The latest CoreLogic data across South East Queensland and Northern New South Wales points to a Queensland property market where conditions remain highly localised. The major Gold Coast centres continue to record substantial new listing activity and comparatively shorter selling periods, while several Northern NSW lifestyle markets are experiencing longer campaigns and greater price negotiation.
Across the six suburbs analysed, 677 new sale listings were recorded during the past 60 days. Southport accounted for the majority of that new listing activity, while Main Beach, Lennox Head and Pottsville recorded considerably longer average selling periods. Average vendor discounts were recorded in five of the six suburbs, although the scale varied from -1.26% in Southport to -2.89% in Pottsville.
Importantly, new listings, recently advised sales and recently withdrawn advice are presented separately throughout this report. No sales-to-listing or absorption percentages have been inferred from these figures, as the CoreLogic fields should not be assumed to represent the same cohort of properties without confirmation of the underlying methodology.
Market Summary – Last 60 Days
Across the six suburbs, the CoreLogic data recorded:
- New Listings: 677
- Recently Advised Sales: 202
- Recently Withdrawn Listings: 662
- Rental Listings: 805
Standout Metrics:
- Highest Volume Of New Listings: Southport (416 listings)
- Shortest Average Selling Period: Southport (31.41 days)
- Longest Average Selling Period: Tyagarah (159 days)
- Longest Average Selling Period Among The More Active Markets: Pottsville (86.44 days)
- Largest Average Vendor Discount: Pottsville (-2.89%)
- Smallest Average Vendor Discount: Southport (-1.26%)
- Largest Rental Market: Southport (567 rental listings)
What This Means for Buyers
The latest figures highlight the significant differences emerging across individual markets in South East Queensland and Northern NSW, reinforcing why working with an experienced Gold Coast Buyers Agent can make all the difference when it comes to securing the right property at the right price.
Southport and Broadbeach Waters continue to record comparatively short selling periods, despite substantial listing and withdrawal activity. For buyers, these are markets where there is considerable stock movement, but desirable and appropriately priced properties may still require relatively quick decision-making.
Main Beach, Lennox Head and Pottsville, by contrast, are experiencing materially longer average campaigns. This provides buyers with more time to assess opportunities and potentially greater scope to negotiate, particularly in Pottsville where the average vendor discount reached -2.89%.
The data also demonstrates why headline statistics need to be interpreted carefully. Tyagarah’s +50.00% vendor figure, for example, is accompanied by only two new listings and no recently advised sales, making it unsuitable as evidence of a broader pricing trend.
For buyers, the key message is that these markets should not be treated uniformly. Days on market, vendor pricing, property quality, supply and individual seller circumstances all need to be considered together when assessing an opportunity.
Southport, QLD 4215
- New Sale Listings: 416
- Average Days on Market: 31.41 days
- Average Vendor Discount: -1.26%
- Recently Advised Sales: 115
- Withdrawn Listings: 423
- Total Rental Listings: 567
Key Insights:
Southport continues to stand apart as the largest and most active market in this dataset. Its combination of established residential precincts, significant apartment stock, employment, education and health infrastructure continues to produce a level of market depth that is difficult to replicate elsewhere on the Gold Coast. The suburb recorded by far the greatest volume of new listing activity, with 416 properties newly offered for sale during the reporting period. Despite this volume, the average selling period remained relatively contained at just over one month, suggesting that appropriately positioned stock can still move within a reasonable timeframe.
The -1.26% average vendor discount indicates some negotiation between buyers and sellers, although it remains relatively modest compared with several other markets in this report. The 423 recently withdrawn listings are also noteworthy and point to a substantial amount of stock leaving the market during the period. Without knowing the original listing dates of those properties, however, that figure should be viewed independently rather than combined with new listings to calculate a total available pool.
With 567 rental listings, Southport also has by far the deepest rental market of the suburbs analysed. For buyers, the combination of scale, housing diversity and relatively short selling periods makes Southport a market where opportunities are plentiful, but careful asset selection remains critical.
Main Beach, QLD 4217
- New Sale Listings: 84
- Average Days on Market: 67.80 days
- Average Vendor Discount: -1.96%
- Recently Advised Sales: 30
- Withdrawn Listings: 79
- Total Rental Listings: 75
Key Insights:
Main Beach remains one of the Gold Coast’s most established premium coastal markets, characterised by a smaller buyer pool, higher-value property and a significant apartment component. The 67.8-day average selling period is more than twice that recorded in Southport and Broadbeach Waters, highlighting the more considered nature of transactions within this premium market. Higher price points and greater differentiation between individual properties naturally mean buyers can take longer to assess value.
Average vendor discounting of -1.96% suggests there is scope for negotiation, particularly where properties have experienced extended market exposure. At the same time, 79 recently withdrawn listings compared with 84 new listings demonstrates considerable movement both onto and away from the market during the reporting period, reinforcing the importance of understanding individual vendor motivation.
