Reece O'Brien
7 Windflower, Burrum Heads, Qld 4659
Auction
4 2 2
Open Saturday 29 August 9:00 am Auction Wednesday 16 September 2:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Burrum Heads — Butchulla Country
Originally a small fishing village and a secondary port for the coal mines at Howard, Burrum Heads served as a vital link for the local timber and coal industries in the late 19th century. It evolved from a collection of holiday shacks into a permanent residential community as infrastructure improved in the late 20th century.
Today, it is a polished coastal retreat characterized by modern canal estates and traditional beach houses, maintaining a quiet, community-focused atmosphere with a heavy emphasis on maritime recreation.
Overall Score
7.2
A high-quality lifestyle choice for retirees, though limited by infrastructure and environmental risks.
Aboriginal Name
Burrum— "Commonly interpreted as 'stony place' or 'place of rocks', referring to the river bed."
Name Origin
Named after the Burrum River which flows along the northern boundary of the township.
Established
Gazetted 1927
Fishing Hub
Renowned as one of the best estuary fishing spots in South East Queensland.
Wildlife
Frequent sightings of dugongs and sea turtles in the river mouth.
Boating
Home to high-quality multi-lane boat ramps providing deep-water access.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand from interstate sea-changers keeps the market resilient but less volatile than metro areas.
Amenity
5.0
Basic local shops available; major retail and medical require a 30km drive to Hervey Bay.
Schools
3.0
No schools within the suburb; students must commute to Howard or Hervey Bay via bus.
Transport
3.0
Highly car-dependent with negligible public transport options and no rail access.
Risk Profile
4.5
Significant exposure to coastal erosion, storm surges, and bushfire in surrounding wallum lands.
Liveability
7.8
Exceptional for those seeking peace, quiet, and outdoor activities like fishing and boating.
Demographics
6.0
Skewed heavily towards retirees and older couples, with a very high owner-occupancy rate.
Rental Demand
6.2
Moderate demand primarily from contractors or those trialing the area before buying.
Growth Potential
6.8
Supported by the ongoing 'sea-change' trend, though limited by land availability and environmental constraints.
Affordability
7.2
Offers better value for coastal property compared to the Sunshine Coast or Gold Coast.
Crime & Safety
9.2
One of the safest coastal suburbs in the region with very low reported crime rates.
Walkability
4.5
Flat terrain is good for walking, but distances between residential estates and shops are significant.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median Age
64
Significantly higher than QLD average
Owner Occupied
82%
High community stability
Waterfront
High
Direct river or ocean access
To Hervey Bay
25-30 mins
Primary service hub distance
Vacancy Rate
1.4%
Tight rental market
Healthcare
Limited
Local GP only; hospital in Hervey Bay
✅ Key Advantages
- Exceptional boating and fishing facilities with direct ocean access.
- Quiet, safe, and low-traffic environment ideal for retirement.
- Modern housing stock in master-planned estates like Dolphin Waters.
- Strong sense of community and active local associations.
- Flat topography makes it easy to navigate for those with mobility considerations.
⚠️ Key Watch-Outs
- High seasonal prevalence of biting midges and sandflies near the water.
- Significant distance to major hospitals and secondary schools.
- Rising insurance premiums due to coastal hazard overlays.
- Limited local employment opportunities outside of tourism and trades.
- Lack of diverse dining and entertainment options.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Retirement
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-level houses, with some newer canal-fronting homes.
Dominant dwelling stock.
💰 Price Range
$680k – $1.6m
Typical entry to ceiling.
💡 Why It Matters
Burrum Heads represents the premium 'quiet' alternative to Hervey Bay. It attracts a specific buyer profile that prioritizes water access over urban convenience, making it a niche but stable market.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$825,000
$720k – $1.5m
🏢 Unit Median
$575,000
$520k – $650k
📈 Price Trend
+4.8% over the past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $450pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Values saw a massive spike during 2021-2023 and have now entered a period of sustainable, moderate growth driven by limited new land releases.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Brisbane median house price
Price comparison
📋 Income Ratio
11.5x local median income (skewed by retirees)
Median price ÷ median income
💳 Gross Yield
3.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to major cities, the lack of local high-paying jobs means most buyers are using equity from previous sales rather than local wages.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+6.5%
Annual rental increase
Demand Level
Moderate-High
👤 Tenant Profile
Retirees transitioning between homes, local tradespeople, and remote workers.
