Coolangatta (QLD 4225) in Focus 2026: Is It a Good Investment? R-Score 68/100, 3.5% Yield & Best Streets

Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 68/100 (National Rank #5,001 of 15,286) · Street Average: 33/100 across 51 streets.

Coolangatta is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($1,640,000 median). Because gross rental yields sit at 3.5%, this is not a cashflow play—it is a scarcity and land-banking market suited to high-income investors or rentvestors who prioritise street-level prestige and long-term compounding over immediate net yield.

Below is our full October 2026 quantitative and street-level breakdown for Coolangatta (QLD 4225), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Gold Coast (QLD), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 9,729 residential addresses.

1. Coolangatta (QLD) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)

Over the past 12 months, Coolangatta’s median house price moved -18% (from $2,000,000 to $1,640,000), bringing its 3-year cumulative price movement to -5% (from $1,726,000 three years ago). On the rental side, median weekly asking rents moved -26.7% over the past year to $1100/wk (+40.3% over 36 months), equating to a 3.5% gross rental yield. Compared with 12 months ago—when Coolangatta carried an R-Score of 81/100—its current composite R-Score of 68/100 represents a -13-point shift in underlying market pressure.

Indicator / R-Score Pillar	Coolangatta (QLD) Current	12-Month / 36-Month Context
Composite Suburb R-Score	68 / 100	Ranked #5,001 of 15,286 suburbs (was 81/100 12m ago)
Median House Price	$1,640,000	12m change: -18% · 36m change: -5%
Median Weekly Rent & Gross Yield	$1100/wk (3.5%)	12m rent change: -26.7% · 36m rent change: +40.3%
Rental Vacancy & Days on Market	0.9% vacancy	Median selling time: 71 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	45 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	34 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	51 / 100	Measures short/medium-term price velocity vs Gold Coast & QLD
Pillar 4: Yield Pressure	54 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Coolangatta (QLD)

Why do two 4-bedroom houses in Coolangatta achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 9,729 addresses across 51 streets in Coolangatta through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 3 streets (7% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Coolangatta rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 5 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 37 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Coolangatta (QLD)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 51 streets in Coolangatta):

Top Street in Coolangatta	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Kent Street	75/100	28	71%	0%	$560/wk (4.3%)
#2 Petrie Street	75/100	46	70%	0%	$1150/wk (2.8%)
#3 Tweed Terrace	75/100	20	70%	0%	$1150/wk (2.8%)
#4 Tooloon Street	65/100	10	68%	0.9%	$593/wk (4.1%)
#5 Ballow Street	62/100	41	68%	1.6%	$598/wk (4.3%)

Streets Where Block-Level Tenure Trails the Coolangatta Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Coolangatta:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Binya Avenue	0/100	37	64%	7.1%	$981/wk
Appel Street	0/100	51	65%	7.1%	$989/wk
Simpson Street	0/100	43	65%	7%	$993/wk

3. Economic & Supply Drivers in Gold Coast Council (Queensland)

Coolangatta sits within the Gold Coast Local Government Area, which has a residential population of approximately 691,230 (+7.1% population movement over the past 3 years) and 239,549 total dwellings. Three council-level fundamentals shape Coolangatta’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Gold Coast are Health Care and Social Assistance (13%), Retail Trade (12%), Accommodation and Food Services (11%), Construction (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Gold Coast approved 3% new dwelling stock (~7,611.857 dwellings). Because new approvals exceed 1.8% of stock, investors in Coolangatta must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Gold Coast currently has $21.1 billion in tracked major infrastructure projects (placing it in the 95th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Coolangatta (October 2026)

What does it actually cost to acquire and hold a typical house in Coolangatta at today’s median price of $1,640,000 and median rent of $1100/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Coolangatta Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,640,000	Settled house median as of October 2026
20% Deposit + Est. Stamp Duty & Costs	$406,720	$328,000 deposit (80% LVR) + ~$78,720 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,312,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$57,200/yr ($1100/wk)	3.5% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$100,040/yr	Assumes 6.25% interest-only ($82,000/yr) + ~1.1% for council rates, insurance & property management ($18,040/yr)
Pre-Tax Weekly Cashflow Position	-$824/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Coolangatta—And 3 Rules Before You Make an Offer

High Land Scarcity and Deep Homeowner Wealth, But Cashflow-Intensive. Based on our October 2026 data, Coolangatta is best suited to higher-income professionals, medical practitioners, and upgraders with strong cashflow buffers targeting scarce land in an owner-occupier dominated suburb.

1. Never Buy Blind on the Suburb Median: In Coolangatta, 37 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Coolangatta Street Score Hub and target the 3 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Kent Street, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.