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Northern Beaches Market Update 1st Half 2026

In Q1 2026,Northern Beaches* recorded a median house price of $715,000and a median unit price of $355,000.This represents anannual (Q1 2025–Q1 2026) median price growth of 13.5% for houses and a slight softening of -3.4% forunits. Comparing Q1 2025and Q1 2026, house sales declined by -26.1% (to 190sold in Q1 2026), confirming an undersupplied house market. Mackay’s population is forecasted to grow by 31,000in 2046, with a demand for 357–539new detached houses annually. That said, there are no new detached house projects in 2026, and a low (126) number of building approvals in Q1 2026. Thus,the housing undersupply is expected to continue, resulting in more house price growth.

YEAR HALF YEAR CHANGE FROM LAST

HOUSE SALES

HOUSE MEDIAN PRICE

HOUSE RENTAL PRICE

SALES

Mackay Local Council will see approx. $1.0Bofnewprojectscommencing constructionin2026.

MEDIAN PRICE Q1 2026

AVERAGE DAYS ON MARKET Q1 2026

25 $715K $355K

MEDIAN PRICE Q1 2026

AVERAGE DAYS ON MARKET Q1 2026

A key mixed-use project is Bluewater Quary Residences Mackay($30.0M), delivering a 2x10 – storey residential towers with 60units and 4 retail.

New housing stock that is planned to commence construction in 2026 are:

• Bluewater Quay (60 units)

• Glenrownan Estate Residential (101 vacantland lots)

Although a few projects are planned in 2026, they are units, townhouses and residential lots, without any new detached houses in the pipeline

This is unlikely to meet the current demand, particularly given the 1,025 house sales recorded in 2025.Further, vacantland will take time to develop (into a house/townhouse) and there were only 126 building approvals in Q1 2026. Thus,the existing undersupply will remain, pushing up prices further.

AVERAGE VENDOR DISCOUNT*

Average vendor discount reflects the average percentage difference between the first list price and final sold price. A lower percentage difference (closer to 0.0%) suggests that buyers are willing to purchase close to the first asking price of a property.

Average house vendor discount remained at a premium in the past 12 months to Q1 2025,at a slightly higher rate of 3.2%. For units, it has swung from a premium to a discount, now at -1.2%. There is a split market in Northern Beaches, as house buyers must continue to offer above the first listed price; however, unit buyers can benefit from a slightly lower price than the first listed. This suggests that now is an ideal time for house owners tocapitalise on their investments; and an ideal time for first home buyers to consider units.

Northern Beaches has trended on par with the Mackay Local Government Area (LGA) in both house and unit median prices, for the past 5 years. 2026# saw this continue, with house prices in both the area and LGA growing faster.

The dominant proportion of houses sold in Northern Beaches* in 2025/26# were in the middle-price bracket between $550,000to $649,999(35.4%). Most units were sold in the premium price point of $500,000 and above (33.2%), which creates confidence for unit owners in a slightly softer market. Affordable options remain, with 14.0% of houses sold for less than $500,000 and 17.9% of units sold at less than $199,999;but time is limited and buyers must act fast.

MARKET COMPARISON

The market comparison graph provides a comparative trend for the median price of houses and unit over the past 5 years. The suburb chosen was based on their proximity to the main LGA analysed, which is Northern Beaches*.

PRICE

BREAKDOWN 2025/26 #

RENTAL GROWTH 2026€

House rental yield in Northern Beaches¥ was 5.0% as of March 2026,higher thanBrisbane Metro (4.5%). This was paired with a 5.3% median house price increase within the past 12 months to Q1 2026, peaking at $695per week, along with a 15.9% increase in the number of houses rented (453 rentals in Q1 2026). There is a highly-demanded house rental market. This benefits investors, especially those looking fora more affordable option than Brisbane Metro.

4+ bedroom houses have provided investors with +7.4%rental growth annually, achieving a median rent of $730per week.

Northern Beaches recorded a vacancy rate of 1.2%in March 2026,above the Brisbane Metro's 0.8%,but slightly lower than QLD Northen Coast’s 1.4% average. Vacancy rates forNorthern Beaches have fluctuated in the past 12 months but remained relatively stable compared to March2025(also 1.2%). Further, a 1.2%vacancy rate is well below the Real Estate Institute of Australia’s healthy benchmark of 3.0%, suggesting quicker occupancy of rental homes. This will benefit investors, even with a higher house sale price (thus entry point) in Q1 2026.

RENTAL VACANCY RATES 2026

PROJECT DEVELOPMENT MAP 2026

NORTHERN BEACHES

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REFERENCES

* Northern Beaches sales market data and key indicators encapsulates aggregate property market conditions within the suburbs of Rural View, Bucasia, Eimeo, Dolphin Head, Blacks Beach, Nindaroo, Slade Point, Richmond and Andergrove.

** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value.

# 2026 encapsulates sales transactions for Q1 2026 (01/01/2026 – 31/03/2026) only, other years encapsulates sales transactions for the full year (i.e 01/01 to 31/12 of the relevant year).

€ Annual rental growth is a comparison between Q1 2025 (01/01/2025 – 31/03/2025) and Q1 2026 (01/01/2026 – 31/03/2026) house median rent figures.

¥ Northern Beaches rental market data encapsulates aggregate property conditions within Mackay Regional Local Government Area (LGA).

§ Rental yields shown are as reported as of March 2026.

₳ Project development map showcases a sample of upcoming projects only, due to accuracy of addresses provided by the data provider for geocoding purposes.

£ Projects refers to the top developments within Mackay Regional Local Government Area (LGA)

µ Estimated value is the value of construction costs provided by relevant data authority, it does not reflect the project’s sale/commercial value.

ψ Commencement date quoted for each project is an approximate only, as provided by the relevant data authority, PRD does not hold any liability to the exact date.

Source: APM Pricefinder, Cordell Connect database, SQM Research, Esri ArcGIS.

Disclaimer: PRD does not give any warranty in relation to the accuracy of the information contained in this report. If you intend to rely upon the information contained herein, you must take note that the information, figures and projections have been provided by various sources and have not been verified by us. We have no belief one way or the other in relation to the accuracy of such information, figures and projections. PRD will not be liable for any loss or damage resulting from any statement, figure, calculation or any other information that you rely upon that is contained in the material.