💼 Investor Outlook
Yields are modest, but capital stability is high. The rental market is small, so a single large development can impact vacancy rates quickly.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+22% cumulative
3-Year Growth
+58% cumulative
5-Year Growth
📍 Growth Drivers
- Limited future land releases due to environmental protection zones.
- Ongoing migration of retirees from southern states seeking warmer climates.
- Infrastructure upgrades in the wider Fraser Coast region.
- Increasing appeal of 'work from home' lifestyle in scenic locations.
⛔ Headwinds
- High insurance costs deterring some buyers.
- Rising sea levels impacting long-term capital growth for beachfront lots.
- Economic sensitivity to interest rate changes among self-funded retirees.
🔮 5-Year Outlook
Expect steady growth that tracks slightly above inflation, bolstered by the scarcity of true waterfront land in South East Queensland.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
70% below Brisbane crime averages
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
Standard home security is sufficient; the community is very observant and proactive in reporting unusual activity.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental factors are the primary concern, specifically related to the suburb's coastal and riverine location.
🌊 Flood Risk
Low-lying areas near the river mouth and certain parts of the older township are prone to tidal inundation and riverine flooding.
🔥 Bushfire Risk
The suburb is bordered by wallum bushland which presents a seasonal fire risk, particularly in the western fringes.
🏦 Insurance Impact
Premiums can be significantly higher than average; some insurers may have restricted appetite for properties within 100m of the high-water mark.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Coastal Hazard, Bushfire Hazard, Airport Environs (Hervey Bay).
🏗️ Development Hotspots
Final stages of the Dolphin Waters estate and infill development in the older township.
Strict environmental overlays limit the density of future developments, which helps preserve the suburb's character but may restrict renovation options.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor; car ownership is essential as bus services are infrequent.
🛍️ Amenity & Retail
Moderate; covers daily essentials (bakery, chemist, small grocer, pub) but lacks variety.
🌲 Parks & Recreation
Excellent; numerous foreshore parks, walking tracks, and nature reserves.
🏫 Schools
Poor; requires travel to Howard (Primary) or Hervey Bay (Secondary).
🏥 Healthcare
Basic; local medical centre available, but specialist care is 30km away.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A mature, stable population dominated by retirees and semi-retired couples seeking a coastal lifestyle.
💵 Median Income
$48,500 pa
🏠 Ownership
82% owner-occupied
🎂 Age Profile
Median age 64
🎓 Education
High percentage of vocational training and trade backgrounds.
📊 Age Distribution
The high age profile means the community is quiet and well-maintained, but it also means local services are geared heavily toward seniors.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure maintenance and small-scale residential expansion rather than major commercial hubs.
📈 Positive Impacts
- Upgrades to the Burrum Heads Road for better safety and access.
- Ongoing improvements to boat ramp facilities and foreshore protection.
- Expansion of local telecommunications (NBN) to support remote work.
📉 Negative Impacts
- Construction noise in newer estates.
- Potential for increased traffic during peak holiday seasons.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Toogoom
Position
East
Price
Slightly cheaper
Lifestyle
More beach-focused, less river-focused.
Best for
Families and younger retirees.
📍Howard
Position
West
Price
Significantly cheaper
Lifestyle
Inland, rural village feel, rail access.
Best for
Budget-conscious buyers and hobby farmers.
📍Eli Waters
Position
South-East
Price
Similar
Lifestyle
Suburban convenience, close to major shops.
Best for
Active families and professionals.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Tin Can Bay
QLD
7.0/10
Boating-centric fishing village with a high retiree population.
Tuross Head
NSW
7.5/10
Coastal town between a lake/river and the ocean with a slow pace.
Venus Bay
VIC
6.8/10
Quiet coastal escape with significant environmental beauty and limited shops.
St Helens
TAS
7.2/10
Premier fishing destination with a strong community and older demographic.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the town's quiet character and value the safety and natural beauty above all else.
★★★★★
Lifestyle
Best decision I ever made. The boat is in the water in five minutes and the neighbors actually look out for each other.
Community
Boating
★★★★☆
Amenities
It's peaceful, but you do have to plan your trips to Hervey Bay carefully for the big grocery shop.
