Market outlook
Kirra Kirra is a beachfront neighbourhood on the southern end of the Gold Coast with its own unique identity and strong villagescale feel. Known internationally for its surf break and stunning beach it is popular with locals and tourists and is one of few north facing beaches.
Connectivity and Accessibility Infrastructure, Employment, Health & Education Population & Demographics Residential Analysis Rental Analysis
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Connectivity and Accessibility
Kirra is located at the southern end of the Gold Coast and has a unique and sought after north facing beach.
Kirra residents benefit from an enviable high level of natural amenity, along with strong infrastructure in the form of health, education, retail and transport. John Flynn Private Hospital, Southern Cross University and Gold Coast Airport are all a short drive from Kirra. These facilities offer substantial employment opportunities for the local area, along with services that benefit residents. The Gold Coast Airport is the sixth busiest airport in Australia and has numerous domestic and international flights daily. More than 6.2 million passengers travelled through the Gold Coast Airport during 2025. By 2044 it is forecast the Gold Coast Airport will service 13 million passengers.
The southern beaches of the Gold Coast are known internationally for having some of the world’s best beaches and surf breaks. International and national surfing competitions are held at locations from Burleigh Heads to Snapper Rocks. The Australian Surf Life Saving National Championships (The Aussies) were held on North Kirra Beach in March 2026 with over 7,000 competitors and numerous supporters. Kirra and Coolangatta have numerous retail, dining and café venues, along with parks and recreational spaces, providing an enviable lifestyle of outdoor activities.
The M1 is a short drive from central Kirra, allowing easy access to employment nodes and connects north to Brisbane and south to northern New South Wales. Kirra Market Outlook
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Entertainment
Services
Education
Transport
01 Kirra Beach Hotel
07 Kirra Surf Life Saving Club
13 Southern Cross University
16 Gold Coast Airport
03 Twin Towns Services Club
09 Coolangatta Surf Life Saving Club
02 Kirra Hill Lookout
08 North Kirra Surf Life Saving Club
Health
10 Rainbow Bay Surf Life Saving Club
Sport
11
The Strand
15 John Flynn Private Hospital
12 Tweed Mall
04 Coolangatta Bowls & Recreation Club
17 M1
14 Coolangatta State School
05 Coolangatta Croquet Club 06 Jack Evans Boat Harbour
10
09
Rainbow Bay
06 11
Coolangatta
05
12
03
Tweed Heads
04
02 01
07
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14 Kirra
08 Kirra Market Outlook
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15
16
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Infrastructure, Employment, Health & Education
The profiles below are a sample of major infrastructure projects across transport, health, education and retail sectors.
Major infrastructure projects
M1 Upgrade – Varsity Lakes to Tugun $1.53 billion - Recently Completed
Gold Coast Airport Master Plan $500 million – Ongoing
The M1 was widened to three lanes in each direction with enhancements to entry and exit ramps at interchanges.
Recent work has seen a new International terminal completed, along with aerobridges, additional retail and dining, and domestic departure lounge refurbishment.
Stations planned at Tallebudgera, Elanora, Tugun and Gold Coast Airport. There is no funding for this project as yet.
Palm Beach Aquatic Centre Redevelopment $87 million – Completed late 2024
John Flynn Private Hospital Expansion $7.5 million – Completed mid 2025
Currumbin State School Learning Centre $5 million – Planned
Palm Beach Hotel $70 million – Planned
Currumbin Creek Active Transport Bridge $6.5 million – Planned
High Trees Primary School $5 million – Planned
9-level boutique hotel with 126 rooms
Proposed bridge over Currumbin Creek for walkers, joggers and bike riders linking to the Oceanway
Pacific Parade Upgrade $4.5 million – Under Construction
Golden Four Drive Student Accommodation $19 million - Planned
Heavy Rail Extension Varsity Lakes to Gold Coast Airport $1.2 billion - Planned
Greenmount Headland Revitalisation Planned
12-level building with 193 rooms.
Pathway improvements, improved facilities, enhanced safety and environmental considerations.
Kirra Market Outlook
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Employment
Health
Education
The leading industry, Health Care and Social Assistance, highlights the Catchment’s proximity to numerous medical and health related amenity, including John Flynn Private Hospital and the Tugun Satellite Health Centre.
John Flynn Private Hospital is the closest hospital to Kirra, located in the neighbouring suburb of Tugun. It is an acute care facility with 354 beds. The Gold Coast has a further five hospitals along with the new Tweed Valley Hospital over the border at Cudgen.
The Kirra Catchment is in close proximity to Southern Cross University Gold Coast campus at Bilinga and a short drive up the M1 to Bond University at Robina.
Construction, the second largest employment sector, reflects the influence of development projects and the high level of growth occurring in the area.
