Paul Minto
8 Sunset Court, Lammermoor, Qld 4703
Offers Over $1,249,000 Considered
4 2 2
Open Saturday 6 June 10:00 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Lammermoor โ Darumbal Country
Originally part of larger pastoral holdings, Lammermoor transitioned into a residential suburb as Yeppoon expanded southward in the late 20th century. It was developed to provide higher-end coastal living away from the commercial center of Yeppoon.
A quiet, predominantly residential coastal strip characterized by modern family homes, elevated blocks with ocean views, and a strong community focus on outdoor recreation.
Overall Score
8
A highly desirable coastal suburb with strong family appeal and high build quality.
Name Origin
Named after the Lammermoor pastoral station, which itself was named after the Lammermuir Hills in Scotland.
Established
Gazetted 1986
Beach Length
2.5km of sandy coastline
Proximity
3 minutes to Rosslyn Bay Harbour
Landmark
Home to the iconic 'Singing Ship' nearby
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by internal migration and regional resource sector strength.
Amenity
7
Excellent natural amenities and beach access, though retail requires a short drive to Yeppoon.
Schools
8
Well-served by high-performing local primary schools and proximity to Yeppoon secondary options.
Transport
4
Highly car-dependent with limited public transport frequency to Rockhampton.
Risk Profile
6
Primary concerns are coastal erosion and rising insurance costs for beachfront lots.
Liveability
9
Exceptional lifestyle balance with low noise, clean air, and active outdoor culture.
Demographics
8
Stable population of professional families and active retirees with high disposable income.
Rental Demand
7
Strong demand for 4-bedroom family homes but limited supply of smaller rentals.
Growth Potential
7
Limited land release remaining ensures scarcity value for existing dwellings.
Affordability
5
One of the more expensive suburbs in the Livingstone Shire, reflecting its premium status.
Crime & Safety
9
Very low crime rates compared to state averages; high levels of perceived safety.
Walkability
6
Excellent for beach and park walks, but poor for walking to shops or services.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$925,000
Reflecting premium coastal positioning
12mo Growth
6.8%
Consistent upward trajectory
Family Ratio
74%
Predominantly family households
Safety Rating
High
Quiet streets, low through-traffic
Beach Access
Direct
Most homes within 600m of sand
Top School
Sacred Heart
Highly regarded local primary
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Key Advantages
- Direct access to Lammermoor Beach and scenic coastal pathways.
- High proportion of modern, large-format family homes with high owner-occupancy.
- Proximity to Rosslyn Bay Marina for easy access to the Keppel Islands.
- Quiet residential atmosphere with minimal commercial noise or traffic.
- Strong school catchment area including Taranganba State School and Sacred Heart.
- Generally larger block sizes compared to newer high-density developments.
โ ๏ธ Key Watch-Outs
- Significant insurance premium hikes for properties in coastal hazard zones.
- Corrosion issues for beachfront properties due to high salt spray exposure.
- Lack of local retail; residents must travel to Yeppoon or Emu Park for groceries.
- Limited public transport options for commuting to Rockhampton.
- Potential for bushfire risk in properties backing onto hilly scrubland to the west.
- Increasing traffic congestion on the Scenic Highway during peak holiday periods.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Coastal Family
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached modern houses, with some luxury townhouses near the beach.
Dominant dwelling stock.
๐ฐ Price Range
$750,000 – $2,200,000
Typical entry to ceiling.
๐ก Why It Matters
Lammermoor represents the 'aspirational' move for families in the Capricorn region. It offers a buffer from the busier Yeppoon CBD while maintaining proximity to essential services and the region's best boat ramp facilities.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$925,000
$820k – $1.8m+
๐ข Unit Median
$540,000
$480k – $720k
๐ Price Trend
+6.8% past 12 months
12-month movement
๐ Weekly Rents
Houses $700pw, Units $520pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
Prices have stabilized at a high plateau following the post-2020 regional boom. Scarcity of beachfront land continues to support valuations even in a higher interest rate environment.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
42% below Brisbane median house price
Price comparison
๐ Income Ratio
7.8x average local household income
Median price รท median income
๐ณ Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to capital cities, it is a high-cost entry point for the local Rockhampton/Yeppoon market, requiring significant deposits.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.1%
Lower = tighter market
โฑ๏ธ Days to Lease
18 days
Avg time on market
๐ Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
Professional families relocated for the resource sector or health services.
๐ผ Investor Outlook
Strong capital growth prospects and low vacancy rates make it a safe 'land bank' play, though yields are lower than Rockhampton city due to higher entry prices.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+24% cumulative
3-Year Growth
+49% cumulative
5-Year Growth
๐ Growth Drivers
- Ongoing 'sea change' migration from southern states.