Peacefulness
Convenience
★★★★☆
Connectivity
NBN is surprisingly good here, and waking up to the river view makes the 30-minute drive for coffee worth it.
Internet
Distance
★★★☆☆
Insects
The sandflies in summer are no joke; you need to screen everything and have plenty of spray.
Environment
Location
★★★★☆
Market Stability
Capital growth has been solid, and it's a very safe place to park money long-term.
Growth
Risk
★★★★★
Safety
I feel perfectly safe walking my dog at dusk; there's almost no crime here to speak of.
Safety
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with elevated building pads to mitigate future flood risk.
- Check the age and condition of air conditioning units; salt air corrodes them faster here.
- Verify if the property is on town sewerage or a septic system, as some older parts differ.
- Look for homes with large sheds or side access, as this is a major resale factor for boat owners.
- Visit the property at dusk to gauge the impact of midges and sandflies.
❓ Questions to Ask the Agent
- Is this property located within the QLD Government's 2100 coastal hazard zone?
- What are the current annual insurance premiums for this specific address?
- Has the home ever experienced water ingress during king tides or flood events?
- Are there any restrictive covenants in this estate regarding sheds or boat storage?
- What is the age of the roof and has it been treated for salt corrosion?
- Is the property connected to the reticulated gas network or is it bottle-only?
- How far is the nearest school bus stop from the front door?
🏷️ Seller Strategy
- Highlight energy-efficient features to appeal to retirees on fixed incomes.
- Ensure gardens are low-maintenance and drought-tolerant.
- Professional photography should emphasize proximity to the boat ramps and water.
- Clear any salt spray residue from windows and fixtures before every inspection.
- Provide a pre-sale building and pest report to build buyer confidence in this coastal zone.
📣 Positioning Tips
Position the property as a 'turn-key' lifestyle solution. Emphasize the security, the quiet street, and the specific maritime advantages of the location.
💼 Investment Case
Best suited for long-term capital preservation rather than high-yield aggressive growth.
⚠️ Investment Risks
High insurance costs and potential for extended vacancies if the retiree market softens.
📈 Action Plan
- Target 3-4 bedroom houses with double garages.
- Ensure the property is pet-friendly to attract the largest pool of local renters.
- Budget for higher-than-average maintenance costs due to the coastal environment.
- Monitor Fraser Coast Regional Council planning updates for any new flood mapping.
🔑 Renter Tips
- Be prepared for a car-dependent lifestyle.
- Ask the landlord about pest management history regarding sandflies.
- Secure a long-term lease as turnover is low.
🏘️ What Renters Love Here
Peaceful living and great outdoor access.
⚠️ Renter Watch-Outs
Limited local jobs and expensive commute to Hervey Bay.
🏢 Landlord Strategy
- Regularly wash down the exterior of the property to prevent salt damage.
- Maintain high-quality flyscreens on all windows and doors.
📋 Compliance & Management
Ensure smoke alarms are compliant with the latest QLD legislation and check for coastal hazard disclosures.
🤝 Agent Insights
- Buyers are often coming from Sydney, Melbourne, or Brisbane with significant equity.
- The 'boat shed' is often more important to the buyer than the second bathroom.
🎯 Marketing Angles
The 'Ultimate Sea Change', 'Fisherman's Paradise', and 'Safe Haven'.
👤 Target Buyer Profile
Active retirees, boat owners, and remote-working sea-changers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Fraser Coast Regional Council Flood Map.
✓
Check the QLD Coastal Hazard Overlay for storm surge risk.
✓
Obtain a formal insurance quote before waiving the cooling-off period.
✓
Inspect all external metal fittings (screws, gutters, fences) for salt rust.
✓
Verify NBN connection type (FTTP is preferred for remote work).
✓
Check the Bushfire Attack Level (BAL) rating of the property.
✓
Confirm the property's proximity to the nearest 'Green Zone' or marine park restrictions.
✓
Review the most recent ABS Census data for demographic shifts in the 4659 postcode.
✓
Test the water pressure and check for any signs of bore water use in the garden.
✓
Assess the distance to the nearest 24-hour emergency medical facility.
✓
Check for any planned council works on the Burrum Heads foreshore.
✓
Verify the title for any easements related to drainage or coastal management.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 frasercoast.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 resources.qld.gov.au
🔗 qfes.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
