Peter Francis
22 Reef Parade, East Mackay, Qld 4740
For Sale by Auction - On-Site Saturday 14/11/2026
4 2 3
Open Friday 9 October 4:45 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
East Mackay — Yuwi Country
Originally developed as a seaside extension of the Mackay township, the area transitioned from coastal scrub to a residential hub in the early 20th century. It became a popular destination for recreational bathing and social gatherings at Town Beach.
A blend of renovated post-war cottages and modern high-set homes, popular with families and professionals seeking a coastal lifestyle within minutes of the city.
Overall Score
7.2
Strong lifestyle appeal balanced by high environmental risk factors.
Aboriginal Name
Yuwi— "The traditional country of the Yuwi people, encompassing the Pioneer River and coastal plains."
Name Origin
Derived from its geographical position immediately east of the Mackay central business district.
Established
Gazetted 1927
Coastal Frontage
Home to Town Beach
Green Space
Contains the expansive Quota Park
Proximity
Less than 4km to Mackay Airport
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.8
Tight supply and high demand for coastal property driving price resilience.
Amenity
8.5
Excellent access to beaches, parks, and the Mackay CBD.
Schools
6.5
Serviced by Victoria Park State School and Mackay State High School.
Transport
6.0
Highly car-dependent, though proximity to the CBD reduces commute times.
Risk Profile
3.5
Low-lying topography makes the suburb highly susceptible to flooding and cyclones.
Liveability
8.2
High quality of life for those prioritizing outdoor activities and beach access.
Demographics
7.0
Stable mix of long-term residents and incoming young professionals.
Rental Demand
8.8
Extremely low vacancy rates consistent with the broader Mackay region.
Growth Potential
7.2
Limited by land availability and insurance costs, but supported by lifestyle demand.
Affordability
7.5
Relatively affordable compared to capital city coastal suburbs, but rising.
Crime & Safety
6.8
Generally safe, with typical opportunistic crime levels for a regional hub.
Walkability
6.2
High for recreational paths along the coast, lower for daily retail errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$585,000
Estimated March 2026
Vacancy Rate
0.8%
Critical undersupply
Flood Zone
High Risk
Check council maps
Family Ratio
62%
Dominant demographic
Gross Yield
5.4%
Strong for houses
Zoning
Low-Med Density
Mackay Planning Scheme
✅ Key Advantages
- Immediate walking access to Town Beach and the Blue Water Trail.
- Extremely close proximity to Mackay CBD (under 5 minutes drive).
- Large block sizes typical of older established areas.
- Strong community feel with high owner-occupancy in many pockets.
- High rental yields and very low vacancy rates for investors.
⚠️ Key Watch-Outs
- Significant flood and storm surge risks requiring high insurance premiums.
- Aircraft noise due to the proximity of the Mackay Airport flight path.
- Older housing stock may require significant maintenance or asbestos remediation.
- Limited public transport options within the suburb itself.
- Coastal erosion concerns for properties on the absolute beachfront.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, with a growing number of modern townhouses and low-rise units near the beach.
Dominant dwelling stock.
💰 Price Range
$420,000 – $950,000
Typical entry to ceiling.
💡 Why It Matters
East Mackay represents the 'lifestyle' choice for the Mackay region. It offers the closest beach access to the city center, making it a high-demand area for both the local workforce and FIFO professionals.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$585,000
$520k – $850k
🏢 Unit Median
$345,000
$290k – $450k
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $420pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have seen steady growth driven by the resources sector recovery and a lack of new coastal land releases.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
52% below Brisbane metro median
Price comparison
📋 Income Ratio
5.8x annual household income
Median price ÷ median income
💳 Gross Yield
5.4%
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to capital cities, local buyers are feeling the pinch as prices outpace regional wage growth.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.8%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families, health professionals, and FIFO workers seeking lifestyle proximity.
💼 Investor Outlook
Strong cash-flow potential with high yields, but investors must factor in high insurance costs and maintenance due to the salt environment.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+22.4%
3-Year Growth
+42.7%
5-Year Growth
📍 Growth Drivers
- Ongoing strength in the Bowen Basin mining sector.
- Limited supply of coastal land in the Mackay region.
- Proximity to the CBD and major employment hubs.
