Property
Glossary

A prescriptive standard set out in a planning scheme code that, if met, is deemed to satisfy the corresponding Performance Outcome. Acceptable Outcomes provide a clear, measurable way to demonstrate compliance with the planning scheme without the need for judgement. If a proposed development meets the Acceptable Outcome, it satisfies the code requirement. If it does not meet the Acceptable Outcome, it may still comply if it can demonstrate it achieves the corresponding Performance Outcome through an alternative solution.

A category of development under the Planning Act 2016 (Qld) that does not require a development approval. Accepted development can be carried out without applying to the council, provided it complies with any applicable accepted development requirements. Common examples include minor building works and certain uses that are consistent with the zone. Buyers should not assume that because something has been built it was assessable — some works are accepted development and required no approval at all.

A sub-category of accepted development that does not require a development approval, but must still comply with specific requirements set out in the planning scheme or a regulation. These requirements may relate to setbacks, height, materials or other development standards. Failure to comply with the requirements does not make the development unlawful in the same way as unapproved assessable development, but it can create complications for future approvals or resale.

Soils containing iron sulfides that, when disturbed and exposed to oxygen, produce sulfuric acid. Common in low-lying coastal and estuarine areas of Noosa, particularly around the Noosa River, Lake Weyba and Noosaville. Disturbing acid sulfate soils during construction or earthworks can trigger significant management obligations, remediation costs and environmental harm. Always check acid sulfate soil mapping before purchasing low-lying land with development or earthworks intentions.

Costs such as council rates, water charges or body corporate levies are adjusted between buyer and seller at settlement so each party only pays for the period they own the property.

The process of combining two or more separate lots into a single lot. The opposite of subdivision. Amalgamation requires a development approval in most circumstances and results in a single title replacing the individual titles. Common reasons include combining adjoining lots to create a larger development site, or resolving a situation where a dwelling straddles two separate titles. In Queensland, amalgamation is a form of reconfiguring a lot and is assessed under the planning scheme.

The uncertainty around whether a development application will be approved, and on what conditions. Approval risk exists whenever a buyer is purchasing a property with the intention to develop, subdivide, change the use or carry out works that require a development permit. Factors that increase approval risk include impact assessable development categories, complex overlay constraints, community opposition, referral agency requirements and inconsistency with the planning scheme. Buyers should assess approval risk carefully before purchasing a property where the value or utility of the purchase depends on obtaining an approval.

Drawings that record the actual dimensions, layout and construction details of a building or structure as it was built, which may differ from the original approved plans. As constructed plans are sometimes required by council for final inspection certificates and are useful when purchasing a property with additions or alterations. They confirm what was actually built rather than what was approved, and can be important when assessing whether structures comply with the original development approval.

Development that requires a development approval before it can be carried out. Assessable development is divided into code assessable and impact assessable categories, depending on the level of assessment required. In the Noosa region, many common property activities — including extensions, dual occupancy, short-stay accommodation and subdivision — are assessable development. Buyers planning any of these activities should confirm the assessment category and likely approval pathway before purchasing.

The standards against which assessable development is assessed under the Planning Act 2016 (Qld). Assessment benchmarks may include zone codes, overlay codes, local government infrastructure plans and state planning policies. For code assessable development, the assessment benchmarks are the relevant codes in the planning scheme. For impact assessable development, the assessment benchmarks are broader and may include strategic policies and the overall intent of the planning scheme. Understanding the applicable assessment benchmarks helps predict the likely outcome of a development application.

The entity responsible for assessing and deciding a development application under the Planning Act 2016 (Qld). In most circumstances, the Assessment Manager is the local government — in Noosa, that is Noosa Council, and for properties in the Sunshine Coast local government area, Sunshine Coast Council. For certain types of development, a private certifier may act as Assessment Manager for building work. The Assessment Manager is responsible for deciding whether to approve or refuse a development application, and for imposing conditions on any approval. Understanding who the Assessment Manager is for a given development proposal is important when assessing approval timelines, likely conditions and appeal rights.

A managed buffer zone between a building and surrounding vegetation, designed to reduce fire intensity reaching the structure. APZ requirements are determined by the Bushfire Attack Level and must be maintained by the property owner.

A public sale where buyers bid competitively. In Queensland, properties purchased at auction do not have a cooling-off period and contracts are unconditional from the moment the hammer falls.

