Henry Reynolds
9 Flooded Gum Place, Black Mountain, Qld 4563
Offers Over $ 1,799,000
4 2 8
Open Saturday 27 June 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Black Mountain — Kabi Kabi (Gubbi Gubbi) Country
Originally part of the wider Cooroy timber and dairy region, Black Mountain transitioned from rugged agricultural selections to lifestyle acreage in the late 20th century. The area was historically significant for its cedar and hardwood timber reserves which fueled early settlement in the Noosa Shire.
Today it is an exclusive rural-residential enclave characterized by architecturally designed homes on large blocks, often featuring panoramic views of the coast or hinterland.
Overall Score
7.8
A high-quality lifestyle choice for those prioritizing space and privacy over urban convenience.
Name Origin
Descriptive name referring to the dark appearance of the local peak, likely due to dense scrub and basalt rocks.
Established
Gazetted 2008
Elevation
Reaches approx 300m above sea level
Environment
Home to significant Koala habitat corridors
Lot Sizes
Predominantly 1 to 10+ hectare parcels
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady demand for hinterland retreats keeps prices resilient despite broader market fluctuations.
Amenity
4.5
Very limited local shops; residents rely entirely on nearby Cooroy for services.
Schools
6.2
No schools in-suburb, but well-served by quality state and private options in Cooroy and Pomona.
Transport
2.5
Extremely car-dependent with no public transport within the suburb boundaries.
Risk Profile
4.0
Significant bushfire and landslip overlays require careful due diligence and higher insurance costs.
Liveability
8.5
Exceptional for nature lovers and families seeking an outdoor-oriented, quiet lifestyle.
Demographics
7.8
High proportion of established families and professional tree-changers with high median incomes.
Rental Demand
6.5
Low volume but high demand for premium lifestyle properties, often attracting executive relocations.
Growth Potential
7.5
Limited supply due to strict Noosa Shire Council anti-subdivision policies supports long-term value.
Affordability
4.2
Premium pricing compared to regional averages, reflecting its status as a Noosa Hinterland 'golden triangle' suburb.
Crime & Safety
9.2
Very low crime rates typical of secluded, high-owner-occupancy rural areas.
Walkability
1.0
Non-existent; steep terrain and lack of footpaths make walking to amenities impossible.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,385,000
Estimated March 2026
5yr Growth
58%
Cumulative increase
Safety
Elite
Top 5% in QLD
Family Ratio
72%
Households with children
Water
Tank Only
No town water supply
Fire Risk
High
BAL ratings often 19-40
✅ Key Advantages
- Unrivaled privacy and seclusion within 25 minutes of Noosa Main Beach.
- Breathtaking views ranging from the Glass House Mountains to the Pacific Ocean.
- Strict council planning ensures the rural character is protected from over-development.
- Strong sense of community among acreage owners and hobby farmers.
- Excellent air quality and abundance of native wildlife.
⚠️ Key Watch-Outs
- High maintenance requirements for large blocks (mowing, weed control, fencing).
- Total reliance on tank water and septic systems requires owner expertise.
- Limited mobile reception in certain valleys and 'dead zones'.
- Significant insurance premiums due to bushfire and slope stability risks.
- Long commutes for daily school runs or specialized medical care.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Rural Lifestyle
How this suburb feels day-to-day.
🏠 Property Types
Large acreage estates, modern architectural retreats, and original farmhouses.
Dominant dwelling stock.
💰 Price Range
$1.1m – $3.5m+
Typical entry to ceiling.
💡 Why It Matters
Black Mountain represents the 'prestige' end of the Noosa Hinterland. It attracts buyers who want the Noosa lifestyle without the coastal density, offering a 'fortress of solitude' that is increasingly rare in South East Queensland.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,385,000
$1.2m – $2.8m
🏢 Unit Median
—
N/A (No units in suburb)
📈 Price Trend
+5.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw - $1,200pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The lack of units and small lots keeps the entry price high. Value is heavily dictated by 'view lines' and the quality of usable (flat) land versus steep 'unusable' scrub.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% above Brisbane median
Price comparison
📋 Income Ratio
10.5x annual income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Black Mountain is not an entry-level suburb. High holding costs (rates, maintenance, insurance) further impact overall affordability for first-time acreage buyers.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional families renovating nearby or tree-changers testing the area before buying.
💼 Investor Outlook
Low yield but high capital growth potential. Investors should target properties with secondary dwellings (studios) to maximize returns.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+22%
3-Year Growth
+58%
5-Year Growth
📍 Growth Drivers
- Ongoing 'work from home' trend attracting Brisbane/Sydney professionals.