For buyers targeting Main Beach, patience can be particularly valuable. Properties with longer campaigns may provide opportunities for negotiation, although premium positioning, views, building quality and redevelopment potential can create substantial differences in value from one property to the next.
Broadbeach Waters, QLD 4218
- New Sale Listings: 73
- Average Days on Market: 31.84 days
- Vendor Discount: -1.93%
- Recently Advised Sales: 25
- Withdrawn Listings: 83
- Total Rental Listings: 93
Key Insights:
Broadbeach Waters continues to appeal strongly to buyers seeking established family housing, waterfront opportunities and convenient access to the beach, Pacific Fair and the broader Broadbeach lifestyle precinct. With properties spending an average of 31.84 days on market, Broadbeach Waters recorded one of the shorter selling periods in this dataset. This suggests quality stock is capable of attracting buyer attention relatively quickly, although the -1.93% average vendor discount indicates purchasers are still negotiating rather than simply meeting vendor expectations.
The 83 recently withdrawn listings are also significant and exceed the number of new listings recorded during the period. This should not be interpreted as a direct ratio, but it does highlight considerable movement within the market and may point to a degree of disconnect between vendor expectations and the outcomes buyers are prepared to accept.
For buyers, Broadbeach Waters remains a market where individual property characteristics matter enormously. Waterfront position, aspect, renovation quality and access to amenities can produce materially different outcomes even within the same suburb.
Tyagarah, NSW 2481
- New Sale Listings: 32
- Average Days on Market: 69.90 days
- Vendor Discount: -1.44%
- Recently Advised Sales: 16
- Withdrawn Listings: 24
- Total Rental Listings: 21
Key Insights:
Tyagarah remains an extremely small and tightly held lifestyle market, meaning individual transactions can have a disproportionate impact on headline statistics. With only two new listings, no recently advised sales and one rental listing, there is simply not enough activity to draw meaningful conclusions about broader market conditions.
The reported 159-day average selling period and +50.00% vendor figure should therefore be treated with considerable caution. In a market this small, a single unusual property or transaction can materially distort averages.
For prospective buyers, Tyagarah is better assessed property-by-property rather than through suburb-level headline statistics. Scarcity, land characteristics, planning considerations and the uniqueness of individual holdings are likely to be far more relevant than short-term averages.
Lennox Head NSW 2482
- New Sale Listings: 78
- Average Days on Market: 74.53 days
- Average Vendor Discount: -1.85%
- Recently Advised Sales: 23
- Withdrawn Listings: 46
- Total Rental Listings: 25
Key Insights:
Lennox Head remains one of Northern NSW’s most desirable coastal lifestyle markets, supported by its beaches, village environment and proximity to both Ballina and Byron Bay. The latest figures, however, indicate buyers are taking a more considered approach. Properties are spending approximately 10½ weeks on the market on average, considerably longer than the major Gold Coast suburbs included in this report. This gives buyers more time to undertake due diligence and, in some cases, negotiate with vendors after an extended campaign.
Despite the longer selling period, average vendor discounting remains relatively contained at -1.85%. This suggests sellers are making some concessions but are not, on average, discounting aggressively. The suburb also recorded just 25 rental listings, highlighting relatively limited rental availability compared with the larger Queensland markets.
For buyers with a long-term horizon, Lennox Head’s underlying lifestyle fundamentals remain compelling. Current selling timeframes may provide a more measured purchasing environment than was evident during periods of intense competition.
Pottsville, NSW 2489
- New Sale Listings: 24
- Average Days on Market: 86.44 days
- Average Vendor Discount: -2.89%
- Recently Advised Sales: 9
- Withdrawn Listings: 29
- Total Rental Listings: 44
Key Insights:
Pottsville continues to offer a comparatively accessible entry point into the Northern NSW coastal market, combining beachside living with proximity to the Tweed Coast and southern Gold Coast. Pottsville recorded the longest average selling period among the more active markets in this report, at 86.44 days, as well as the largest average vendor discount at -2.89%. Together, those measures indicate buyers are currently taking their time and achieving greater movement from vendor expectations than elsewhere in the dataset.
The suburb recorded 29 recently withdrawn listings, alongside 24 new listings and nine recently advised sales. These figures should be considered independently, but collectively they illustrate a market with considerable movement and potentially varying expectations between buyers and sellers.
For buyers, longer campaigns and greater average discounting can create opportunities to negotiate, particularly where a vendor’s motivation is genuine. Pottsville’s relative affordability compared with several neighbouring coastal markets may also continue to support its longer-term appeal.
Summary of August Insights
At Rose and Jones Buyers Agents, we use suburb-level market intelligence alongside individual property analysis and on-the-ground knowledge to help clients distinguish between genuine value and headline statistics, and to negotiate from an informed position.
Ready to make your next move? Get in touch with Oliver Dunstan at Rose & Jones today for expert guidance tailored to your buying or investment goals.
Oliver Dunstan
Licensee-in-charge & Buyers Agent
www.roseandjones.com.au
This report is designed to help you make well-informed property decisions based on current market trends and data-driven insights.