The mandatory construction standards that apply to buildings based on their Bushfire Attack Level rating. Higher BAL ratings require progressively more stringent measures, including ember guards, metal window frames, sealed roof cavities, non-combustible cladding and toughened glass. These requirements are not optional and can add materially to construction costs. Buyers planning to build or extend in bushfire prone areas should obtain a BAL assessment and cost estimate before purchasing.

A designated space for mooring a vessel, either at a private pontoon or jetty, within a marina, or at a shared facility. In Noosa, berths at the Noosa Marina and along the river are sought after and can add significant value to a property or be purchased separately. A property advertised as having a berth may refer to a space at a shared facility rather than a private structure, always confirm the nature of the berth, any associated fees, and whether the right to use it transfers with the property.

A request from the selling agent for buyers to submit their strongest offer upfront. Buyers usually have only one opportunity to submit their price and conditions in a competitive situation.

A planning overlay that identifies land with significant biodiversity values including habitat for threatened species, wildlife corridors and areas of high ecological sensitivity. Common across the Noosa hinterland and areas adjoining national parks and state forests. Can restrict clearing, earthworks and development. Noosa Shire's commitment to environmental protection means biodiversity overlays are taken seriously in the assessment of development applications.

A privately constructed ramp providing vessel access from a property to a navigable waterway. Private boat ramps on tidal land require Tidal Works Approval from Maritime Safety Queensland and, where the works are assessable development, a development permit from the local government. In the Noosa region, private boat ramps are most commonly found on larger waterfront lots along the Noosa River and its tributaries. Buyers should confirm that any existing boat ramp has been properly approved and that approvals are current and transferable.

The governing body for units, townhouses or apartments in a community titles scheme. Manages common areas and levies ongoing fees. Always request a body corporate disclosure statement before purchase.

A short term loan used when buying a new property before selling an existing one. Typically more expensive than standard lending and carries risk if the existing property takes longer to sell than anticipated.

A professional inspection conducted before settlement to identify structural defects, safety issues, termite activity or damage. Most Queensland contracts include a building and pest condition allowing the buyer to renegotiate or withdraw if significant issues are found.

A licensed professional engaged to assess the structural condition of a property and identify evidence of pest activity, particularly termites. In Queensland, building inspectors must hold a QBCC licence and pest inspectors must hold a pest management licence. The two inspections are often conducted simultaneously and reported together, though they are technically separate assessments. A building and pest inspection is one of the most important steps in any property purchase and should always be conducted by an independent inspector engaged by the buyer, not recommended by the selling agent.

Approval confirming proposed building work complies with the National Construction Code. Required before construction begins and issued by a licensed building certifier.

The formal decision notice issued by the Assessment Manager — either the local council or a private certifier — approving assessable building work. The Building Approval Notice confirms that the proposed work complies with the Building Act 1975 and the National Construction Code, and sets out any conditions that must be met. It is the document that authorises construction to commence. Buyers of properties with recent construction or alterations should confirm that a Building Approval Notice was issued and that the work was completed in accordance with its conditions.

The licensed professional who assesses and approves building work against the NCC and local planning requirements. Also commonly known as a building surveyor, the two terms are used interchangeably in the industry. In Queensland, certifiers can be private or council-based. Relevant when assessing renovation potential or verifying previous building approvals.

The former name for the National Construction Code (NCC), still commonly referenced by builders, inspectors and certifiers. The two terms are largely interchangeable in practice.

A combined approval that incorporates both a development permit (for the planning aspects of development) and a building approval (for the building work aspects) into a single decision. Building Development Approvals are issued where a proposed development requires assessment under both the planning scheme and the Building Act 1975. In practice, most residential building work in Queensland involves separate building approvals rather than combined BDAs, but the term appears in planning documentation and historical approvals.

The three-dimensional space within which a dwelling or structure must be located on a lot, defined by setback requirements, height limits and site cover controls. The building envelope represents the outer limits of where and how large a building can be. Understanding the building envelope for a given lot is essential for buyers planning to build or significantly extend, as it directly determines what is achievable before any construction begins.

A designated line on a plan or in a planning scheme that establishes the minimum distance a building must be set back from a road boundary or other feature. Building lines are similar to setbacks but are sometimes applied as a specific condition of a development approval or as a registered covenant on title. A building line registered on title is binding on all future owners and cannot be varied without the consent of the relevant authority.

