Upper Coomera, QLD 4209
Gold Coast City, Queensland
Good to Know
Upper Coomera, QLD 4209 is a high-value house market in the Upper Coomera area, currently positioned as a long-hold capital growth submarket. Located in the Gold Coast region of South East Queensland, it is home to roughly 27,180 adults across 10,010 dwellings and has a vacancy rate of 1.23%.
According to HtAG Analytics, Upper Coomera is exhibiting supply-constrained behaviour. Stock on Market sits at 0.36% and Inventory at 2.29 months — just inside the balanced band but below the approximate 3‑month threshold — driving +19.5% YoY price growth and +6.7% YoY rent growth.
What the market data is signalling
Upper Coomera shows strong capital-driven momentum: prices have risen 19.5% in the last year while rents have grown 6.7%, so capital gains are outpacing rental return. Low Stock on Market at 0.36% and a quick median 32 days on market point to transactional scarcity, while Inventory at 2.29 months sits in the balanced band — a mix that supports further price upside unless listings rise materially. Explore the Markets in the Moment (MiM™) heatmap for how this suburb compares across short‑run momentum indicators.
Who lives in Upper Coomera — and why it matters for investors
Upper Coomera's IRSAD of 1001 sits above the recommended minimum and signals a relatively advantaged socioeconomic profile, which tends to support lower volatility and steady long‑cycle growth. The renter/owner split of 34.0% is in the neutral band, indicating a balanced tenure mix that reduces downside rent volatility compared with highly rentalised pockets. For more on why advantage bands matter, see the IRSAD Crossover study.
Why suburb-level data matters for Upper Coomera
Suburb-level metrics are critical because localised pockets can differ sharply from any council or regional average — decisions should rest on Upper Coomera's own figures. For example, the typical house price in Upper Coomera is $1,353,142 with a gross yield of 3.08%, Stock on Market at 0.36%, Inventory 2.29 months and median days on market 32. These specific readings tell a story about liquidity, yield and supply pressure that broader averages can obscure. Read more about why council vs suburb screening matters in our LGA vs Suburb research.
Download the full Upper Coomera data guide for a printable, exportable briefing on every metric.
What's behind the RCS™ score of 91
HtAG's RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite score to help compare markets on a single scale. A headline score of 91 reflects strong balance across those dimensions here, but the sub-score breakdown (risk vs growth vs cashflow) is essential for matching the suburb to your strategy: e.g. growth-focused investors read the capital component, while buy‑and‑hold investors focus on cashflow resilience. Learn more about how the RCS™ is built. To deep-dive, open Upper Coomera in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.23%: sustained falls below 1.0% would indicate tightening rental stock and likely stronger rent growth over 12–24 months; sustained rises above 3.5% would ease rental pressure and risk softer rents.
The building approvals ratio — currently 0.69%: this neutral reading implies modest new supply coming through; a material move above 2.0% would signal high supply risk that could blunt price momentum.
The Brisbane cycle phase: a city‑wide shift into stronger expansion or recovery would likely amplify Upper Coomera's local momentum and support further price gains, while a move into contraction would slow demand and temper growth locally.
Does this area meet your investment goals?
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RCS Breakdown
Upper Coomera's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Upper Coomera's headline values — $1,353K to buy and $799PW to rent, a 3.07% gross yield. Over the past decade, prices have moved 186.47% and rents 92.09% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,353K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$799PW today, with rent growth at (+6.66% YoY) compared to price growth (+19.52%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Upper Coomera in its cycle - and is the 3.07% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Upper Coomera's long-hold story?
Beyond the headline price, Upper Coomera carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Upper Coomera's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Upper Coomera can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Upper Coomera genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Upper Coomera prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Upper Coomera - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Upper Coomera looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Upper Coomera's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Upper Coomera has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Upper Coomera shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Upper Coomera has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
Upper Coomera is a suburb of the Gold Coast in Queensland, Australia.
The suburb is located in the northern part of the city, about 33 km from the central business district.
It is home to a number of schools and shopping centres, and is also the location of the Australian headquarters of Dreamworld, one of the country’s largest theme parks.
According to the 2021 census, the suburb of Upper Coomera had a population of 27,180 people. The median age of the residents was 33 years old, which was significantly lower than the national median age of 38 years old. The majority of the population were born in Australia, with the next most common countries of birth being New Zealand, England, South Africa, and India.
The majority of residents in Upper Coomera identified as being of Australian English ancestry, followed by those of Irish ancestry, Scottish ancestry, Maori ancestry.
In terms of religious affiliation, the majority of residents in Upper Coomera identified as being Christian, followed by those who identified as having no religion, those who identified as being of Buddhist affiliation, and those who identified as being of Hindu affiliation.
The median weekly household income in Upper Coomera was $1,991, which was significantly higher than the national median of $1,746.
The total adult population (15 years or older) of Upper Coomera 4209 QLD is 20,401, with a median age of 33. Of those, 46.04% are married, 12.49% are divorced or separated, 38.53% are single and 2.92% are widowed.
The average household size is 3.1 people per dwelling, and the median household monthly income is estimated to be $8,220. The median monthly mortgage repayment for households in this suburb is $1,939 which is 23.59% of their earnings.
Source: ABS Census Data (2021)