28 Neptune Circuit, Noosaville QLD 4566
28 Neptune Circuit, Noosaville QLD 4566
Single-level family house | North-east aspect | Noosa Waters enclave | Flood overlay noted | Room for a pool
This is a competitively strong offering for a specific buyer: someone wanting a low-maintenance, single-level family house in one of Noosaville’s most sought-after pockets, without paying the premium for canal frontage. The north-east aspect is a genuine edge here, giving morning sun and reducing the harsh western heat load that many suburban homes contend with. The brick and tile construction, raked ceilings, and dual indoor living spaces point to a solid, comfortable build that presents freshly and requires little immediate work. The fully fenced yard, outdoor entertaining terrace, and space to add a pool make it particularly well suited to young families or downsizers who want a lock-and-leave lifestyle with room to grow. Its position within the quiet, established Noosa Waters enclave, close to river walks, cafés, and schools, strengthens its appeal to owner-occupiers seeking a permanent coastal base rather than a short-stay rental play.
The flood overlay is the factor most likely to shape your view on price. It may affect insurance premiums, and could limit certain future renovations or extensions depending on council requirements. The absence of direct water frontage, a pool, or a multi-level layout means this house sits below the street’s premium waterfront comparables, but its updated presentation and practical layout should hold value well in a market where well-kept single-level homes are consistently in demand. Rental yield is modest, so the purchase case rests more on lifestyle and long-term capital growth than on immediate income return. The lack of a confirmed build year is worth clarifying, as a late-1990s construction date would align with the street’s character and should not materially concern you if the home has been well maintained.
Detailed Independent Property Report prepared by PropCred Analyst team for 28 Neptune Circuit, Noosaville QLD 4566
Checks found:
Value Risk
1
Liquidity Risk
Planning Risk
1
Income Risk
Execution Risk
1
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Market Insight
Noosaville spans 25.8 square kilometres, a high-value coastal market with a median house price of $1.9M. Demand is led by professional, childless couples aged 70–79; 69.8% owner-occupancy underpins stability. House prices rose 2.9% annually (Property Value, 2025), though 12-month data shows 24.1% (OpenAgent). Units are stronger: a $975k median with 10.8% annual growth. Rents lifted 13.3% for houses and 8.7% for units, reflecting rental pressure. Sales volume is solid at 154 houses annually. Future growth is supported by population growth of 7.3% since 2016 and substantial green space—29 parks covering 25% of the area. Key constraints: houses take a median 94 days to sell, and affordability bites at $1.9M–$2M entry points.
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PropCred Estimated Value
Comparable Sales: 18 Neptune Circuit sold $2.5M in 2018; 22 Neptune Circuit estimated $3.94M–$5.04M | Property Price Band: $2.1M–$2.3M | Value Drivers: North-east aspect, single-level layout, fenced yard with pool potential, presentation quality
Bedrooms
4
Bathroom
2
Parking
2
Land
631m²
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