A situation where a structure — such as a wall, eave, deck, roof or outbuilding — is built on or across a property boundary line. Building over a boundary without the consent of the adjoining owner and, where required, a development approval is not permitted. In practice, building over boundary situations are discovered during survey or title searches and can create legal complications for both the property owner and the adjoining neighbour. Buyers should check for any structures that appear close to or on boundary lines and confirm their status through a survey or council records search.

Legacy forms of title used in older strata and community title schemes in Queensland, predating the Body Corporate and Community Management Act 1997. Building Unit Plans applied to multi-storey buildings where individual units were separately titled. Group Title Plans applied to groups of buildings, typically townhouses, on a single parcel. These titles are still encountered on older units and townhouses, particularly those built in the 1970s to 1990s. Buyers purchasing in older complexes should confirm the title type and understand any differences in governance and levy structures compared to modern community titles schemes.

A formal site-specific assessment carried out by an accredited bushfire consultant to determine the Bushfire Attack Level (BAL) for a particular property. Required before new building work in bushfire prone areas. The cost sits with the owner or applicant. The resulting BAL rating determines the construction standards that must be met, and can significantly affect build costs.

A rating system that measures the risk a building faces from bushfire, ranging from BAL-LOW through to BAL-12.5, BAL-19, BAL-29, BAL-40 and BAL-FZ (Flame Zone). Higher ratings require more stringent construction standards and can affect insurance costs and availability.

A Noosa Plan overlay that identifies land subject to bushfire risk under local planning rules. Distinct from the state-level Bushfire Prone Area mapping, both can apply simultaneously. Triggers additional assessment requirements for development applications and can constrain building design, siting and materials. Check the Noosa Plan interactive mapping before purchasing any hinterland or bushland-fringe property.

A plan that may be required for development in high-risk bushfire areas, outlining how bushfire risk will be identified and managed on a property. Required by some councils as part of the development approval process.

Land identified by the state government as being at risk from bushfire. Triggers additional planning and building requirements in Queensland. Properties in Noosa's hinterland, including Doonan, Tinbeerwah, Cooroibah and Black Mountain, are commonly affected.

A licensed property professional appointed exclusively by the buyer to act in their interest throughout the purchasing process. Also called a buyer's advocate, the two terms mean the same thing. A buyer's agent sources properties (including off-market), assesses value, conducts due diligence, negotiates on price and conditions, and manages the purchase from search to settlement. Their fee is paid by the buyer, not the seller, which means there is no conflict of interest with the vendor. In a market like Noosa where local knowledge, agent relationships and timing matter, independent buyer representation can be the difference between securing the right property at the right price and missing it entirely.

A licensed professional who surveys and confirms the legal boundaries of a property as recorded on title. A cadastral survey physically marks or verifies the corners and boundaries of a lot, and identifies any encroachments, boundary discrepancies or fencing that does not align with the legal title. Particularly important for acreage, hinterland and rural properties where boundary positions are unclear, where fencing has shifted over time, or where structures near the boundary need to be verified. In Noosa, where irregular lot shapes, sloping terrain and older surveys are common, a land survey before committing to purchase can prevent significant and costly disputes post-settlement. Typically costs $1,500–$3,000 depending on the property and complexity.

A legal notice placed on the title by someone claiming an interest in the property. A caveat prevents the property from being transferred or mortgaged until the claim is resolved.

A certificate issued under the Building Act 1975 confirming that a Class 2–9 building (such as an apartment, commercial or mixed use building) is classified for a particular use and may be occupied. Equivalent to the Form 11. For Class 1a residential dwellings, the equivalent document is the Form 21 Final Inspection Certificate. The Certificate of Classification confirms that the building complies with the approved plans and the National Construction Code and is fit for occupation in its designated classification.

A general term used to describe the formal certification that a building is complete and fit for occupation. In Queensland, this concept is captured by the Form 11 (Certificate of Classification) for Class 2–9 buildings, and the Form 21 (Final Inspection Certificate) for Class 1a residential dwellings. The term Certificate of Occupancy is widely used by buyers and in general conversation, though technically the applicable form depends on the building class. Buyers should confirm that the appropriate certificate has been issued for any residential dwelling before purchasing.