- Investment in the Rosslyn Bay Marina precinct.
- Expansion of the Shoalwater Bay military training area bringing defense families.
- Limited remaining residential land supply in Lammermoor specifically.
- Upgrades to the Capricorn Coast Pineapple Rail Trail and foreshore.
โ Headwinds
- Rising cost of home insurance in coastal Queensland.
- Sensitivity to downturns in the coal and gas sectors in the hinterland.
- Increased construction costs for custom coastal builds.
๐ฎ 5-Year Outlook
Expect moderate, steady growth. Lammermoor will likely maintain its status as a top-tier suburb, with value growth tied to regional infrastructure projects and the scarcity of ocean-view lots.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
65% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Low Personal Safety: Very Low Traffic Incidents: Medium
๐ What to Check Locally
Standard home security is sufficient. Most local issues are related to seasonal tourist traffic near the beach access points.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Environmental risks are the primary concern, specifically related to the coastal interface and localized drainage during tropical low events.
๐ Flood Risk
Low risk of riverine flooding; moderate risk of localized flash flooding in low-lying streets during extreme rain.
๐ฅ Bushfire Risk
Moderate risk for properties adjacent to the northern and western scrubland fringes.
๐ฆ Insurance Impact
High. Buyers must obtain specific quotes for beachfront or 'first row' properties as some insurers have significantly increased premiums for coastal erosion zones.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
Low Density Residential
๐ฒ Overlays
Coastal Hazard, Bushfire Hazard, Landscape Character
๐๏ธ Development Hotspots
Infill development of remaining large lots near the Statues end of the beach.
Strict council controls on building height and density protect the suburb's quiet character but limit the potential for high-yield multi-unit developments.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Car dependent; Scenic Highway is the main artery. Limited bus service (Route 20).
๐๏ธ Amenity & Retail
High natural amenity. Close to Keppel Bay Sailing Club and Rosslyn Bay Marina.
๐ฒ Parks & Recreation
Excellent. Lammermoor Beach and the Capricorn Coast Pineapple Rail Trail nearby.
๐ซ Schools
Strong. Catchment for Taranganba State School; close to St Ursula's and St Brendan's in Yeppoon.
๐ฅ Healthcare
Yeppoon Hospital is 8 minutes away; major specialist services in Rockhampton (40 mins).
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
An affluent, stable community of established families and retirees with a high rate of home ownership.
๐ต Median Income
$105,000 pa
๐ Ownership
78% owner-occupied, 22% renting
๐ Age Profile
Median age 42
๐ Education
High proportion of vocational and tertiary qualified residents.
๐ Age Distribution
The high owner-occupancy rate contributes to well-maintained properties and a strong sense of neighborhood pride.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Focus is on infrastructure and tourism connectivity rather than high-density residential.
๐ Positive Impacts
- Rosslyn Bay Harbour masterplan improvements.
- Ongoing upgrades to the Capricorn Coast foreshore shared paths.
- Proposed revitalisation of Great Keppel Island resort (long-term).
๐ Negative Impacts
- Potential for increased tourist traffic through residential streets.
- Construction noise from infill housing projects.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Yeppoon
Position North
Price Cheaper for older stock
Lifestyle Busy, commercial, walkable to shops
Best for Younger buyers and retirees wanting convenience
๐Taranganba
Position North-West
Price Similar
Lifestyle Elevated, hilly, less direct beach access
Best for Families wanting views and proximity to the tavern
๐Rosslyn
Position South
Price More expensive
Lifestyle Harbour-focused, steeper terrain
Best for Boating enthusiasts and luxury buyers
๐Cooee Bay
Position North
Price Cheaper
Lifestyle Eclectic, older cottages, hilly
Best for Artists, renovators, and first home buyers
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Bargara
QLD
8/10
Coastal lifestyle suburb near a regional city with high family appeal.
Bushland Beach
QLD
7/10
Master-planned coastal community catering to professional families.
Shelly Beach
QLD
8/10
Premium coastal enclave with high owner-occupancy and safety.
Cannonvale
QLD
7/10
Gateway to islands with a mix of residential and tourism appeal.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the suburb for its safety, quiet nights, and the ability to walk the dog on the beach every morning. It is seen as the 'quiet achiever' of the Capricorn Coast.
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Family Safety
I've raised three kids here and never felt unsafe. They can ride their bikes to their friends' houses without me worrying about traffic.
Safety Community
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Lifestyle vs Cost
It was a stretch to buy here, but being 2 minutes from the boat ramp makes every weekend feel like a holiday.
Lifestyle Affordability
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Natural Beauty
The beach walks are spectacular and the morning sunrises over the Keppels never get old.
Views Peacefulness
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Investment
Finding tenants is easy, but you have to keep on top of the maintenance because of the salt air.
