to Tewantin
Supply is constrained by zoning and environmental considerations.
Market performance is influenced more by site-specific characteristics rather than tourism cycles or short-stay demand.
Key Value Drivers
Long-term value in Cooroibah is shaped by:
- Elevation and drainage profile
- Usable land area
- Proximity to Tewantin and Noosaville
- Water access or outlook
- Low-density residential zoning
- Owner-occupier holding patterns
Flood mapping and site usability often influence pricing 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 the suburb’s development outcomes.
Common considerations include:
- Low-density residential zoning
- Flood overlay mapping in lower-lying areas
- Environmental and vegetation protection overlays
- Bushfire mapping in select pockets
- Height and site coverage limitations
- Limited subdivision potential under current zoning
Planning controls aim to preserve the suburb’s low-density character and environmental setting.
Environmental & Site Considerations
As a water-adjacent suburb, Cooroibah presents site considerations including:
- Flood overlay mapping near lake and river areas
- Drainage and stormwater management
- Soil classification and foundation design considerations
- Vegetation clearing controls
- Mosquito activity in some seasons
- Bushfire overlay mapping in vegetated sections
Site-specific flood mapping and contour analysis should form part of due diligence.
Environmental overlays and flood exposure may influence insurance premiums and construction costs depending on property location and elevation.
Who It May Not Suit
Every suburb involves trade-offs. Understanding them early can improve long-term satisfaction.
Cooroibah may be less suited to buyers who:
- Prefer walkable retail or café precincts
- Require frequent public transport access
- Seek direct beach proximity
- Prefer smaller, low-maintenance suburban blocks
The suburb prioritises space and separation over convenience and coastal positioning.
Assessment Framework
When assessing property in Cooroibah, we typically consider factors such as:
- Elevation relative to flood mapping
- Usable land area and slope
- Drainage profile
- Proximity to Tewantin services
- Privacy and separation
- Vegetation and environmental overlays
Outcomes can vary significantly depending on land functionality and flood exposure.
Summary
Cooroibah offers low-density, water-adjacent living defined by larger land parcels, privacy and proximity to Tewantin.
Long-term performance is shaped primarily by elevation, drainage profile and planning constraints rather than tourism-driven demand.
Considering Cooroibah?
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.