A Noosa Plan overlay applied to areas with recognised streetscape or neighbourhood character that council seeks to protect. Properties within a character overlay may face restrictions on demolition, significant renovation or new construction that would alter the established character of the area. Relevant for buyers purchasing older homes in established Noosa suburbs who intend to demolish and rebuild or undertake major alterations.

A planning overlay that identifies land subject to coastal hazards including storm tide inundation, coastal erosion and sea level rise. Applies to properties near Noosa's beaches, estuaries and foreshore areas. Can restrict development, require additional engineering assessment and affect insurance. Always check coastal hazard mapping when purchasing near the coast or Noosa River.

A category of assessable development that is assessed against the relevant codes in the planning scheme, without requiring public notification or community consultation. Code assessable development is generally considered lower impact and more straightforward to approve than impact assessable development. Assessment is against specific performance outcomes and acceptable outcomes in the applicable code. Most residential extensions, dual occupancies and minor development in established residential zones falls into this category.

A form of ownership where individual lots are held separately but share common property such as roads, shared facilities or open space. Common in estates, resorts and some residential developments in Noosa.

Recent sales of similar properties in the same area used to estimate market value. Reviewing comparable sales helps buyers determine whether an asking price or auction result is reasonable.

A type of assessment under the Planning Act 2016 (Qld) used for specific matters such as plan sealing for reconfiguration of a lot or subdivision. Compliance assessment is not a full development assessment — it confirms that a document, plan or other matter complies with specified standards or requirements. In a property purchase context, compliance assessment is most commonly encountered during the subdivision or titling process.

A state government agency that must be consulted during the development assessment process because the proposed development may affect matters within that agency's jurisdiction. Common concurrence agencies include the Department of Transport and Main Roads, the Department of Environment and Science and Queensland Urban Utilities. A concurrence agency can impose conditions on a development approval. Buyers of development sites should be aware that state agency referrals can significantly influence approval conditions and timelines.

Additional terms included in a property contract beyond the standard clauses. These may include finance approval, building and pest inspections, due diligence periods or the sale of another property.

The legally binding agreement between buyer and seller. Always have a solicitor or conveyancer review this before signing, not after.

A licensed professional who manages the legal and administrative steps involved in transferring property ownership from seller to buyer. In Queensland, conveyancing is commonly handled by either a licensed conveyancer or a solicitor. Core tasks include reviewing the contract of sale, conducting searches, liaising with the lender, preparing transfer documents and coordinating settlement. It is strongly recommended to engage a conveyancer or solicitor before signing the contract, not after. Contract review at the offer stage can identify unfavourable terms before they become binding.

In Queensland, buyers of residential property have a 5-business-day cooling off period after signing a contract. A penalty of 0.25% of the purchase price applies if you withdraw during this period. Properties purchased at auction have no cooling off period.

A legal restriction placed on a property title that limits how the land can be used or developed. Common in new estates where developers impose building or design guidelines.

The NCC building classification for a single dwelling house or one of a group of attached dwellings. Useful to know when reviewing building approvals or verifying permitted uses under the planning scheme.

The NCC classification for a non-habitable building, including garages, carports, sheds, farm buildings and private bushfire shelters. A Class 10a structure cannot legally be used as a dwelling or place of accommodation. This is commonly misunderstood on rural and hinterland properties where a shed, cabin or converted outbuilding may appear liveable but has never been approved for habitation. Always check the building approval classification of any structure before assuming it can be used, or marketed, as accommodation.

The NCC classification for structures that are not buildings in the traditional sense, including fences, retaining walls, masts, antennas, flagpoles and swimming pools. Relevant to buyers because pool safety compliance, retaining walls near boundaries and fencing can all be subject to building approval requirements. A swimming pool on a property requires both a building approval (as a Class 10b structure) and a current pool safety certificate.

The NCC classification for a boarding house, guest house or hostel, or a dwelling used for short-stay accommodation with more than 4 guests. Relevant in Noosa where short-stay zoning and building classification are common buyer considerations.

The NCC building classification for a multi-unit residential building where people live in separate dwellings above each other, typically apartments and flats. Each individual apartment is a separate lot, but the building itself is classified Class 2. Relevant when reviewing building approvals or body corporate records for unit purchases in Noosa.

