Jason Read
678 Foxwell Road, Coomera Waters, Qld 4209
Offers Over $1,500,000
4 2 2
Open Saturday 18 July 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Coomera Waters — Yugambeh Country
Originally rural timber and dairy land, the area was transformed in the early 2000s into a 375-hectare master-planned community. It was designed with an eco-friendly focus, preserving significant portions of natural bushland and wetlands.
A sophisticated, lifestyle-oriented enclave featuring a 70-berth marina, private recreational clubs, and a mix of gated and non-gated precincts.
Overall Score
7.8
A high-quality lifestyle destination that balances luxury with family-centric amenities.
Name Origin
Named after the Coomera River, with the 'Waters' suffix added to designate the master-planned residential estate.
Established
Estate launched 2002
Marina
70-berth deep water marina
Eco-Focus
Over 20km of eco-trails
Facilities
Two exclusive resident-only Rec Clubs
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand for lifestyle properties, though sensitive to interest rate pressures on high-value loans.
Amenity
8.5
Exceptional private facilities including pools, tennis courts, and gymnasiums for residents.
Schools
7.0
Good access to Foxwell State Secondary and several high-performing private colleges nearby.
Transport
5.5
Heavily reliant on cars; Foxwell Road congestion remains a significant local pain point.
Risk Profile
6.0
Managed by Body Corporate structures; specific lots face flood and storm surge overlays.
Liveability
8.5
High due to the quiet, secure environment and proximity to the water and nature.
Demographics
8.0
Dominated by affluent families and professionals seeking a resort-style home base.
Rental Demand
7.5
Strong for large family homes, particularly those within the gated precincts.
Growth Potential
7.0
Supported by the Coomera Town Centre expansion and the Coomera Connector infrastructure.
Affordability
5.0
Premium pricing compared to standard Coomera, with high holding costs (fees).
Crime & Safety
8.0
Very safe relative to the region, aided by 24/7 mobile security patrols.
Walkability
4.0
Low; the estate is sprawling and requires a vehicle or golf buggy for most errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,180,000
Reflects premium estate pricing
1yr Growth
5.4%
Steady capital appreciation
Ownership
78%
High owner-occupier rate
Security
24/7
Mobile patrols included in fees
Top School
Foxwell State
Highly sought-after catchment
Shopping
5 mins
Distance to Westfield Coomera
✅ Key Advantages
- Exclusive access to two multi-million dollar recreational clubs.
- Strong sense of community and safety with 24/7 security patrols.
- High-quality, modern building standards with strict architectural codes.
- Proximity to the expanding Coomera Marine Precinct and Town Centre.
- Abundant green space and eco-trails integrated into the residential layout.
⚠️ Key Watch-Outs
- High Body Corporate/LMP fees (often $2,500 - $4,500+ per annum).
- Severe peak-hour traffic congestion on Foxwell Road.
- Potential for high insurance premiums on waterfront or low-lying lots.
- Limited public transport options within the estate itself.
- Strict covenants can limit external modifications to properties.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Eco-Resort Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large 4-5 bedroom detached houses and luxury waterfront villas.
Dominant dwelling stock.
💰 Price Range
$950k – $4.5m
Typical entry to ceiling.
💡 Why It Matters
It represents the 'aspirational' end of the Coomera market, offering a gated-community feel without being entirely closed off from the broader region.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,180,000
$950k – $4.5m
🏢 Unit Median
$720,000
$650k – $850k
📈 Price Trend
+5.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $650pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between standard Coomera and Coomera Waters has widened as buyers prioritize security and lifestyle amenities.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Gold Coast median
Price comparison
📋 Income Ratio
8.4x annual income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is challenged by high entry prices and significant non-negotiable community levies.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+7.2%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional families and corporate relocations in the marine industry.
💼 Investor Outlook
Solid yields for the area, but investors must factor in high Body Corporate costs which can eat into net returns.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.4%
1-Year Growth
+24% cumulative
3-Year Growth
+44% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Coomera Connector (Second M1) reducing transit times.
- Ongoing expansion of the Coomera Marine Precinct creating high-income jobs.
- New public hospital development in the Coomera region.
- Limited remaining land supply within the premium Waters estate.
⛔ Headwinds
- Rising cost of living impacting the 'lifestyle' buyer segment.
- Insurance premium hikes due to flood zone re-mapping.
