Northern Gold Coast Suburbs 2026: Coomera, Upper Coomera, Pimpama and Ormeau Compared
By Tim AllenBuyer’s Agent and Director, IPS Buyer’s Agents
The northern Gold Coast suburbs along the M1, from Oxenford up to Ormeau, are the city’s most affordable land: the eight lowest median residential land values on the Gold Coast at 1 October 2025 were all in the north, from $460,000 in Jacobs Well to $540,000 in Pimpama.[1] They are also where the homes are. Upper Coomera and Pimpama have more residential properties than any other Gold Coast locality, 7,274 and 6,547, and Gold Coast Health describes the northern Gold Coast as one of Queensland’s fastest-growing regions.[1][2]
This guide compares Coomera, Upper Coomera, Pimpama and Ormeau and the suburbs around them, using official land values, rents by postcode, the new road and rail links, and what to check in a new estate. It describes the data; it does not forecast prices. For the city as a whole, see our guide to the Gold Coast property market.
Key takeaways
- The eight lowest median land values on the Gold Coast were all in the north, from $460,000 in Jacobs Well to $540,000 in Pimpama, at 1 October 2025.[1]
- Values rose fast: Ormeau Hills had the biggest rise of any Gold Coast locality, 39.8% in two years, and Pimpama rose 35%.[1]
- Postcode 4209 is a deep rental market, with 445 new four-bedroom house leases in the September 2026 quarter at a median $830 a week.[3]
- The Coomera Connector is open from Coomera to Helensvale, and new train stations have opened at Pimpama and Hope Island.[4][5]
- In a new estate, check flood information with the council, the school catchment and the estate’s rules before you sign.[6][7]
The northern Gold Coast at a glance
| Indicator | Latest reading | Source and period |
|---|---|---|
| Median house price, Gold Coast (quarter) | $1,420,000, up 1.79% on the March quarter | REIQ, June 2026 quarter[8] |
| Median house price, Gold Coast (12 months) | $1,350,000, up 14.41% on a year earlier | REIQ, year to June 2026[8] |
| Median unit price, Gold Coast | $930,000, down 1.74% on the March quarter | REIQ, June 2026 quarter[8] |
| Median residential land value, Gold Coast | $720,000, up 18% since the 2024 valuation | Valuer-General, at 1 October 2025[1] |
| Northern corridor median land values | $460,000 (Jacobs Well) to $580,000 (Ormeau Hills and Oxenford) | Valuer-General, at 1 October 2025[1] |
| Rental vacancy, Gold Coast | 1.5%, up 0.4 points and the highest since the onset of the pandemic | REIQ, June 2026 quarter[9] |
| Regional Queensland dwelling values | Down 0.9% in September and 2.5% over the quarter; up 6.3% over the year | Cotality, to 30 September 2026[10] |
| Gold Coast population | 691,230, up 11,944 in a year | QGSO, 30 June 2025[11] |
The REIQ’s medians cover the whole Gold Coast, from the beaches to the hinterland, so on their own they say little about the northern corridor. For the suburbs themselves, the steadiest official comparison is the Valuer-General’s land valuation, which values the land only, not the home on it.[1] Use it to compare suburbs, then price each home on its own recent sales.
The corridor suburbs compared
The Valuer-General said the Gold Coast market was being driven by interstate and overseas migration, major infrastructure such as the Coomera Connector and the light rail, and affordability compared with Sydney and Melbourne; across the city the median residential land value rose 18% to $720,000.[1] In the northern corridor the rises were bigger:
| Locality[1] | Median land value, 1 Oct 2023 | Median land value, 1 Oct 2025 | Change | Residential properties |
|---|---|---|---|---|
| Hope Island | $620,000 | $780,000 | 25.8% | 864 |
| Helensvale | $560,000 | $670,000 | 19.6% | 4,851 |
| Pacific Pines | $480,000 | $600,000 | 25% | 4,225 |
| Ormeau Hills | $415,000 | $580,000 | 39.8% | 1,489 |
| Oxenford | $455,000 | $580,000 | 27.5% | 3,430 |
| Maudsland | $435,000 | $540,000 | 24.1% | 1,188 |
| Pimpama | $400,000 | $540,000 | 35% | 6,547 |
| Upper Coomera | $400,000 | $530,000 | 32.5% | 7,274 |
| Steiglitz | $435,000 | $520,000 | 19.5% | 236 |
| Coomera | $400,000 | $500,000 | 25% | 3,981 |
| Willow Vale | $365,000 | $495,000 | 35.6% | 362 |
| Ormeau | $400,000 | $490,000 | 22.5% | 4,289 |
| Jacobs Well | $385,000 | $460,000 | 19.5% | 777 |
Upper Coomera
The largest locality on the Gold Coast by residential properties, 7,274, with a median land value of $530,000, up 32.5% in two years.[1] It shares postcode 4209 with Coomera and Pimpama, where four-bedroom houses let for a median $830 a week and three-bedroom townhouses for $740 in the September 2026 quarter.[3] It tends to suit families who want a newer home and a big choice of streets and estates.