Under the National Construction Code, Classes 3 through 9 cover a broad range of non-residential and higher density buildings. Class 3 covers residential buildings used by unrelated people, such as boarding houses, hostels and backpacker accommodation. Classes 4 and 5 cover sole-occupancy dwellings within commercial buildings and general office buildings respectively. Class 6 is retail, Class 7 is car parks and warehouses, and Class 8 is factories and laboratories. Class 9 covers public-use facilities: Class 9a is healthcare buildings including hospitals, Class 9b is assembly buildings such as schools, theatres and sports facilities, and Class 9c is aged care buildings. For Noosa buyers, the most commonly relevant distinction is Class 1a (standard house), Class 1b (small guesthouses), Class 2 (apartments), and Class 9 where a property has any community or commercial use.

The number of days a property has been publicly listed for sale. Days on market is a useful indicator of buyer demand and pricing — properties that sell quickly typically reflect strong demand or competitive pricing, while properties with high days on market may indicate pricing above market value, property-specific issues or limited buyer demand at that price point. In Noosa, days on market can vary significantly between suburbs and property types. When researching comparable sales, comparing days on market alongside sale price gives a more complete picture of market conditions.

A lending metric that measures a borrower's total debt obligations relative to their gross income. Expressed as a multiple — for example, a DTI of 6 means total debts are six times annual income. Australian regulators and lenders use DTI as one measure of borrowing risk. Higher DTI ratios can limit borrowing capacity or result in more restrictive loan conditions. Buyers with significant existing debts should discuss DTI with their mortgage broker as part of assessing their borrowing position.

A building solution that meets the NCC by following its prescriptive requirements. The alternative is a Performance Solution, which achieves the same outcome through a different method assessed by a certifier.

The depth of water required at low tide to safely accommodate a vessel without grounding. Draft depth is a critical consideration for buyers with larger vessels or yachts, as many canals, rivers and waterways in the Noosa region are shallow in parts — particularly at low tide. Before purchasing a waterfront property with the intention to berth a vessel, buyers should verify the water depth at the mooring location at low tide and confirm it is sufficient for their specific vessel. The Noosa River, Lake Weyba and the North Shore waterways all vary in depth, and local knowledge is invaluable.

The ability to access navigable water from a property regardless of tide. A property with deep water access can accommodate larger vessels at all times, which is a significant premium feature in Noosa's waterfront market. Not all waterfront properties have deep water access, some canal and river frontages become too shallow at low tide for anything but a small dinghy. Buyers purchasing with a specific vessel in mind should confirm water depth and tidal range at the property's frontage before purchasing.

The area around a property that can be managed to give firefighters or occupants a reasonable chance of defending the structure during a bushfire. Includes the Asset Protection Zone and Inner Protection Area.

The flood level used by council to set minimum floor heights for new buildings. Properties in flood-affected areas must build their habitable floor above this level. The DFL is determined by flood modelling and varies by location.

The upfront payment made when signing the contract, usually 5–10% of the purchase price in Queensland. This is held in a trust account (usually by the selling agent) until settlement.

In some contracts, the seller may request early access to the buyer's deposit before settlement. Buyers should seek legal advice before agreeing, as the funds may be harder to recover if the contract falls through.

Approval from council required before most building work or changes to land use. Separate from a building approval. Checking existing DAs on a property can reveal what has been approved, refused or conditioned in the past.

The formal approval issued by a local government or referral agency that authorises assessable development to be carried out. A development permit sets out the conditions under which development may proceed and specifies any requirements that must be met. Development permits are generally tied to the land rather than the owner, meaning they transfer with the property. Buyers of development sites should review any existing development permits carefully, including conditions, currency periods and any infrastructure charges notices attached.

The capacity of a property to accommodate additional or alternative development beyond its current use, based on its zoning, lot size, overlays and planning scheme requirements. Development potential may include the ability to subdivide, build a secondary dwelling, add additional units, change the use or redevelop entirely. Buyers purchasing with development potential in mind should have the specific potential assessed by a town planner before purchasing, as what appears possible in principle may be constrained by overlay requirements, minimum lot sizes, infrastructure charges or site-specific limitations.

A development where two separate dwellings are built on a single lot, either attached (duplex) or detached. Common as a strategy to maximise land use or generate rental income from a granny flat or secondary dwelling. Whether dual occupancy is permitted depends on the zone and lot size under the applicable planning scheme. In Noosa Shire, secondary dwellings are permitted in some residential zones subject to minimum lot size, setback and infrastructure requirements. Always confirm with the planning scheme before purchasing with dual occupancy intent.