Demand Maintenance
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Transport
The drive to Rockhampton for work is fine, but I wish there were better bus options for the kids.
Transport Location
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Beach Access
Having the beach right there is life-changing. It's never crowded like the main Yeppoon beach.
Amenity Privacy
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties on the western side of the Scenic Highway if you want to avoid the highest insurance premiums.
- Check the age and condition of the roof and air conditioning units; salt air accelerates corrosion here.
- Look for homes with side access for boat or caravan storage, as this is a high-demand feature for resale.
- Verify if the property is connected to the reticulated vacuum sewerage system common in parts of the coast.
- Attend an inspection during high tide to observe any localized drainage issues on the street.
- Negotiate harder on properties that haven't updated their coastal hazard certifications.
โ Questions to Ask the Agent
- What was the most recent insurance premium for this property?
- Is the property located within the Livingstone Shire Council's 2100 coastal hazard zone?
- Has the home been treated for termites recently, given the proximity to coastal scrub?
- Are there any easements on the block that would prevent a pool or large shed?
- What is the internet connectivity like (NBN type)?
- How does the current owner manage the salt spray on the exterior?
- Are there any planned developments for the vacant land nearby?
- What are the typical council rates for a block of this size in Lammermoor?
๐ท๏ธ Seller Strategy
- Highlight energy-efficient features like solar, as power costs for cooling are a major consideration for buyers.
- Ensure all external metalwork (fences, gates, light fittings) is freshly painted or replaced if showing rust.
- Professional drone photography is essential to showcase the proximity to the beach and islands.
- Provide a pre-sale building and pest report to streamline the offer process in a high-value market.
- Clear any overgrown coastal scrub to improve sightlines and reduce perceived fire risk.
๐ฃ Positioning Tips
Position the property as a 'forever home' that balances luxury with the practicalities of coastal family life. Emphasize the 'walk-to-beach' lifestyle and the security of the neighborhood.
๐ผ Investment Case
Lammermoor is a capital growth play rather than a high-yield play. It attracts high-quality, long-term tenants.
โ ๏ธ Investment Risks
High entry costs, rising insurance, and maintenance requirements due to the marine environment.
๐ Action Plan
- Target 4-bedroom, 2-bathroom homes with double garages.
- Ensure the property has air conditioning in all bedrooms.
- Budget for higher-than-average external maintenance costs.
- Focus on properties within 500m of the beach for maximum capital protection.
๐ Renter Tips
- Be prepared with a strong application; family homes here lease very quickly.
- Check for adequate storage for outdoor gear (surfboards, fishing rods).
- Ask about garden maintenance, as coastal gardens can be high-effort.
๐๏ธ What Renters Love Here
Unbeatable lifestyle and safe environment for children.
โ ๏ธ Renter Watch-Outs
Lack of shops within walking distance means you'll need a car for everything.
๐ข Landlord Strategy
- Install high-quality, corrosion-resistant outdoor fittings.
- Consider allowing pets, as a high percentage of local renters are dog owners who use the beach.
- Review rent annually to keep pace with the strong regional demand.
๐ Compliance & Management
Ensure smoke alarms are compliant with the latest QLD legislation and check deck/balcony safety regularly.
๐ค Agent Insights
- The market is currently driven by local upgrades and interstate 'lifestyle' buyers.
- Beachfront stock is extremely tightly held; any listing is a major event.
- Buyers are increasingly asking about insurance costs before making offers.
๐ฏ Marketing Angles
The 'Gateway to the Keppels' lifestyle; The safest family streets on the Capricorn Coast; Modern luxury meets coastal calm.
๐ค Target Buyer Profile
Professional families (35-50), medical staff from Rockhampton, and 'active' sea-changer retirees.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Check the Livingstone Shire Council interactive flood and coastal hazard maps.โ
Verify the property's inclusion in any bushfire overlay zones.โ
Obtain a formal insurance quote during the cooling-off period.โ
Inspect all external structural steel and window frames for 'tea staining' or rust.โ
Check the condition of the solar inverter and panels (salt damage).โ
Confirm school catchment zones via the QLD Department of Education website.โ
Review the Title Office records for any restrictive covenants on building materials.โ
Assess the driveway gradient for boat or caravan clearance.โ
Check for signs of localized street flooding or poor gutter drainage.โ
Verify the distance to the nearest public transport stop if relevant.โ
Investigate any history of land slippage if the property is on an elevated slope.โ
Confirm the status of the reticulated vacuum sewerage connection.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ livingstone.qld.gov.au ๐ abs.gov.au ๐ planning.statedevelopment.qld.gov.au ๐ qgso.qld.gov.au ๐ data.qld.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-13 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any property purchase.