- Competition from newer luxury developments in Hope Island.
🔮 5-Year Outlook
Expect moderate but consistent growth as the northern Gold Coast matures into a primary employment hub.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Gold Coast average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Traffic Incidents: Medium
Public Nuisance: Low
📋 What to Check Locally
Verify the proximity of the property to the security gatehouse and check the frequency of patrols in that specific street.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are financial (levies) and environmental (flood/storm surge), typical of low-lying coastal estates.
🌊 Flood Risk
Moderate risk; several precincts are within the 1-in-100 year flood overlay. Check GCCC interactive maps.
🔥 Bushfire Risk
Low risk within the estate, though some perimeter lots border conservation bushland.
🏦 Insurance Impact
Likely to be higher than average; buyers should obtain quotes during the cooling-off period.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential (Master Planned)
🔲 Overlays
Flood, Coastal Hazard, Acid Sulfate Soils
🏗️ Development Hotspots
Coomera Town Centre (Westfield) and the Marine Precinct.
Strict estate-level planning controls ensure that the character of the suburb is maintained, protecting long-term value.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; train station is 5-10 mins drive away.
🛍️ Amenity & Retail
Excellent; on-site IGA, tavern, and multiple recreational facilities.
🌲 Parks & Recreation
High; integrated wetlands, parks, and over 20km of walking trails.
🏫 Schools
Good; catchment for Foxwell State Secondary College.
🏥 Healthcare
Improving; new Coomera Hospital project is a major regional boost.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A family-heavy demographic with higher-than-average household incomes and professional employment.
💵 Median Income
$115,000 pa
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 36
🎓 Education
High percentage of tertiary-educated professionals.
📊 Age Distribution
The high owner-occupancy rate fosters a stable community and well-maintained streetscapes.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The region is undergoing a massive infrastructure boom focused on transport and health.
📈 Positive Impacts
- Coomera Connector (Stage 1) to bypass M1 traffic.
- New Coomera Public Hospital (under construction).
- Expansion of the Gold Coast Marine Precinct.
- Upgrades to the Coomera Train Station park-and-ride.
📉 Negative Impacts
- Ongoing construction noise and dust from nearby projects.
- Temporary road closures during Connector bridge works.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Hope Island
Position
South-East
Price
More expensive
Lifestyle
More golf-centric, higher density of gated communities.
Best for
Retirees and high-net-worth boaties.
📍Upper Coomera
Position
West
Price
More affordable
Lifestyle
Standard suburban feel, no private rec clubs.
Best for
First home buyers and young families.
📍Pimpama
Position
North
Price
More affordable
Lifestyle
Newer, higher density, less established greenery.
Best for
Investors and entry-level buyers.
📍Helensvale
Position
South
Price
Comparable
Lifestyle
Established, better public transport (Light Rail).
Best for
Commuters and families wanting larger blocks.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Pelican Waters
QLD
8.0/10
Master-planned canal and marina estate with a strong lifestyle focus.
Sanctuary Cove
QLD
8.5/10
The 'big brother' of Coomera Waters with higher-end gated security and marina.
North Lakes
QLD
7.5/10
Large-scale master-planned community with high amenity and family appeal.
Twin Waters
QLD
7.9/10
Water-focused master-planned estate with high owner-occupancy.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents highly value the security and resort-style facilities, though frustration with Foxwell Road traffic is a common theme.
★★★★★
Family Safety
The best place to raise kids on the Gold Coast. They can ride their bikes safely and the Rec Club is like a permanent holiday.
Safety
Amenities
★★★☆☆
Traffic
Love the house, hate the drive. Foxwell Road is a nightmare at 8 AM and 5 PM every single day.
Traffic
Housing Quality
★★★★★
Marina Access
Having the marina right here is incredible. It's a much more affordable way to have a boat at your doorstep than Hope Island.
Boating
Value
★★★★☆
Community
The eco-trails are beautiful for morning walks. It's very quiet at night which we appreciate.
Nature
Quiet
★★★☆☆
Holding Costs
The Body Corp fees are a real sting. You have to make sure your rental return covers the high levies.
Fees
Demand
★★★★☆
Schools
Being in the Foxwell State catchment was the main reason we moved here. The school is fantastic.
Education
Catchment
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Request a full breakdown of the Body Corporate and Land Management Plan (LMP) fees before making an offer.