The investigation period where buyers confirm the property meets their expectations before the contract becomes unconditional. This typically includes finance approval, building and pest inspections, title searches, council checks and reviewing body corporate records.

A right held by a third party to use part of the land for a specific purpose, such as a drainage easement or access easement. Shown on the title and can affect what you can build or do on that portion of land.

The digital platform used in Queensland (and nationally) for completing property settlements electronically. PEXA (Property Exchange Australia) allows solicitors, conveyancers and financial institutions to exchange documents and funds digitally at settlement, replacing much of the traditional paper-based process. Most Queensland property settlements now occur through PEXA. Buyers should be aware that their solicitor or conveyancer will typically use PEXA, and that settlement occurs electronically rather than at a physical location. Settlement proceeds are disbursed digitally, and title transfer is registered electronically with the Queensland Titles Registry.

The most common way buildings are lost in bushfire, burning embers carried by wind can ignite homes well ahead of the fire front. Construction standards address ember attack through requirements for ember guards, sealed gaps and non-combustible materials.

Structures, fences, buildings or vegetation that extend beyond a property's legal boundary and into a neighbouring property, a road reserve or public land. Encroachments are identified through a cadastral survey and can affect the value, use and future development potential of a property. They can also create legal liability for the property owner. Common encroachments include fences built on the wrong alignment, overhanging eaves, retaining walls and outbuildings. Buyers of properties with boundary-sensitive structures should consider commissioning a survey to confirm boundary positions before purchasing.

Any legal claim or restriction attached to a property's title, including easements, covenants, caveats or mortgages. These may limit how the land can be used or transferred.

A formal notice issued by a local government under the Planning Act 2016 requiring the recipient to remedy a breach of the planning scheme or a development approval. An Enforcement Notice may require the removal of an unapproved structure, cessation of an unlawful use, or rectification of non-compliant works within a specified timeframe. Failure to comply with an Enforcement Notice can result in significant penalties and council-ordered works at the owner's expense. Buyers should conduct a council search during due diligence to confirm whether any Enforcement Notices have been issued against the property.

A planning overlay that identifies land with significant ecological, biodiversity or environmental values, including koala habitat, waterway corridors, wetlands and remnant vegetation. Properties subject to an environmental overlay may face restrictions on clearing, earthworks and development. Common across much of the Noosa hinterland and areas near the Noosa River system. Check the Noosa Plan interactive map before purchasing land with development or clearing intentions.

Land identified as being at risk from coastal or riverine erosion. In Noosa, erosion prone areas are common along beachfronts, dune systems, headlands and the Noosa River foreshore. Building setbacks, restrictions on coastal protection works and development constraints apply. Always check whether a property falls within an erosion prone area before purchasing near the coast or river.

The moment when both buyer and seller have signed the contract and the other party has been notified, making it legally binding. In Queensland there is no formal exchange ceremony as in some other states, the contract is binding once both parties have signed and notification has occurred. The cooling off period begins from this point for private treaty sales.

A designated area of common property in a community titles scheme, or an area of leased public or tidal land, set aside for the exclusive use of a particular lot owner. In the context of waterfront and canal properties, exclusive use areas are commonly applied to pontoons and jetties located on public or inundated land adjoining a property. The rights, obligations and maintenance responsibilities for an exclusive use area should be clearly documented in the body corporate by-laws or a lease agreement. Buyers should confirm the terms of any exclusive use area before purchasing, particularly in relation to ongoing costs, renewal rights and transferability.

Development that is entirely exempt from the planning scheme and does not require any form of development approval. Exempt development is typically minor in nature — such as small sheds, garden structures or internal works that do not affect the building's envelope. The list of exempt development varies by council area and is set out in the planning scheme or state regulations. Buyers should not assume that all minor works fall into this category — always check before carrying out any building or site works.

A legal protection that allows a use or development to continue even though it no longer complies with the current planning scheme, provided it was lawfully established under the rules that applied at the time. In Queensland, existing use rights are protected under the Planning Act 2016. They do not automatically transfer to a new owner in all circumstances and can be lost if the use ceases for an extended period. Buyers purchasing a property with a non-conforming use — such as a commercial activity in a residential zone or a short-stay operation in an area now restricted — should seek legal advice on the status and transferability of any existing use rights before purchasing.

