The latest data across Northern NSW and South-East Queensland highlights a market where coastal demand remains resilient, although buyers are becoming more value-conscious and selective. Gold Coast suburbs continue to show stronger turnover and faster selling conditions, while parts of Northern NSW are experiencing longer transaction cycles and increased pricing negotiation.
Across this dataset, 411 new listings resulted in 228 advised sales (~55% absorption rate), indicating healthy activity overall, with the strongest momentum concentrated in lifestyle suburbs offering proximity, amenity and relative value.
Market Summary – Last 60 Days
- Total Listings: 411
- Total Advised Sales: 228
- Average Absorption Rate: -55%
Standout Metrics:
- Fastest Selling Suburb: Miami (25.74 days).
- Slowest Selling Suburb: Mullumbimby (85.07 days).
- Highest absorption rate: Mullumbimby (~93%).
- Largest vendor discount: Mermaid Waters (-4.39%).
- Highest rental supply: Mermaid Beach (177 listings).
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.
Mermaid Beach , QLD 4218
- New Sale Listings: 79
- Average Days on Market: 40.64 days.
- Vendor Discount: -0.50%, indicating stable pricing.
- Recently Advised Sales: 55 (-70% absorption)
- Withdrawn Listings: 73, reflecting selective vendor behaviour.
- Total Rental Listings: 177, the highest in this dataset.
Key Insights:
Mermaid Beach continues to perform as one of the Gold Coast’s most tightly held coastal markets, underpinned by premium lifestyle appeal and strong rental demand.
A strong absorption rate combined with minimal discounting suggests quality stock is continuing to transact well. Demand remains strongest for renovated homes, boutique apartments and walk-to-beach positions.
Mermaid Waters, QLD 4218
- New Sale Listings: 90
- Average Days on Market: 25.8 days, one of the fastest in this report.
- Vendor Discount: -4.39%, the largest in this dataset.
- Recently Advised Sales: 47 (-52% absorption).
- Withdrawn Listings: 60
- Total Rental Listings: 141, supporting strong leasing demand.
Key Insights:
Mermaid Waters remains a high-demand family market, though buyers are negotiating more firmly than in previous periods.
Despite quick turnover, the elevated discounting indicates that buyers are price-sensitive and rewarding well-priced listings only. This suggests a competitive but more disciplined market environment.
Miami, QLD 4220
- New Sale Listings: 40
- Average Days on Market: 25.74 days.
- Vendor Discount: -1.96%
- Recently Advised Sales: 23 (-58% absorption).
- Withdrawn Listings: 42
- Total Rental Listings: 88, reflecting ongoing investor interest.
Key Insights:
Miami continues to show solid demand, particularly for homes and apartments positioned close to the beach and retail precincts.
The sub-26-day selling timeframe highlights good buyer activity, while moderate discounting suggests there is still room for strategic negotiation on secondary stock.
Mullumbimby, NSW 2482
- New Sale Listings: 28
- Average Days on Market: 85.07 days, the slowest in this dataset.
- Vendor Discount: -2.65%
- Recently Advised Sales: 26 (-93% absorption).
- Withdrawn Listings: 15
- Total Rental Listings: 18, indicating a tight leasing supply.
Key Insights:
Mullumbimby continues to present as a niche hinterland market with steady demand but longer selling periods.
While days on market remain extended, the exceptionally high absorption rate suggests genuine buyer demand exists when pricing aligns with expectations. Tight rental stock continues to support long-term fundamentals.
Ballina , NSW 2478
- New Sale Listings: 71
- Average Days on Market: 45.64 days.
- Vendor Discount: -0.57%, indicating pricing stability.
- Recently Advised Sales: 38 (-54% absorption).
- Withdrawn Listings: 52
- Total Rental Listings: 48, supporting investor demand.
Key Insights:
Ballina remains a stable regional coastal market offering consistent turnover and balanced conditions.
The suburb continues to appeal to owner-occupiers and relocators seeking infrastructure, lifestyle and stronger affordability relative to Byron Bay.
Lennox Head, NSW 2478
- New Sale Listings: 103
- Average Days on Market: 53.92 days.
- Vendor Discount: -1.32%.
- Recently Advised Sales: 39 (-38% absorption).
- Withdrawn Listings: 26
- Total Rental Listings: 21, the lowest rental supply in this report.
Key Insights:
Lennox Head remains one of the most desirable lifestyle markets in Northern NSW, though buyers are showing increased discipline.
The combination of high listing volume and low rental stock reinforces Lennox Head’s desirability, though current buyers appear more selective on price. This may create opportunities for strategic purchasers in the short term.
Summary of April Insights
For buyers, this is a market where localised strategy matters. Fast-moving suburbs require decisiveness, while longer-cycle markets may offer leverage through patient negotiation and careful asset selection.
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
