Market Moves with Kirstie Klein Hunter
Jennifer Swaine gets the review on the 2025 property market and the preview for 2026 from buyers agent Kirstie Klein Hunter.
A Market That Continues to Defy Expectations
In a year marked by shifting economic sentiment, evolving regulation and increasingly selective buyer behaviour, Noosa has once again demonstrated its enduring strength. Demand for quality property remained resilient throughout 2025, underpinned by lifestyle migration, investor confidence and the region’s unique supply constraints.
For buyers agent Kirstie Klein-Hunter, the past twelve months have reinforced a familiar reality: Noosa’s appeal is unwavering, but the market is growing more nuanced. Interstate investors continued to lead enquiry, holiday homes remained a priority, and the hinterland re-emerged as a prestige hotspot. At the same time, planning and policy shifts reshaped the landscape for owners, investors and prospective buyers.
As the year draws to a close, the key themes shaping Noosa’s property environment are clear – and they point toward continued evolution in 2026:
Regulation Reshapes the Playing Field: A New Chapter for the Noosa Plan
September’s amendment to the Noosa Plan 2020 marked one of the most significant statutory developments of 2025. The update refined elements of residential zoning, particularly around medium-density development, as Council works to meet state density requirements without compromising Noosa’s character and environment.
While the zoning changes were measured, they are already influencing buyer strategy. Those seeking low-maintenance lifestyle properties in walkable locations are paying closer attention to areas where medium-density adjustments may enable more diverse housing options.
Short-Term Letting Tightens Again
Council’s decision to restrict new Short-Term Letting (STL) permits strictly to the designated Tourist Zone has reshaped the investment landscape. Properties with existing STL entitlements have become even more valuable, driving heightened competition for well-positioned holiday apartments and homes with compliant approval histories.
Buyers who once viewed STL approval as a ‘nice to have’ now see it as a critical differentiator, particularly investors from Victoria, where tightening rental regulations continue to constrain returns.
As a result, due diligence on renovation histories, certifications and permit records are essential for acquisition.
Rising Land Tax Sparks Intergenerational Movement
A less publicised but meaningful trend has been the number of intergenerational family properties entering the market, driven by rising land tax obligations.
For owners of long-held holiday homes – particularly those not rented – the inability to claim deductions has made carrying costs substantially higher.
Several families opted to divest earlier than anticipated, releasing tightly held assets and injecting fresh, high-quality stock into premium pockets of Noosa.These sales have attracted both lifestyle buyers and long-term investors, many seeking legacy assets of their own.
Interstate Demand Remains a Force
The migration from Victoria into Queensland, and into Noosa specifically, remained one of the most consistent themes of 2025. Increased land taxes, softening values and restrictive tenancy rules make holding property in Victoria less appealing for many investors.
For those active in Noosa, two distinct buyer cohorts emerged: purchasers securing homes to move into over the next three to five years; and investors seeking holiday apartments with robust income and existing STL permissions.
Post-Christmas enquiry rose quickly and decisively and continued through the year, supported by improving economic conditions, the first interest rate cut in four years, and growing confidence fuelled by infrastructure investment as Queensland edges closer to 2032.
Noosa Hill Tightens, Little Cove Loosens
One of the year’s more unexpected shifts was a reversal of traditional supply dynamics between Noosa Hill and Little Cove. Stock contracted sharply on Noosa Hill with holiday apartments becoming more tightly held as high occupancy and strong income potential elevated demand, particularly among investors seeking immediate yield.
Whereas, Little Cove (historically one of Noosa’s most competitive markets), had more availability which, while still premium and tightly held, provided rare openings for strategic buyers.
This recalibration highlights the importance of granular, precinct-specific insights, particularly as micro-markets continue to diverge based on stock levels, zoning history and tourism performance.
A Hinterland Surge in the Second Half of the Year
After a subdued start – partly influenced by seller price expectations and cautious lending appetite – the Noosa Hinterland staged a resurgence.
The second half of 2025 delivered a series of $4 million-plus sales across Eumundi and surrounding hinterland pockets. Buyers sought space, privacy, acreage lifestyle and long-term amenity, signalling renewed confidence in high-end non-coastal product.
Improved alignment between vendor expectations and market realities unlocked more transactions and the upward trajectory should continue in 2026.
Tourism Rebounds as Noosa Reclaims National Spotlight
Named Best Town in Australia by Australian Traveller Magazine, it experienced robust domestic visitation, with spring holiday bookings indicating one of the busiest seasons in recent times. After periods of volatility due to weather and inflationary pressure, consumer confidence returned, length-of-stay improved and premium bookings recovered.
Allawah Noosa – the holiday letting arm of Klein-Hunter’s business – reported strong performance across its portfolio of high-end homes.
Preparation and Expertise Rewarded
While demand remained strong, the buying process became more complex as the rise of boutique agencies fragmented market visibility, making it difficult for buyers to have a grasp on available stock.
At the same time, Queensland’s new seller disclosure laws, effective from August 2025, elevated the importance of documentation, compliance checks and specialist due diligence. Buyers increasingly relied on local expertise to navigate nuances such as historic renovations, expired permits and STL compliance – issues that often fall outside of standard conveyancing.
The result is a market where, informed, well-advised buyers continue to secure better-positioned assets and mitigate risks that may be easily overlooked.
Looking Ahead: What to Expect in 2026
Selective Demand with Strong Competition for Quality
The coming year is expected to echo many of 2025’s defining characteristics: strong interest in premium, compliant and walk-in–walk-out properties; persistent competition for STL-approved assets; and measured caution around renovation-heavy homes.
Buyers will continue to prioritise certainty around property condition, compliance and income potential.
Planning and STL Rules to Drive Value
With STL permissions constrained and medium-density adjustments embedded, properties within these frameworks will attract increasing attention. Distinctions between Tourist Zone properties and all others will become more pronounced.
Hinterland Momentum Set to Continue
Eumundi, Doonan, Cooroy Mountain and similarly sought-after locations will sustain the late-2025 momentum for buyers seeking space as well as access to Noosa’s lifestyle precincts.
Tight Supply Likely Until Mid-Year
With many owners holding onto property for longer, increases in stock are unlikely. Intergenerational sales may provide a boost, but scarcity remains.
Investor Focus to Evolve
Yield performance, holding costs and operational efficiency will guide investor strategy. Properties requiring significant upgrades will appeal only to those with appetite for capital-intensive projects.
A Region That Continues to Shine
Noosa remains one of Australia’s most compelling and resilient property markets – an enclave defined by scarcity, beauty and enduring appeal. The past year has reinforced its strength, even amid regulatory change and shifting economic sentiment.
In 2026, opportunities will continue to emerge for those who understand the nuances of the region, recognise the micro-markets within it, and who prioritise informed strategy over speed. Expert guidance will remain indispensable – and Noosa’s next chapter promises just as much energy, complexity and opportunity as 2025.