Pimpama
The second-largest locality, 6,547 residential properties, with a median land value of $540,000 after a 35% rise.[1] Pimpama station opened on 20 October 2025, the first of three new stations on the Gold Coast line, so buyers who commute by train now have a station in the suburb.[5]
Coomera
Coomera’s median land value was $500,000, up 25%, across 3,981 residential properties.[1] The first section of the Coomera Connector starts at Shipper Drive, Coomera,[4] and the new Coomera Hospital is under construction nearby, planned with 600 beds across two stages; Gold Coast Health lists it for 2031, and it is not yet open.[2]
Ormeau and Ormeau Hills
Ormeau had the second-lowest median land value on the Gold Coast, $490,000, while neighbouring Ormeau Hills rose 39.8% to $580,000, the biggest rise of any Gold Coast locality.[1] In postcode 4208, four-bedroom houses let for a median $820 a week, with 99 new leases in the September 2026 quarter.[3] Ormeau tends to suit buyers who want the lowest entry price in the corridor and are comfortable further north.
Around the corridor, Oxenford and Pacific Pines sit at about $580,000 to $600,000, Helensvale at $670,000 and Hope Island, at $780,000, is the corridor’s upper end.[1]
The Residential Tenancies Authority publishes median weekly rents from the new bonds lodged each quarter. For the northern postcodes, July to September 2026 compares with the same quarter a year earlier as follows, with the number of new leases in brackets:[3]
| Postcode (main suburbs)[3] | 3-bedroom house, Jul–Sep 2026 | A year earlier | 4-bedroom house, Jul–Sep 2026 | A year earlier | 3-bedroom townhouse, Jul–Sep 2026 |
|---|---|---|---|---|---|
| 4208 (Ormeau, Ormeau Hills, Jacobs Well) | $755 (22) | $720 (25) | $820 (99) | $790 (119) | N/A |
| 4209 (Coomera, Upper Coomera, Pimpama, Willow Vale) | $740 (83) | $690 (105) | $830 (445) | $780 (506) | $740 (196) |
| 4210 (Oxenford, Maudsland) | $820 (13) | $780 (10) | $925 (51) | $892.50 (46) | N/A |
| 4211 (Pacific Pines, Nerang) | $850 (66) | $800 (54) | $995 (91) | $900 (85) | $780 (72) |
| 4212 (Helensvale, Hope Island) | $950 (40) | $865 (38) | $1,250 (98) | $1,180 (101) | $870 (81) |
The RTA shows no median (N/A) where fewer than five bonds were lodged, and says small numbers should be used with caution.[3] Every house median in the table rose on a year earlier. Postcode 4209 is by far the biggest rental market here: 445 new four-bedroom house leases and 196 three-bedroom townhouse leases in one quarter.[3] The Gold Coast’s vacancy rate rose to 1.5% in the June 2026 quarter, its highest since the onset of the pandemic, though the REIQ still classes it as tight, as it did 48 of the 50 regions it tracked in the September quarter.[9][12]
- Coomera Connector. Stage 1 is a 16 km motorway between Coomera and Nerang, east of the M1 and the Gold Coast rail line, to take pressure off the M1. Stage 1 North, from Shipper Drive at Coomera to Helensvale Road, is open to traffic; the Central and South packages are under construction. Stage 1’s total investment is $3.5 billion, shared by the Australian and Queensland governments.[4]
- New train stations. Three new stations are being built on the Gold Coast line: Pimpama opened on 20 October 2025, Hope Island on 18 May 2026, and Merrimac is under construction.[5]
- Coomera Hospital. Under construction and not yet open, with 600 beds planned across two stages and emergency, maternity, paediatric and mental health services.[2]
For the rest of the city’s projects, see our guide to the top 15 infrastructure projects transforming the Gold Coast.
We do not forecast prices, but the latest data shows the run-up has paused. The REIQ’s Gold Coast house median rose 1.79% to $1,420,000 in the June 2026 quarter and was 14.41% higher over 12 months, while the unit median eased 1.74% to $930,000.[8] Cotality’s regional Queensland index, which includes the Gold Coast, then fell 2.5% over the September 2026 quarter, though it was still 6.3% higher than a year earlier.[10] Underneath, the city keeps growing: the Gold Coast added 11,944 residents in the year to June 2025, the third-largest increase in Queensland.[11]
- Finance first. Get pre-approval before you make offers, so you know your limit. The mortgage brokers we work with, Moreton Bay Finance Broker, can help with a new loan or a refinance.
- Flooding. The Queensland Government recommends contacting the local council for property-level flood mapping and data,[6] so ask the City of Gold Coast, or your solicitor, for the flood information on the exact lot.
- School catchments. State schools enrol from their catchment areas; from outside the catchment you join a waiting list, and a place depends on the school having room. Check the address on EdMap before you buy, because fast-growing estates can sit near catchment boundaries.[7]
- Estate rules and the building. Read the estate’s covenants and design rules, and for a townhouse the body corporate records, before you sign; for a new or near-new home, our guide to building and pest inspections in QLD explains what an inspection covers.
