Rick Williams
19 Bahamas Circuit, Kawana Island, Qld 4575
For Sale by Negotiation / Offers to Purchase
4 3 3
Open Friday 21 August 5:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Kawana Island — Gubbi Gubbi / Kabi Kabi Country
Originally part of a large coastal wetland system, the area was transformed through extensive dredging and land reclamation by developers Alfred Grant and later Noel Burns. Kawana Island was specifically designed as a high-end residential precinct within the broader Parrearra suburb to maximize water frontage.
A quiet, upscale residential island characterized by manicured streetscapes, a 10km waterfront walkway circuit, and a mix of luxury canal homes and modern apartment complexes.
Overall Score
8
High-quality lifestyle destination with strong capital stability and premium appeal.
Aboriginal Name
Kawana— "Wildflower or place of many flowers"
Name Origin
Derived from the Kawana Waters development project initiated in the 1960s.
Established
Gazetted 1968; developed 1990s-2000s
Geography
Technically a man-made island surrounded by the Mooloolah River and canals.
Connectivity
Features over 10km of continuous waterfront pedestrian and cycle paths.
Hub
Double Bay Beach serves as the social heart with dining and parklands.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by downsizers and professionals, though high price points limit the buyer pool.
Amenity
8
Excellent local dining and recreation, though major retail requires a short drive to Kawana Shoppingworld.
Schools
7
Well-served by nearby Brightwater State School and Kawana Waters State College.
Transport
6
Relies heavily on private vehicles; bus services are available but limited in frequency.
Risk Profile
5
Significant flood and coastal hazard overlays impact long-term insurance and structural considerations.
Liveability
9
Exceptional outdoor lifestyle with water access, parks, and a safe, quiet atmosphere.
Demographics
8
Affluent profile with high owner-occupancy and a significant retiree/professional split.
Rental Demand
7
Strong demand for modern apartments and family homes near the health precinct.
Growth Potential
7
Supported by proximity to the Sunshine Coast University Hospital and regional infrastructure projects.
Affordability
4
Premium pricing makes entry difficult for first-home buyers; significantly above regional medians.
Crime & Safety
9
Very low crime rates compared to state averages; high perceived safety.
Walkability
7
Excellent internal walkability for recreation, though most errands require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,350,000
Estimated for Q1 2026
Median Unit
$785,000
Strong apartment market
1yr Growth
6.2%
Steady capital appreciation
Waterfront
45%
Properties with direct water access
Owner Occupied
74%
High community stability
Hospital Proximity
2.5km
To SCUH Health Precinct
✅ Key Advantages
- High-quality lifestyle with 10km of waterfront walking and cycling tracks.
- Proximity to the Sunshine Coast University Hospital (SCUH) health precinct.
- Strong sense of community centered around Double Bay Beach and local cafes.
- Low crime rates and high levels of perceived safety for families and retirees.
- Consistent capital growth history due to limited land supply on the island.
⚠️ Key Watch-Outs
- High insurance premiums due to flood zone and coastal hazard overlays.
- Maintenance costs for canal-front properties, including revetment walls and pontoons.
- Limited public transport options and reliance on the Nicklin Way for commuting.
- Potential for traffic congestion at the island's two main entry/exit points.
- Strict body corporate fees and regulations in many apartment complexes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Resort Residential
How this suburb feels day-to-day.
🏠 Property Types
Mix of luxury canal-front houses, dry-block family homes, and low-to-mid-rise apartments.
Dominant dwelling stock.
💰 Price Range
$700k (Units) – $4.5m+ (Waterfront Estates)
Typical entry to ceiling.
💡 Why It Matters
Kawana Island offers a unique 'island' feel without being isolated. Its proximity to the multi-billion dollar health precinct ensures long-term demand from high-income medical professionals, while the lifestyle appeal retains retirees and families.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,350,000
$1.15m – $3.8m
🏢 Unit Median
$785,000
$620k – $1.3m
📈 Price Trend
+6.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $680pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has stabilized following the post-2021 surge, with premium waterfront stock continuing to command significant premiums and showing resilience against broader market fluctuations.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Sunshine Coast regional median
Price comparison
📋 Income Ratio
9.4x average household income
Median price ÷ median income
💳 Gross Yield
3.6% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Kawana Island is a premium market. While more affordable than Noosa or Mooloolaba waterfronts, it remains out of reach for many first-time buyers without significant equity.
🔥 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.
+7.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Medical professionals from SCUH, corporate relocations, and affluent retirees transitioning between homes.
💼 Investor Outlook
Strong rental yields for units and townhouses. Houses offer lower yields but better long-term capital growth prospects and high tenant retention.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.2%
1-Year Growth
+18.5%
3-Year Growth
+48.2%
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Sunshine Coast Health Precinct.