- Noosa Shire's 'New Noosa Plan' which severely restricts new subdivisions.
- Proximity to the upgraded Bruce Highway for easier Brisbane access.
- Increasing prestige of the Noosa Hinterland as a global lifestyle destination.
⛔ Headwinds
- Rising costs of construction for bushfire-compliant renovations.
- Potential for increased insurance 'un-affordability' in high-risk zones.
- Sensitivity to interest rate movements among high-debt lifestyle buyers.
🔮 5-Year Outlook
Expect continued outperformance of regional averages as scarcity of large, quiet parcels near the coast drives competition. Values likely to be underpinned by the 'lifestyle-as-an-asset' class.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
65% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Most 'crime' is opportunistic theft from unlocked sheds. Ensure outbuildings are secured and consider gate cameras for long driveways.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and logistical rather than social. Managing a large property in a high-fire zone requires active participation and budget.
🌊 Flood Risk
Low risk of riverine flooding, but high risk of localized flash flooding in gullies and driveway washouts during heavy rain.
🔥 Bushfire Risk
Significant. Much of the suburb is mapped as 'High Potential Bushfire Intensity'. Managed vegetation buffers are essential.
🏦 Insurance Impact
Can be difficult or expensive to secure. Buyers should obtain insurance quotes during the cooling-off period.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Rural Residential
🔲 Overlays
Bushfire Hazard, Landslide Hazard, Biodiversity Overlay
🏗️ Development Hotspots
None; zoning strictly prevents high-density development.
The Noosa Plan 2020 is one of Australia's most restrictive. This is bad for developers but excellent for homeowners wanting to protect their views and privacy.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor. Car is essential. 10 mins to Cooroy Station for trains to Brisbane.
🛍️ Amenity & Retail
Moderate. Relies on Cooroy's supermarkets, cafes, and boutique shops.
🌲 Parks & Recreation
Excellent. Direct access to the Noosa Trail Network for hiking and horse riding.
🏫 Schools
Good. Catchment for Cooroy State School and Noosa District State High.
🏥 Healthcare
Moderate. Local GPs in Cooroy; Noosa Hospital approx 25 mins away.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, mature demographic consisting of established families and retirees who value quietude.
💵 Median Income
$92,500 pa
🏠 Ownership
88% owner-occupied, 12% renting
🎂 Age Profile
Median age 48
🎓 Education
High proportion of tertiary-educated professionals and self-employed business owners.
📊 Age Distribution
The high owner-occupancy rate fosters a strong, stable community where neighbors look out for one another, particularly during fire season.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
No major commercial or residential developments are planned within Black Mountain itself, preserving its character.
📈 Positive Impacts
- Cooroy intersection upgrades improving safety and flow to the Bruce Highway.
- Expansion of the Noosa Trail Network enhancing local recreation.
- Rollout of improved NBN/Satellite infrastructure for home offices.
📉 Negative Impacts
- Increased traffic on Black Mountain Road as a 'cut-through' to the coast.
- Rising costs of council-mandated environmental weed management.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Cooroy
Position
South-West
Price
30% cheaper
Lifestyle
Township living, smaller blocks, walkable to shops.
Best for
Downsizers and young families.
📍Tinbeerwah
Position
East
Price
20% more expensive
Lifestyle
Closer to Noosa, more 'prestige' coastal views.
Best for
High-net-worth buyers.
📍Pomona
Position
North-West
Price
40% cheaper
Lifestyle
Quaint village feel, smaller rural lots.
Best for
Artists and hobby farmers.
📍Doonan
Position
South-East
Price
15% more expensive
Lifestyle
Flatter land, closer to Eumundi and Noosa.
Best for
Families wanting coastal proximity.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Mellum
QLD
7.5/10
Elevated hinterland with steep terrain and coastal views.
Brookfield
QLD
8.2/10
Prestige rural residential with high owner-occupancy.
Upper Hermitage
SA
7.2/10
Hilly, high-fire-risk acreage near a major lifestyle hub.
Tallebudgera Valley
QLD
8.5/10
Lush valley/mountain lifestyle close to famous beaches.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the peace and quiet, often citing the 'above the clouds' feeling as the reason they never leave.
★★★★★
Peace and Nature
The silence here is incredible, just birds and the wind in the trees. You do need to be prepared for the work that comes with the land, though.