- The contract and the full cost. Our guide to the contract of sale in QLD explains each part, our property purchase calculator adds transfer duty and fees, and our first home buyer page covers the first-home help available.
Tim Allen knows the corridor from the road: from 2008 to 2018 he worked across the Gold Coast, from Tweed Heads to Yatala, selling hardware and electrical cable to hardware stores and electrical wholesalers. IPS works only for buyers, never sellers, across South East Queensland, including the Gold Coast. We compare recent sales, check flood, catchment and estate questions with your solicitor and inspectors, negotiate, and coordinate everything through to settlement. For how that works from a distance, see our interstate investor’s purchase in Bli Bli on the Sunshine Coast and our other client success stories. See our Gold Coast buyer’s agent page and our buyer’s agent services, and read our client reviews on Google and on Tim’s buyersagents.com.au profile, or see his REIQ member profile.
The north is the Gold Coast’s most affordable land, from $460,000 in Jacobs Well to $540,000 in Pimpama, and its fastest-rising: Ormeau Hills, Willow Vale and Pimpama all rose 35% or more in two years.[1] Rents are still climbing in every northern postcode,[3] the Coomera Connector and two new stations have opened,[4][5] and citywide prices have paused since mid-2026.[10] For buyers, that means choosing the estate as carefully as the suburb, checking flood and catchment for the exact lot, and pricing on the latest sales.
This article is general information only, current at November 2026. It is not financial or investment advice, does not forecast prices, and does not consider your circumstances. Market figures change each quarter; check the latest data and get advice before you buy.
If you are looking to buy on the northern Gold Coast, book a time with Tim Allen.
- Queensland Government — 2026 land valuations, Gold Coast City Council (values at 1 October 2025; page updated 11 March 2026)
- Gold Coast Health — New Coomera Hospital (2031)
- Residential Tenancies Authority — Median rents quick finder (postcodes 4208 to 4212, Jul–Sep 2026 and Jul–Sep 2025, read 2 November 2026)
- Department of Transport and Main Roads — Coomera Connector (Stage 1), Coomera to Nerang
- Cross River Rail Delivery Authority — Gold Coast: new stations at Pimpama, Hope Island and Merrimac
- Queensland Government — About flood mapping
- Queensland Government — School catchment areas (EdMap)
- REIQ — Queensland property market takes a breath after years of rapid growth (June 2026 quarter data, house and unit median sales tables, Cotality data, 31 August 2026)
- REIQ — State of flux in Queensland’s rental market, says REIQ (June 2026 quarter vacancy rates, 30 July 2026)
- Cotality — Home Value Index, October 2026 (data to 30 September 2026)
- Queensland Government Statistician’s Office — Population growth, regional Queensland, 2024–25 (ABS data released 31 March 2026)
- REIQ — Healthy vacancy rates kept at bay, says REIQ (September 2026 quarter vacancy rates, 26 October 2026)
What are the northern Gold Coast suburbs?
The northern Gold Coast usually means the suburbs along the M1 north of Helensvale and Oxenford: Coomera, Upper Coomera, Pimpama, Willow Vale, Ormeau, Ormeau Hills and Jacobs Well, with Helensvale, Hope Island, Oxenford, Pacific Pines and Maudsland around them.
What is the cheapest suburb on the Gold Coast?
On the Valuer-General’s 2026 valuation, Jacobs Well had the lowest median residential land value of the Gold Coast localities it reported, $460,000 at 1 October 2025, followed by Ormeau ($490,000), Willow Vale ($495,000) and Coomera ($500,000). All eight of the lowest were in the northern corridor. These are land values, not sale prices.
Is Pimpama or Upper Coomera better?
It depends on what you need. Upper Coomera is the biggest locality on the Gold Coast, with 7,274 residential properties and a median land value of $530,000, up 32.5%. Pimpama has 6,547 properties at $540,000, up 35%, and its own train station since October 2025. Compare the estate, the school catchment and recent sales for the homes you are considering.
How much is rent in Coomera and Pimpama?
In postcode 4209, which covers Coomera, Upper Coomera, Pimpama and Willow Vale, Residential Tenancies Authority data for July to September 2026 shows median rents for new leases of $740 a week for 3-bedroom houses, $830 for 4-bedroom houses and $740 for 3-bedroom townhouses.
Is the Coomera Connector open?
Partly. The Department of Transport and Main Roads says Stage 1 North, from Shipper Drive at Coomera to Helensvale Road, is open to traffic, while the Central and South packages to Nerang are under construction. Stage 1 is a 16 km motorway east of the M1, with a total investment of $3.5 billion.
Is there a train station at Pimpama?
Yes. Pimpama station opened on 20 October 2025, the first of three new stations on the Gold Coast line. Hope Island station opened on 18 May 2026, and Merrimac is under construction.