- Upgrades to local parklands and coastal infrastructure.
⛔ Headwinds
- Rising insurance premiums due to flood/cyclone risk.
- Potential for interest rate sensitivity in a regional market.
- Environmental constraints on new development.
🔮 5-Year Outlook
Steady growth expected as Mackay continues to diversify its economy beyond coal, though environmental risks will cap the ceiling for some buyers.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6.5
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% higher than QLD state average for property crime
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check specific street data on the QPS Online Crime Map; areas closer to the CBD fringe can see more foot traffic.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental factors are the primary concern for East Mackay, specifically related to its low elevation and coastal exposure.
🌊 Flood Risk
High risk. Large portions of the suburb are within the 1% AEP flood extent for both riverine and storm surge events.
🔥 Bushfire Risk
Negligible risk due to the urban/coastal nature of the suburb.
🏦 Insurance Impact
Very high premiums. Some insurers may have limited appetite for absolute beachfront or low-lying properties.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Flood Hazard, Coastal Hazard, Airport Environs (Noise/Height)
🏗️ Development Hotspots
Infill development of older large blocks into duplexes or townhouses.
Overlays significantly impact building costs and renovation requirements (e.g., minimum floor levels).
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-dependent; limited bus services connect to the CBD.
🛍️ Amenity & Retail
Excellent; proximity to the Blue Water Trail and CBD dining precincts.
🌲 Parks & Recreation
Outstanding; Quota Park and Illawong Park offer significant recreational space.
🏫 Schools
Good; Victoria Park State School is highly regarded locally.
🏥 Healthcare
Very Good; Mackay Base Hospital is approximately 10 minutes away.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse community with a strong presence of established families and a growing cohort of younger renters.
💵 Median Income
$88,400 pa
🏠 Ownership
58% owner-occupied, 42% renting
🎂 Age Profile
Median age 38
🎓 Education
High percentage of vocational (trade) qualifications consistent with the regional economy.
📊 Age Distribution
The high rental percentage reflects the suburb's popularity with the transient professional workforce.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on coastal protection and public amenity upgrades rather than large-scale commercial development.
📈 Positive Impacts
- Ongoing shoreline erosion management projects.
- Upgrades to the Blue Water Trail cycling/walking infrastructure.
- Revitalisation of the Mackay Waterfront PDA (nearby).
📉 Negative Impacts
- Construction noise from coastal protection works.
- Increased traffic during peak tourist/event periods at Town Beach.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mackay CBD
Position
West
Price
Higher for units, lower for houses
Lifestyle
Urban/Commercial vs Coastal/Residential
Best for
Young professionals and downsizers
📍South Mackay
Position
South-West
Price
Slightly more affordable
Lifestyle
Industrial/Residential mix vs Coastal
Best for
First home buyers and families
📍West Mackay
Position
West
Price
Similar to slightly higher
Lifestyle
Traditional character homes near hospital
Best for
Medical professionals and families
📍North Mackay
Position
North
Price
More affordable
Lifestyle
Established suburb across the river
Best for
Budget-conscious families
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Belgian Gardens
QLD
7.5/10
Coastal suburb near a regional city CBD (Townsville) with similar flood risks.
Bundaberg East
QLD
6.8/10
River/coastal proximity with significant flood history and regional character.
Scarborough
QLD
7.8/10
Coastal lifestyle with a mix of old and new housing, though more metro-connected.
Urangan
QLD
7.2/10
Regional coastal hub (Hervey Bay) with high tourism and lifestyle appeal.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the immediate beach access and the '5-minute' commute to everything, though there is a shared anxiety regarding cyclone season and insurance costs.
★★★★☆
Lifestyle
Walking the dog on Town Beach every morning is unbeatable, but the insurance hikes every year are a real sting.
Beach access
Insurance costs
★★★★★
Convenience
Being 5 minutes from the airport and the CBD makes my life so much easier. Best spot in Mackay for logistics.
Proximity
Airport access
★★★★☆
Rental Yield
Never had a vacancy longer than a week. The demand for houses here is relentless.
Rental demand
Low vacancy
★★★★☆
Family Life
Quota Park is amazing for the kids, but you do have to be careful with the hoons on the main roads at night.
