The latest data across Northern NSW and South-East Queensland highlights a market that remains highly active, though increasingly segmented between fast-moving lifestyle corridors and slower, negotiation-driven regional markets. Buyer demand continues to concentrate around well-connected coastal suburbs, while parts of Northern NSW are experiencing longer selling cycles and greater pricing sensitivity.
Across this dataset, 371 new listings resulted in 212 advised sales (~57% absorption rate), reflecting healthy transactional activity overall. However, the variation in days on market and vendor discounting reinforces that local market dynamics remain critically important.
Market Summary – Last 60 Days
- Total Listings: 371
- Total Advised Sales: 212
- Average Absorption Rate: ~57%
Standout Metrics:
- Fastest Selling Suburb: Burleigh Waters (27.12 days)
- Slowest Selling Suburb: Casuarina (82.89 days)
- Strongest Pricing Performance: Burleigh Waters (+0.37%)
- Largest Vendor Discount: Mermaid Waters (-4.12%)
- Highest Listing Volume: Burleigh Waters (117 listings)
- Highest Absorption Rate: Casuarina (~72%)
What This Means for Buyers
The market currently reflects a two-speed dynamic:
- Gold Coast suburbs such as Mermaid Beach, Mermaid Waters and Miami continue to attract strong demand, but buyers are increasingly price-conscious and selective.
- Northern NSW lifestyle markets such as Lennox Head and Mullumbimby remain desirable, though longer selling periods are creating more room for negotiation.
- Balanced regional centres like Ballina continue to offer steady value and lower volatility.
The latest figures reinforce a market where suburb selection and pricing discipline are becoming increasingly important.
- Gold Coast lifestyle suburbs such as Burleigh Waters continue to demonstrate strong buyer competition and fast turnover.
- Premium coastal and hinterland markets including Casuarina and Mullumbimby are experiencing longer selling periods, creating greater negotiation opportunities for informed buyers.
- Balanced regional centres like Ballina continue to offer stable demand and comparatively good value relative to neighbouring coastal hotspots.
For buyers, this remains a market where preparation, local knowledge and access to quality opportunities are key differentiators.
Mermaid Waters, QLD 4218
- Total Rental Listings: 136, supporting strong leasing demand.
- New Sale Listings: 86
- Average Days on Market: 33.82 days.
- Vendor Discount: -4.12%, the largest in this dataset.
- Recently Advised Sales: 55 (-70% absorption).
- Withdrawn Listings: 80, indicating increased vendor sensitivity.
Key Insights:
Mermaid Waters continues to operate as one of the Gold Coast’s strongest-performing family markets, supported by broad buyer appeal and proximity to beaches, schools and lifestyle amenity. Despite reasonably healthy turnover, the elevated vendor discount suggests buyers are negotiating more aggressively, particularly on properties perceived as overpriced. The relatively high number of withdrawn listings also points to a market where vendors are adjusting expectations in response to more selective buyer behaviour.
Miami, QLD 4220
- New Sale Listings: 63
- Average Days on Market: 40.1 days.
- Vendor Discount: -0.36%, indicating relatively stable pricing.
- Recently Advised Sales: 17 (~27% absorption).
- Withdrawn Listings: 53
- Total Rental Listings: 86, reflecting ongoing investor activity.
Key Insights:
Miami continues to demonstrate resilient demand, particularly for renovated homes and well-positioned apartments close to the coastline. The low level of discounting suggests that quality stock is still attracting solid competition, though the lower absorption rate indicates buyers are becoming increasingly selective. Demand remains strongest for properties within walking distance to the beach, cafés and retail precincts.
Burleigh Waters, QLD 4220
- New Sale Listings: 117, the highest in this report.
- Average Days on Market: 27.12 days, among the fastest in the dataset.
- Vendor Premium: +0.37%
- Recently Advised Sales: 66 (~56% absorption).
- Withdrawn Listings: 79
- Total Rental Listings: 85, supporting steady tenant demand
Key Insights:
Burleigh Waters continues to stand out as one of the strongest-performing suburbs in this dataset, combining high transaction volume with stable pricing and relatively quick turnover. The combination of short selling periods and positive pricing outcomes reflects strong owner-occupier demand, particularly from families seeking larger homes close to Burleigh’s lifestyle precincts. Buyer competition remains healthy for quality stock.
Mullumbimby, NSW 2482
- New Sale Listings: 30
- Average Days on Market: 80.91 days.
- Vendor Discount: -1.07%
- Recently Advised Sales: 18 (~60% absorption).
- Withdrawn Listings: 31
- Total Rental Listings: 19, highlighting a limited leasing supply.
Key Insights:
Mullumbimby continues to operate as a slower-moving hinterland market, though demand remains relatively consistent when properties are priced correctly. The extended days on market reflect the suburb’s niche buyer profile and discretionary lifestyle positioning. However, a relatively healthy absorption rate suggests underlying demand remains present, particularly for renovated or character-style homes.
Ballina, QLD 2478
- New Sale Listings: 46
- Average Days on Market: 51.22 days.
- Vendor Discount: -1.57%.
- Recently Advised Sales: 32 (~70% absorption)
- Withdrawn Listings: 65
- Total Rental Listings: 49, reflecting steady investor demand.
Ballina continues to offer one of the more balanced regional coastal markets in Northern NSW, supported by infrastructure, affordability and lifestyle appeal. The suburb’s strong absorption rate suggests consistent buyer demand, particularly from relocators seeking value relative to Byron Bay and Lennox Head. Moderate discounting indicates opportunities still exist for strategic negotiation.
Casuarina, NSW 2487
- New Sale Listings: 25
- Average Days on Market: 51.22 days.
- Vendor Discount: -1.57%
- Recently Advised Sales: 32(~70% absorption)
- Withdrawn Listings: 65
- Total Rental Listings: 49, reflecting steady investor demand.
Key Insights:
Casuarina remains a tightly held coastal market, though buyers are becoming more cautious amid longer selling periods. While transaction timelines remain extended, the strong absorption rate highlights continued demand for quality coastal homes. Buyers appear increasingly selective, rewarding realistic pricing and premium positioning.
Summary of May Insights
At Rose & Jones Buyers Agents, we continue to see strong results for clients who combine suburb-level data with disciplined acquisition strategies and off-market access.
Thinking about buying or investing? Get in touch with Oliver Dunstan at Rose & Jones for expert buying and investment guidance.
Oliver Dunstan
Licensee-in-charge & Buyers Agent, Rose & Jones
www.roseandjones.com.au
For personalised advice on buying or investing in these suburbs, feel free to reach out.
This report is designed to help you make well-informed property decisions based on current market trends and data-driven insights.
Data sourced from CoreLogic, compiled from recent real estate listings and market trends for your guidance.