- Limited future land supply on the island ensuring scarcity value.
- Proposed Sunshine Coast Direct Sunshine Coast Rail Link (improving regional connectivity).
- Lifestyle shift towards 'walkable' coastal enclaves.
- High owner-occupier percentage protecting against panic selling.
⛔ Headwinds
- Rising cost of flood insurance impacting buyer borrowing capacity.
- Sensitivity to interest rate movements among highly leveraged professional buyers.
- Coastal erosion and climate change concerns affecting long-term sentiment.
🔮 5-Year Outlook
Expect moderate, steady growth outperforming the broader Queensland average, underpinned by the 'health-hub' economy and the desirability of waterfront living.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
35% below Sunshine Coast average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic/Hooning: Low
📋 What to Check Locally
Standard residential security is typically sufficient; the island's limited entry points act as a natural deterrent to through-traffic and opportunistic crime.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically related to the island's low elevation and canal-front positioning.
🌊 Flood Risk
Significant portions of the island are mapped within flood hazard zones. Check the Sunshine Coast Council's 'Flood Mapping Tool' for specific lot levels.
🔥 Bushfire Risk
Negligible risk due to the urbanized, water-surrounded nature of the suburb.
🏦 Insurance Impact
Expect higher-than-average premiums. Some insurers may have strict criteria for properties with direct canal frontage or those below certain AHD levels.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low-Medium Density Residential
🔲 Overlays
Coastal Hazard, Flood Hazard, Acid Sulfate Soils, Airport Environs.
🏗️ Development Hotspots
Limited to internal renovations and occasional boutique apartment refurbishments as the island is largely built-out.
Strict zoning ensures the 'resort' feel is maintained, preventing over-development but also limiting new supply which supports price growth.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Private vehicle dominant; bike paths are excellent; bus routes 607 and 611 serve the periphery.
🛍️ Amenity & Retail
Double Bay Beach precinct offers high-end dining (Green Zebra, Mykies) and convenience retail.
🌲 Parks & Recreation
Abundant waterfront parklands, exercise equipment, and off-leash dog areas.
🏫 Schools
Catchment for Brightwater State School (Primary) and Kawana Waters State College (Secondary).
🏥 Healthcare
Exceptional access to Sunshine Coast University Hospital and private hospital facilities within 3km.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, stable population with a high proportion of professionals and retirees.
💵 Median Income
$98,500 pa (Household)
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 46
🎓 Education
High percentage of tertiary educated residents, particularly in medical and business fields.
📊 Age Distribution
The high owner-occupancy and mature age profile contribute to a quiet, well-maintained neighborhood with strong community pride.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on regional infrastructure rather than internal island development.
📈 Positive Impacts
- Direct Sunshine Coast Rail Link (proposed) to improve Brisbane connectivity.
- Continued expansion of the Birtinya Health Precinct providing high-value jobs.
- Upgrades to the Kawana Shoppingworld precinct nearby.
📉 Negative Impacts
- Construction noise from regional road upgrades (Nicklin Way/Kawana Way).
- Increased traffic density on arterial roads leading to the island.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Birtinya
Position
South
Price
Cheaper for units, similar for houses
Lifestyle
More urban/high-density, closer to hospital
Best for
Medical staff and investors
📍Buddina
Position
North-East
Price
More expensive for beachside
Lifestyle
Surf beach access vs canal living
Best for
Surfers and beach lovers
📍Brightwater (Mountain Creek)
Position
West
Price
More affordable
Lifestyle
Inland lake vs river/canal access
Best for
Young families
📍Minyama
Position
North
Price
Significantly more expensive
Lifestyle
Deep water ocean access for large yachts
Best for
High-net-worth boat owners
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Hope Island
QLD
8/10
Canal-front lifestyle, gated feel, and similar demographic profile.
Noosa Waters
QLD
9/10
Premium canal estate with high owner-occupancy and manicured gardens.
Patterson Lakes
VIC
7/10
Extensive canal system and water-centric lifestyle near a major city.
Sylvania Waters
NSW
8/10
Planned canal estate with a mix of waterfront and dry blocks.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the tranquility, safety, and the ability to walk to local restaurants. It is viewed as a 'hidden gem' that offers a resort lifestyle without the tourist crowds of Mooloolaba.
★★★★★
Community & Safety
I feel incredibly safe walking the loops at night. The community is friendly and we all look out for each other.
Safety
Community
★★★★☆
Lifestyle & Commute
Perfect for my work at the hospital. The only downside is the traffic getting onto Nicklin Way during school hours.
Proximity
Traffic
★★★★★
Amenity
Having Mykies and Green Zebra just a short walk away is wonderful. It feels like being on holiday every day.
Dining
Lifestyle
★★★★☆
Rental Market
The units here never stay vacant for long. The quality of tenants is very high, mostly medical staff.