Parks
Traffic noise
★★★☆☆
Environmental Risk
I've seen the water come up close a few times now. You just have to be prepared and build high.
Flood risk
Preparedness
★★★★☆
Value
Found a renovator's delight. It's hard work but getting into this location at this price point is worth it.
Entry price
Renovation effort
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties that have been raised above the Q100 flood level.
- Obtain a comprehensive insurance quote BEFORE signing a contract.
- Check the condition of the roof and cyclone strapping on older cottages.
- Look for properties with 'Blue Water Trail' access for maximum capital growth.
- Verify if the property is within the 20-25 ANEF airport noise contour.
- Investigate the specific street's history during the 2008 Mackay floods.
❓ Questions to Ask the Agent
- What is the exact flood overlay for this specific street address?
- Has this house ever had water over the floorboards in previous flood events?
- What are the current owners paying for building and landlord insurance?
- Are there any known issues with the plumbing or drainage on the block?
- Is the house currently compliant with the latest cyclone building codes?
- What is the ANEF rating for aircraft noise at this location?
- Are there any planned council works for the nearby coastal frontage?
- What is the current rental appraisal based on the most recent comparable leases?
🏷️ Seller Strategy
- Highlight recent flood mitigation or drainage improvements made to the property.
- Showcase the coastal lifestyle in marketing—use twilight photography of the beach.
- Ensure all building approvals for enclosures or decks are fully documented.
- Address the insurance question proactively with pre-obtained quotes or info.
- Target the FIFO and professional demographic who value the airport proximity.
📣 Positioning Tips
Position the property as a 'lifestyle investment' that combines the rarity of coastal living with the convenience of city proximity.
💼 Investment Case
High-yield strategy with low vacancy risk in a resource-backed economy.
⚠️ Investment Risks
High holding costs (insurance/rates) and potential for climate-related capital volatility.
📈 Action Plan
- Focus on 3-bedroom detached houses on 600sqm+ blocks.
- Seek properties with modern kitchens/bathrooms to attract premium tenants.
- Budget for higher-than-average maintenance due to salt-air corrosion.
- Ensure the property has adequate storm drainage and guttering.
🔑 Renter Tips
- Be ready to apply immediately; properties lease within days.
- Check for air conditioning in all bedrooms—essential for Mackay summers.
- Inquire about the property's flood history with the landlord or agent.
🏘️ What Renters Love Here
Unbeatable access to the beach and CBD.
⚠️ Renter Watch-Outs
Older houses can have high electricity bills for cooling.
🏢 Landlord Strategy
- Install high-quality air conditioning to remain competitive.
- Maintain gardens to a high standard to attract long-term professional tenants.
- Conduct regular inspections for salt-related wear and tear.
📋 Compliance & Management
Ensure smoke alarms meet the latest QLD legislative requirements for 2022/2027.
🤝 Agent Insights
- Stock levels are at historic lows, creating a strong seller's market.
- Buyers are increasingly wary of flood zones; transparency is key to closing.
- The 'renovated cottage' aesthetic is currently achieving the highest premiums.
🎯 Marketing Angles
The '5-Minute Lifestyle'—5 minutes to the beach, 5 minutes to the city, 5 minutes to the airport.
👤 Target Buyer Profile
Young professional couples, FIFO workers, and local families upgrading for lifestyle.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check the Mackay Regional Council MiMap for flood and storm surge overlays.
✓
Request a Building and Pest report with a specific focus on salt corrosion.
✓
Verify the property's inclusion in the Mackay State High School catchment.
✓
Review the Title Search for any coastal management easements.
✓
Confirm the property's ANEF (Aircraft Noise) status.
✓
Check for any asbestos in internal or external wall cladding (common in the area).
✓
Assess the condition of the electrical wiring in older post-war homes.
✓
Inspect the property during high tide or heavy rain if possible.
✓
Verify the height of the floor level relative to the street.
✓
Check for any heritage or character overlays that may restrict renovations.
✓
Review the Mackay Waterfront Priority Development Area (PDA) plans for nearby impacts.
✓
Obtain multiple insurance quotes to understand the 'risk premium' for the site.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ 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 due diligence, particularly regarding environmental risks and insurance costs.