Top 5 Employment Industries Kirra catchment
17.0% 12.9%
Healthcare & Social Assistance
Construction
9.9%
Accommodation and Food Services
9.8%
Education & Training
9.5%
Retail Trade
Hospitals
Beds
John Flynn Private Hospital - Tugun
354
Tweed Valley Hospital
430
Robina Hospital - Robina
447
Robina Private Hospital - Robina
90
Varsity Lakes Day Hospital
24
Pindara Private Hospital - Benowa
348
Gold Coast Private Hospital - Southport
339
Gold Coast University Hospital - Southport
1081
Additionally, the Catchment has numerous public and private schools, such as Marymount College, Lindisfarne Anglican Grammar School, Palm Beach Currumbin State High School, Palm Beach State School, Burleigh Heads State School, Coolangatta State School and Currumbin State School. There are also several other schools within proximity to the Catchment, including Elanora State High School, St Andrew’s Lutheran College and Gold Coast Christian College.
Source: Queensland Government, various websites.
Source: ABS Census 2021
Kirra Market Outlook
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Population and Demographics The population of Kirra / Coolangatta is forecast to grow at a faster rate than both the Catchment and the wider Gold Coast over 20 years to 2046. The resident population will almost double over 20 years to 2046. It will grow at a rate of 1.8% per annum which compares to 1.4% per annum and 1.6% per annum for the Catchment and the wider Gold Coast respectively. This is a strong growth rate given the geographical constraints of Kirra / Coolangatta with the ocean, the Gold Coast Airport, the M1 and the border of New South Wales. The constraints within Kirra are leading to a limited number of suitable and available development sites and with demand for new apartments from the growing population continuing, the availability of new apartments will become scarce. Across the wider Gold Coast, just over half (51.0%) of all dwellings are separate houses. This is reduced in the Kirra Catchment to 28.4% and in the Kirra / Coolangatta suburbs it is just 9.3%. This highlights the acceptance of apartment living in Kirra / Coolangatta and is reflected in the smaller household size, the higher proportion of couples with no children and lone person households. Kirra / Coolangatta has a high proportion of dwellings owned outright – 37.7% and while the overall household income is lower, this is likely due to semi-retired and retired residents – hence the high proportion of residents aged 65 years and over.
Kirra Market Outlook
Population growth Kirra catchment 2026 - 2031
2031 - 2036
2036 - 2041
2041 - 2046
2026 - 2046
Kirra / Coolangatta
1.4%
1.9%
1.9%
2.1%
1.8%
Catchment
1.4%
1.5%
1.4%
1.4%
1.4%
Source: QGSO. Catchment includes: Coolangatta-Kirra, Bilinga, Burleigh Heads, Currumbin, Palm Beach, Tugun
Population growth across Kirra / Coolangatta will grow at a rate of almost 45%, or 1.8% per annum over 20 years to 2046 – a much stronger rate than the Catchment and the wider Gold Coast.
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Who lives in Kirra / Coolangatta catchment? Coolangatta
Kirra / Coolangatta Catchment
47.6
42.7
40.0
$96,200
$112,900
$113,600
1.9
2.2
2.6
White collar workers
73.3%
74.7%
70.8%
Blue collar workers
26.7%
25.3%
29.2%
Born overseas
22.2%
20.4%
30.9%
Aged 65+ years
27.8%
20.8%
17.8%
Couple family with no children
34.0%
29.0%
28.1%
Couple family with children
12.1%
21.5%
29.8%
One parent family
7.7%
9.7%
12.2%
Other family
1.1%
1.0%
1.1%
Lone person household
37.6%
31.5%
23.6%
Group household
7.6%
7.3%
5.3%
Separate houses
5.2%
28.4%
51.0%
Apartments, units, semi-detached
56.4%
51.6%
38.0%
Owned outright
37.7%
32.7%
28.7%
Owned with a mortgage
19.8%
30.1%
36.4%
Rented
42.5%
37.2%
34.9%
Average age Average household income
Tenure Type
Dwelling
Households
People
Average household size
Gold Coast LGA
Source: ABS Census 2021
Kirra Market Outlook
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Residential Market The unique location of Kirra sets it apart from other Gold Coast beachfront locations with its north facing beach and proximity to employment, retail, dining and café culture and lifestyle amenity. Kirra / Coolangatta is dominated by apartments, units, townhouses and duplexes which make up 55% of dwelling structures. Residents in the area embrace apartment living and have done so for many years. With a low level of houses in the area, site amalgamation of buildings with multiple units is difficult. The future supply of new apartments with development approval and in application across the Catchment is around 2,300. Of these apartments, only 12% are located in Kirra with the majority (45%) in Palm Beach. This highlights the limited availability of new apartments there will be in Kirra / Coolangatta going forward.
New Apartment Market The Kirra Catchment (Burleigh Heads to Coolangatta,) is one of the most undersupplied new apartment markets across the Gold Coast in regard to new apartments on the market and future supply of new apartments. At the end of December 2025 there were 232 apartments remaining for sale across the Catchment. Based
Kirra Market Outlook
on the current sales rate, this leaves around 16-months supply of new apartments. Of the 232 apartments on the market, 74% are three and four-bedroom, leaving minimal supply to twobedroom product. The area is known for large apartments with premium prices. Buildings with two-bedroom product are sought after. The Kirra Catchment has the ability to attract some of the highest price points for new apartment across the Gold Coast. The weighted average sale price reached a peak during Q4 2025 of $5.67 million – much higher than the Gold Coast figure of $2.56 million and the Southern Beaches Precinct at $3.85 million.