Vacancy
Yield
★★★☆☆
Insurance Costs
Love the house, but my insurance premium has doubled in three years because of the flood mapping.
Environment
Costs
★★★★☆
Water Access
The canal access is great, but be mindful of the bridge heights if you have a larger boat.
Boating
Restrictions
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with a northern aspect to the water for better natural light and wind protection.
- Verify the exact AHD (Australian Height Datum) level of the living floor to assess flood risk.
- Check the condition of revetment walls and pontoons on waterfront lots; these are expensive to repair.
- Review Body Corporate minutes for apartment buildings to check for planned capital works or cladding issues.
- Negotiate harder on properties with older fit-outs, as renovation costs on the Coast have risen sharply.
- Investigate the specific bridge clearances if you intend to keep a boat with a mast or high flybridge.
❓ Questions to Ask the Agent
- What is the exact AHD level of the ground floor for this property?
- Are there any active or pending special levies for the body corporate?
- When was the revetment wall last inspected by a structural engineer?
- What are the current insurance premiums for this specific address?
- Does the property have any known history of water ingress during the 2022 or earlier flood events?
- Are there any easements or council pipes running through the block that affect future renovations?
- What is the clearance height of the nearest bridge for boat access?
- How many of the units in this complex are owner-occupied versus rentals?
🏷️ Seller Strategy
- Highlight the lifestyle 'loop' walk and proximity to Double Bay in marketing materials.
- Ensure all waterfront infrastructure (pontoons/jetties) has current council approvals.
- Professional styling is essential to meet the expectations of the 'downsizer' demographic.
- Address any salt-spray related maintenance (corrosion on fixtures) before listing.
- Provide a recent building and pest report to streamline the offer process for premium buyers.
📣 Positioning Tips
Position the property as a 'maintenance-free resort lifestyle' choice. Emphasize the security, community feel, and the prestige of the Kawana Island address compared to newer, denser developments.
💼 Investment Case
High-income tenant pool from the nearby health precinct ensures low vacancy and reliable rent payment.
⚠️ Investment Risks
Low rental yields compared to regional averages; high holding costs (insurance/body corporate).
📈 Action Plan
- Target 2 or 3-bedroom apartments with water views for maximum tenant appeal.
- Ensure the property has air conditioning and secure parking, which are non-negotiable for local professionals.
- Budget for higher insurance premiums in your cash flow projections.
- Consider a long-term hold strategy to capture capital growth from regional infrastructure.
🔑 Renter Tips
- Be ready to move quickly; properties near the hospital lease within days.
- Highlight stable employment in the healthcare or professional sectors.
- Check if the rent includes water usage, as many island properties have large gardens.
🏘️ What Renters Love Here
Quiet, safe, and beautiful environment with great walking tracks.
⚠️ Renter Watch-Outs
Limited parking for guests in some apartment complexes; higher than average rents.
🏢 Landlord Strategy
- Maintain gardens and outdoor areas to a high standard to attract premium tenants.
- Consider allowing well-behaved pets, as this is a very popular area for dog owners.
- Regularly service air conditioning units due to the coastal environment.
📋 Compliance & Management
Ensure all smoke alarm and pool safety certifications are current, particularly for canal-front pools.
🤝 Agent Insights
- The market is currently driven by local downsizers moving from larger hinterland or canal estates.
- Buyers are increasingly wary of flood mapping; having data ready is crucial for closing sales.
- Waterfront 'dry blocks' (near the water but not on it) are seeing increased interest as a value play.
🎯 Marketing Angles
Focus on 'The Island Lifestyle'—walkability, dining, and safety. Use drone photography to show the proximity to both the river and the ocean.
👤 Target Buyer Profile
Affluent retirees, medical specialists, and professional couples without children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a site-specific flood search from Sunshine Coast Council.
✓
Verify the integrity of the canal revetment wall (if applicable).
✓
Check for salt-damp or corrosion in structural steel and external fixtures.
✓
Review the most recent Body Corporate Disclosure Statement and sinking fund forecast.
✓
Confirm the property is within the desired school catchment zone.
✓
Check the QLD Heritage Register (though unlikely for this modern area).
✓
Inspect the condition of the pontoon and its pylons.
✓
Review the Sunshine Coast Planning Scheme for any nearby proposed developments.
✓
Obtain multiple insurance quotes to confirm insurability and cost.
✓
Check for any Acid Sulfate Soil management plans if planning significant earthworks.
✓
Verify all pool fencing meets current QLD safety standards.
✓
Assess the impact of Nicklin Way traffic noise during peak hours.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 sunshinecoast.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 resources.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 31, 2026. It is intended for informational purposes only and does not constitute financial, legal, or real estate advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