Quiet
Maintenance
★★★★☆
Connectivity
Starlink has been a game changer for working from home here. Mobile signal can still be patchy in the gullies.
Internet
Mobile Signal
★★★★☆
Learning Curve
Learning to manage septic tanks and water levels was a steep curve, but waking up to the sunrise over the ocean makes it worth it.
Views
Utilities
★★★★★
Community
Our local fire brigade is the heart of the community. We all know each other and look out for one another during the summer.
Safety
Community
★★★☆☆
Commute
The school run to Cooroy takes 15 minutes each way, which adds up. You can't just 'pop out' for milk.
Distance
Lifestyle
★★★★☆
Investment
Hard to find tenants who understand acreage maintenance, but when you do, they stay for years because they love the spot.
Tenancy
Growth
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize land usability over house size; 'flat' land is at a premium here.
- Check the age and condition of the septic system (replacement can cost $20k+).
- Verify water tank capacity; 45,000L is the minimum recommended for a family.
- Test mobile reception at various points on the property during the inspection.
- Request a Bushfire Management Plan if one exists for the property.
- Look for properties with established 'Asset Protection Zones' (cleared areas around the house).
❓ Questions to Ask the Agent
- What is the BAL (Bushfire Attack Level) rating for the house?
- When was the septic system last serviced and pumped?
- Is there a permanent water source on the property like a dam or bore?
- Are there any known issues with land stability or previous slips on this road?
- What are the average annual costs for water delivery if the tanks run dry?
- Are there any easements for power or neighbors' access?
- What is the NBN connection type and typical speed here?
- Has the property been mapped for significant vegetation under the Noosa Plan?
🏷️ Seller Strategy
- Invest in professional drone photography to capture the scale and views.
- Ensure all fire trails on the property are cleared and accessible.
- Provide a 'Home Operations Manual' for buyers unfamiliar with rural services.
- Highlight any secondary income potential (e.g., Airbnb-ready studios).
- Clear invasive weeds like Lantana before listing to improve 'land appeal'.
📣 Positioning Tips
Position the property as a 'turn-key hinterland retreat'. Emphasize the mental health benefits of the privacy and the proximity to Noosa's world-class amenities.
💼 Investment Case
High capital growth, low yield. Best suited for long-term wealth preservation rather than cash flow.
⚠️ Investment Risks
High maintenance costs and potential for environmental damage (landslip/fire).
📈 Action Plan
- Target properties with dual-living potential.
- Budget for professional land management services.
- Ensure insurance covers 'full replacement' including site clearing.
- Focus on properties within 10 minutes of Cooroy township.
🔑 Renter Tips
- Be prepared to take on mowing and basic garden maintenance.
- Learn how to monitor water tank levels.
- Check NBN availability (Fixed Wireless vs Satellite).
🏘️ What Renters Love Here
Unbeatable peace and space for children to play.
⚠️ Renter Watch-Outs
Isolation and lack of street lighting at night.
🏢 Landlord Strategy
- Include a professional garden service in the rent to protect your asset.
- Install water tank level sensors for tenant peace of mind.
- Ensure the property is fully bushfire-compliant before leasing.
📋 Compliance & Management
Standard QLD smoke alarm and pool safety laws apply, plus specific council requirements for onsite sewerage treatment plants (OSWT).
🤝 Agent Insights
- Buyers are often coming from Sydney/Melbourne or Brisbane's inner-west.
- The 'Noosa' brand is the biggest driver of value here.
- Properties with ocean views command a 20-30% premium.
🎯 Marketing Angles
The 'Ultimate Work-From-Home Sanctuary' or 'Noosa Lifestyle without the Noosa Crowds'.
👤 Target Buyer Profile
High-income professionals (40-55) with children or active retirees.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a detailed Bushfire Hazard Assessment.
✓
Conduct a Geotechnical report if the house is on a steep slope.
✓
Verify all structures (sheds, decks) are Council approved.
✓
Inspect the condition of the driveway (bitumen vs gravel maintenance).
✓
Check the Noosa Shire Council interactive mapping for overlays.
✓
Test the water quality in the tanks.
✓
Confirm the boundaries with a survey if fences look irregular.
✓
Review the last 5 years of fire history in the immediate area.
✓
Check for invasive weed species (Biosecurity Act obligations).
✓
Obtain a quote for home insurance to ensure it is within budget.
✓
Check for any planned roadworks on Black Mountain Road.
✓
Verify school bus route locations and times.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 noosa.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 qfes.qld.gov.au
🔗 resources.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-31 and contains estimates and projections. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
