The Northern NSW and South East Queensland coastal markets continue to show a clear split between high-turnover lifestyle hubs and slower-moving regional centres. Over the past 60 days, buyer activity has remained steady across key Gold Coast suburbs, while parts of Northern NSW are experiencing longer selling timeframes and more price sensitivity.
Market Summary – Last 60 Days
- Fastest Market: Mermaid Waters (29.96 days)
- Slowest Market: Mullumbimby (75.36 days)
- Strongest Vendor Pricing: Mermaid Waters (+0.63%)
- Highest Rental Stock: Mermaid Beach (168 listings)
- Highest Listing Volume: Mermaid Waters (71 listings)
What This Means for Buyers
The current market is offering two clear strategies. Gold Coast suburbs such as Mermaid Waters and Mermaid Beach favour buyers who are prepared to act quickly and compete for quality stock. In contrast, Northern NSW markets including Mullumbimby, Ballina and Pottsville are presenting stronger negotiation opportunities due to longer selling periods and softer pricing conditions.
Mermaid Waters, QLD 4218
- New Sale Listings: 71
- Average Days on Market: 29.96
- Average Vendor Discount: +0.63%
- Recently Advised Sales: 38
- Total Rental Listings: 116
Key Insights:
Mermaid Waters remains one of the standout performers in this dataset. With strong listing volumes and quick selling timeframes, buyer demand continues to outpace supply in quality pockets of the suburb. With 71 new listings, 38 advised sales and an average of just 29.96 days on market, properties are trading efficiently while still achieving a +0.63% premium above asking, reflecting firm vendor confidence and competitive bidding. The 116 active rental listings further support investor demand and tenant competition, while the suburb continues to favour decisive buyers, particularly those targeting renovated family homes and well-located stock close to waterways and key amenities.
Mermaid Beach, QLD 4218
- New Sale Listings: 56
- Average Days on Market: 35.97
- Average Vendor Discount: -0.59%
- Recently Advised Sales: 21
- Total Rental Listings: 168
Key Insights:
Mermaid Beach is maintaining steady activity levels, supported by strong rental demand and consistent buyer enquiry. With 56 new listings, 21 advised sales and an average of 35.97 days on market, the suburb is recording measured turnover, with a -0.59% average vendor discount pointing to modest buyer negotiation within a broadly balanced setting. A substantial 168 rental listings, the highest in this group, underpins ongoing investor interest and tenant depth, reinforcing the appeal of premium beachfront and boutique apartment stock in this tightly held coastal enclave. The data indicates a stable market environment, with premium beachfront and boutique apartment stock continuing to attract strong interest.
Miami, QLD 4220
- New Sale Listings: 33
- Average Days on Market: 57.67
- Average Vendor Discount: -1.54%
- Recently Advised Sales: 20
- Total Rental Listings: 86
Key Insights:
Miami continues to present opportunities for buyers seeking lifestyle locations with slightly softer pricing conditions. With 33 new listings, 20 advised sales and an average of 57.67 days on market, the suburb is experiencing longer selling timeframes, accompanied by a -1.54% vendor discount that signals increased buyer leverage within negotiations. A solid base of 86 rental listings continues to support investment appetite and rental demand, particularly across well-located homes close to the beach and key amenities. Longer selling timeframes suggest opportunities to negotiate on motivated listings, particularly for older housing stock and secondary locations.
Mullumbimby, NSW 2482
- New Sale Listings: 13
- Average Days on Market: 75.36
- Average Vendor Discount: -1.31%
- Recently Advised Sales: 12
- Total Rental Listings: 22
Key Insights:
Mullumbimby remains one of the slower-moving markets in this dataset, reflecting affordability sensitivity and limited transaction volumes. With 13 new listings, 12 advised sales and an average of 75.36 days on market, the slowest across this group, the suburb is characterised by extended selling timeframes and a -1.31% vendor discount that points to measured buyer negotiation. A modest pool of just 22 rental listings highlights tight rental supply, which continues to underpin longer-term housing demand in the area despite softer short-term sales momentum. Despite slower sales activity, limited rental availability continues to underpin long-term housing demand in the area.
Ballina, NSW 2478
- New Sale Listings: 42
- Average Days on Market: 53.92
- Average Vendor Discount: -0.14%
- Recently Advised Sales: 18
- Total Rental Listings: 40
Key Insights:
Ballina continues to demonstrate market stability, supported by consistent sales activity and balanced pricing behaviour. With 42 new listings, 18 advised sales and an average of 53.92 days on market, the suburb is recording steady turnover, while a modest -0.14% vendor discount points to minimal price movement and measured negotiation. A pool of around 40 rental listings reflects ongoing tenant demand and reinforces Ballina’s appeal for buyers seeking coastal access alongside stronger infrastructure and employment fundamentals. Ballina remains attractive for buyers seeking coastal access combined with stronger infrastructure and employment fundamentals.
Pottsville, NSW 2489
- New Sale Listings: 26
- Average Days on Market: 56.01
- Average Vendor Discount: -0.47%
- Recently Advised Sales: 16
- Total Rental Listings: 35
Key Insights:
Pottsville is holding firm as a lifestyle-driven coastal market with constrained rental supply. With 26 new listings, 16 advised sales, an average of 56.01 days on market and a -0.47% vendor discount, the suburb is recording measured sales activity alongside tight leasing conditions supported by around 35 rental listings. Buyer interest remains consistent, particularly for well-located homes close to the beach and town centre amenities.
Summary of January Insights
Across Northern NSW and South-East Queensland, Buyer demand is currently split between fast-moving Gold Coast hubs and slower, more negotiable regional centres in NSW. Mermaid Waters and Mermaid Beach are leading on sales velocity, pricing strength and rental depth, while Miami offers slightly softer conditions and longer selling timeframes, creating room for negotiation on motivated stock. Mullumbimby, Ballina and Pottsville are seeing longer days on market and modest vendor discounts, providing patient buyers with stronger negotiation leverage, even as tight rental conditions continue to underpin long-term demand.
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. For personalised advice on buying or investing in these suburbs, please feel free to reach out to Oliver Dunstan at Rose & Jones.
Oliver Dunstan
Rose & Jones
