Black Mountain at a glance
1,644
People
$1,425,000
Median sale
$822/wk
Median rent
3.00%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
QLD › Black Mountain › Cooroy Belli Creek Rd
$3,700,000
For sale
Asking
8
Bedrooms
4
Bathrooms
6
Car spaces
209,400 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$3,700,000
Asking · $18/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Black Mountain (last 5 years) with land size have a median of $92/m² of land (n=66). Districts calculation from recorded sales — not a valuation.
Black Mountain at a glance
1,644
People
$1,425,000
Median sale
$822/wk
Median rent
3.00%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Vs Black Mountain
+159.6%
Median sale
Suburb $1,425,000
-1.84 pp
Gross yield
Suburb 3.00%
Suburb median $1,425,000 from 21 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$213,612 on top of the price (5.8% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Queensland schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Black Mountain's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $822/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded. This lot’s own applications are a separate question. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 1.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Black Mountain at a glance
1,644
People
$1,425,000
Median sale
$822/wk
Median rent
3.00%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Coronis NoosaBlack Mountain offers a rare blend of tranquillity, natural beauty, and convenience. Surrounded by rolling green hills, fertile countryside, and breathtaking mountain vistas, this tightly held enclave is renowned for its peaceful rural atmosphere while remaining just minutes from Cooroy and within easy reach of Noosa's world-famous beaches.
Residents enjoy a lifestyle that feels worlds away from the hustle and bustle, yet provides access to vibrant cafés, boutique shopping, local markets, excellent schools, and rail connections to Brisbane.
The area is celebrated for its strong sense of community, thriving arts scene, and abundant outdoor pursuits including horse riding, bushwalking, mountain bike riding, cycling, and exploring nearby national parks.
Whether you're seeking a private sanctuary, a family acreage, or an investment in one of South-East Queensland's most desirable hinterland locations, Black Mountain offers a unique opportunity to embrace a slower pace of life without sacrificing convenience.
Commanding one of the highest and most breathtaking positions in the Noosa Hinterland, this remarkable 51.6-acre estate delivers an exceptional lifestyle defined by privacy, luxury and panoramic beauty.
Perched high on the eastern slopes of the Black Mountain Range, the property enjoys uninterrupted views that sweep across rolling hinterland countryside to the sparkling coastline beyond. From the first light of sunrise to the changing colours of dusk, every day unfolds against a backdrop few properties can rival.
At its heart, the luxurious four-bedroom residence has been thoughtfully designed to embrace its spectacular surroundings. Expansive open-plan interiors spill effortlessly onto outdoor entertaining spaces and a stunning 13-metre infinity-edge mineral and magnesium pool, creating a private resort atmosphere where the views take centre stage.
Complementing the main residence is a second residence of 3 bedrooms, one bathroom that provides exceptional flexibility for extended family, dual-living arrangements, guests, caretakers or home-based business opportunities. Extensive infrastructure, multiple sheds and workshops, abundant water resources, fenced paddocks and beautifully maintained grounds further enhance the property's versatility and appeal.
Whether you're seeking an executive hinterland retreat or hobby farm lifestyle, a multigenerational family estate or simply a private sanctuary immersed in nature, this is a property that delivers on every level.
Property Features:
• 20.9HA (approximately 51.6 acres) of usable Hinterland land
• Luxurious four-bedroom plus Office main. residence
• Three bathrooms and oversized double garage
• Kitchen with butler's pantry
• Soaring vaulted ceilings and expansive open-plan living
• 13m infinity edge mineral/magnesium swimming pool
• Wood fire combustion heater
• 15KW ducted air conditioning
• Instant gas hot water system
• 55,000L underground water tank with two-stage filtration
• Ozzi Kleen septic system
• Full-size secondary three-bedroom dwelling, bathroom, double garage and split-system air conditioning to second residence
• 22,500L water tank with filtration servicing second dwelling
• Additional 9m x 7m shed/man cave with 19,000L water tank
• Large 12m x 9m workshop with 15amp and 32amp power with 22,000L water tank
• 5.3KW solar system
• Spring-fed dam with solar pump producing approx. 2,000L per hour
• Automatic irrigation to main house gardens from dam water
• Four fenced paddocks with cattle yards suitable for livestock or hobby farming
Rarely does an estate combine such scale, elevation, versatility and proximity to Noosa's lifestyle attractions. A truly exceptional opportunity in one of the Sunshine Coast's most tightly held and prestigious hinterland locations.
Take the time to experience this remarkable property for yourself and arrange your inspection today.
Information contained on any marketing material, website or other portal should not be relied upon and you should make your own enquiries and seek your own independent advice with respect to any property advertised or the information about the property. If this property is being sold by auction or without a price, a price guide cannot be provided. The website may have filtered the property into a price bracket for functionality purposes.
Listing description written by Liam Mahony, Coronis Noosa — reproduced as published, not verified by Districts.
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