Established Market The median price of established units in Kirra / Coolangatta has grown 83% over five years, or 12.9% per annum to record a peak of $1,272,500 during 2025. The median unit price has almost tripled over 10 years - lifting from $465,250 to $1,272,500 between 2015 and 2025. Short and long-term median unit price growth has been strong, recording 8.8% over 12 months and 12.9% per annum over five years and 10.6% per annum over ten years. The Kirra / Coolangatta median unit price during 2025 was 49.7% higher than the wider Gold Coast, again highlighting the popularity of the suburb.
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The Kirra Catchment new apartment market is a supply driven market with new project launches resulting in strong sales rates as future supply coming to the market remains low.
New Apartment Sales v Supply Kirra catchment Apartments sold
12.9%
900
450
800
400 350
700
10.6%
Apartments sold
8.8%
Apartments available
232
600 500
300
150
100
5 year pa growth
10 year pa growth
150 100 50
0
0 2015
Source: Pricefinder.
250 200
400
200
1 year growth
300
Apartments available
Established Unit Market Price Growth Kirra / Coolangatta
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Source: Urbis Gold Coast Apartments Essentials Report to Q4 2025. Catchment includes: Kirra, Coolangatta, Bilinga, Burleigh Heads, Currumbin, Palm Beach, Tugun
Established Unit Market Sales Cycle Kirra catchment
4,000 3,500
Kirra Market Outlook
Number of unit sales
Short and long-term median unit price growth in Kirra / Coolangatta has been strong, recording 8.8% over 12 months and 12.9% per annum over five and 10.6% per annum over 10 years.
3,000 2,500
Sthn Beaches median unit price
GC LGA median unit price
Coolangatta median unit price
$1,272,500 $1,082,000 $850,000
2,000
$1,400,000 $1,200,000 $1,000,000 $800,000 $600,000
1,500
$400,000
1,000
Median unit price
Sthn Beaches number of unit sales
$200,000
500
$0
0 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Source: Pricefinder. Catchment includes: Kirra, Coolangatta, Bilinga, Burleigh Heads, Currumbin, Palm Beach, Tugun
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Rental Market The Gold Coast has been experiencing strong rental growth and declining residential vacancy rates for several years as a result of the Pandemic which saw the Gold Coast become a popular location to live and to invest and this has not changed.
As a result of the current housing crisis and the low levels of supply to purchase and to rent, demand is remaining strong for rental properties. Kirra is no exception and with its proximity to pristine beaches, employment hubs and lifestyle amenities, it is a sought-after location for both buyers and renters. A comparison between new and near-new apartments currently being advertised for rent and older established apartments reveals that strong rental premiums are being paid for new apartments with modern fixtures, fittings and upto-date amenities. Two-bedroom apartments are recording the highest premium with a median of $445 per week more for new product. Threebedroom apartments follow closely and are commanding an additional $425 per week over established product. The Kirra postcode area has experienced strong short and long-term median weekly rental growth across two and three-bedroom apartments. The number of new bond lodgements across the Kirra postcode area for three-bedroom units has declined 64% over the last 12 months with only nine new lodgements during Q4 2025, likely due to the dominance of owner occupiers purchasing large apartments to live in, also resulting in the rapid increase in three-bedroom rent and the tight vacancy rate. The residential vacancy across the Kirra postcode area is currently recording 0.9% which is considered to be an extremely tight rental market.
Kirra Market Outlook
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Residential vacancy rate
2 bed unit
$1,400
$1,200
$800
$1,000 $800 $600 $400 $200
5 202
Q4
4
202 5
202
Q2
Q4
Q2
Q4
202
3
202 4
2
202
Q2
Q4
202 3
1
202 2
202
Q4
Q2
0
202 1
202
Q2
Q4
9
202 0
Q2
Q4
201
8
201 9
201
Q2
Q4
7
201 8
201
Q4
Q2
6
201 7
Q2
Q4
201
5
201 6
201
Q2
Q4
4
201 5
201
Q2
Q4
Q2
Q4
201
3
201 4
2
201 3
201
Q2
Q4
Q4
Q2
201
1
201 2
201 1
Q2
201
0
$0
Source: RTA at Q4 2025, Kirra postcode 4225
Rental premium for new apartments
Median weekly rental growth
2 bed
3 bed
Established market
$800
$1,400
New market
$1,245
$1,825
Premium for new apartments
$445
$425
Source: RTA at Q4 2025, realestate.com.au, Kirra postcode 4225
Kirra Market Outlook
3 bed unit
$1,400
Q4
0.9%
Median weekly rents Kirra / Coolangatta
Median weekly rental
Demand remains strong for rental property in Kirra with increasing rents and a low vacancy rate.
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2 bed
3 bed
1 year growth
2 year growth pa
5 year growth pa
10 year growth pa
10.3%
10.9%
12.2%
8.0%
27.3%
19.8%
14.1%
11.3%
Source: RTA at Q4 2025, Kirra postcode 4225
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