- Check if the property is in a gated or non-gated precinct, as this affects security access and fees.
- Inspect the property for salt spray corrosion on external light fittings and door hardware.
- Verify the exact school catchment as boundaries in Coomera can shift with new developments.
- Visit the property during peak hour (8:00 AM) to experience the Foxwell Road traffic firsthand.
- Check the GCCC flood maps specifically for 'Storm Tide' risk if looking at waterfront lots.
❓ Questions to Ask the Agent
- What are the exact quarterly Body Corporate and LMP fees for this specific lot?
- Has this property ever been affected by tidal surge or river flooding?
- Is this property in a gated precinct with restricted public access?
- Are there any active 'breach of covenant' notices on this property from the estate management?
- What is the current waitlist for a berth in the marina?
- How many Rec Club access passes are allocated to this title?
- What are the specific rules regarding boat or caravan parking on the driveway?
- When was the last time the Body Corporate fees were significantly increased?
🏷️ Seller Strategy
- Highlight the 'lifestyle' inclusions of the Rec Clubs in all marketing materials.
- Ensure the garden is pristine; the estate has high aesthetic standards that buyers expect.
- Provide a clear summary of Body Corp benefits (e.g., security, gym, pool) to justify the fees.
- Target professional families from Sydney and Melbourne looking for lifestyle shifts.
- Consider a professional video showing the proximity to the marina and trails.
📣 Positioning Tips
Position the property as a 'private resort' rather than just a house. Emphasize the security and the exclusive community facilities which differentiate it from standard Coomera stock.
💼 Investment Case
Best suited for long-term capital growth rather than high cash flow due to levies.
⚠️ Investment Risks
High holding costs and potential for insurance hikes in flood-prone zones.
📈 Action Plan
- Target 4-bedroom homes with a second living area to appeal to the dominant family demographic.
- Factor in $4,000 per year for community levies in your ROI calculations.
- Prioritize properties within walking distance of the Marina Village.
- Ensure the property has a high-quality outdoor entertaining area.
🔑 Renter Tips
- Ask the landlord for the Rec Club access cards immediately upon move-in.
- Register your vehicle with estate security for easier access if in a gated precinct.
- Be aware of strict street parking rules enforced by the estate.
🏘️ What Renters Love Here
Access to resort-style pools and gyms without the maintenance cost.
⚠️ Renter Watch-Outs
Limited guest parking in some precincts and strict noise regulations.
🏢 Landlord Strategy
- Include Rec Club access as a key feature in rental listings.
- Ensure the lease clearly states the tenant's responsibility to follow estate bylaws.
- Maintain the exterior to estate standards to avoid 'breach of covenant' notices.
📋 Compliance & Management
Must ensure all smoke alarm and pool safety certifications are current as per QLD law, plus estate-specific architectural compliance.
🤝 Agent Insights
- The 'Waters' brand still carries significant weight compared to 'Coomera' or 'Pimpama'.
- Buyers are increasingly asking about the Coomera Connector's impact on local traffic.
- Waterfront stock is tightly held and often sells off-market.
🎯 Marketing Angles
Focus on 'Security, Community, and Lifestyle'. Use drone shots to show the scale of the greenery and water.
👤 Target Buyer Profile
Upsizing local families and interstate 'lifestyle' migrants.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Gold Coast City Council Flood Overlay map for the specific lot.
✓
Obtain a current Body Corporate disclosure statement.
✓
Verify the property is within the Foxwell State Secondary College catchment.
✓
Check for any planned developments on adjacent vacant land via the GCCC PD Online portal.
✓
Conduct a building and pest inspection with a focus on salt-related degradation.
✓
Confirm the functionality of the security intercom and gate access systems.
✓
Review the Coomera Waters Architectural Design Code for any planned renovations.
✓
Check the QLD Globe for any underground easements or services.
✓
Assess the insurance premium cost for the specific address.
✓
Test the commute time to the M1 during peak morning hours.
✓
Verify the 'Land Management Plan' obligations for the property.
✓
Check the NBN connection type and typical speeds for the street.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 goldcoast.qld.gov.au
🔗 abs.gov.au
🔗 qldglobe.information.qld.gov.au
🔗 planning.statedevelopment.qld.gov.au
⚠️ Important Disclaimer
This report is a data-driven analysis based on available information as of March 31, 2026. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