A sale method where buyers submit written offers by a specified closing date. The seller reviews all offers and chooses whether to negotiate with one or more buyers. Common for premium properties in Noosa.

A method of sale where buyers submit written offers by a specified closing date, without a fixed asking price. Expressions of Interest campaigns are commonly used for premium, unique or development properties where the market value is difficult to determine or where the vendor wishes to test the market. Unlike an auction, EOI campaigns are not subject to the same public bidding process, and the vendor is not obligated to accept any offer received. Buyers participating in an EOI campaign should seek legal advice before submitting an offer, as conditions and terms vary significantly between campaigns.

A condition in the contract that allows the buyer to withdraw if finance is not formally approved by a set date. Pre-approval is not the same as formal approval, always have a finance clause in your contract until approval is confirmed.

Queensland offers transfer duty concessions and grants for eligible first home buyers. The First Home Concession provides a full or partial exemption from transfer duty on properties valued up to a specified threshold. The First Home Owner Grant (FHOG) provides a cash grant for eligible new home purchases. Thresholds, eligibility criteria and grant amounts are set by the Queensland Revenue Office and updated periodically. Buyers purchasing their first home in Noosa should check current thresholds, as median prices in some suburbs exceed eligibility limits. Always confirm current concession thresholds with the Queensland Revenue Office or your solicitor before proceeding.

The highest Bushfire Attack Level, where direct flame contact with a structure is considered possible. Extremely stringent construction requirements apply and some insurers will not cover properties in this zone. Always check BAL rating before purchasing in bushfire prone areas.

Whether a property's habitable floor level sits above the Defined Flood Level. A property described as having flood immunity has its floor built above the DFL, reducing risk and typically making it easier to insure and finance.

A planning overlay that identifies land subject to flood risk. In Noosa, flood overlays affect parts of Noosaville, Tewantin, Cooroy and some hinterland areas. Properties affected by a flood overlay may face restrictions on building height, floor levels and use.

A design approach for buildings and structures that minimises flood damage and allows for faster recovery after a flood event. Flood resilient design principles include elevating habitable floor levels above defined flood levels, using flood-compatible materials in lower areas, designing for easy clean-up, and ensuring critical services are located above flood levels. In the Noosa region, flood resilient design is increasingly relevant for properties in flood-affected areas and may be required as a condition of development approval. Buyers of flood-affected properties should understand what flood resilient design measures are in place or required.

An additional transfer duty surcharge payable by foreign persons acquiring residential property in Queensland. As at 2026, the surcharge is 8% of the dutiable value, applied on top of standard transfer duty. Foreign persons include non-residents and certain visa holders. Temporary residents on some visa categories may be exempt. The surcharge applies to both direct purchases and indirect acquisitions through trusts and companies. Buyers who are not Australian citizens or permanent residents should seek specific advice from a Queensland solicitor before entering into a contract.

The area of land between the high water mark and the low water mark of a tidal waterway. In Queensland, the foreshore is Crown land — it is owned by the state, not by the adjoining private landowner. Buyers of ocean-front, river-front and estuarine properties in Noosa should understand that their title does not extend below the high water mark. Any structures built on or over the foreshore — including pontoons, jetties and boat ramps — are located on Crown land and require separate approval from the state. The foreshore cannot be fenced off or treated as private land.

Issued by the building certifier upon completion of a Class 2–9 building (including apartments and commercial buildings) to confirm all work complies with the building approval. The equivalent document for a standard residential dwelling (Class 1a) is the Form 21 Final Inspection Certificate. Buyers purchasing apartments or units in a new development should confirm the Form 11 has been issued before settlement.

Issued by a competent person, such as a structural engineer or specialist certifier, to certify that a specific technical aspect of building work complies with the approval. Common aspects include glazing, structural steel and specialist engineering elements. For buyers, Form 12 certificates in a property's records indicate that specialist work was independently verified during construction.

Issued by an engineer or building designer to certify that a design or structural specification complies with the NCC and relevant standards. Typically provided before construction starts. For buyers of new or recently built properties, Form 15 certificates in the records indicate that the design was independently certified before work commenced.

Issued by a building certifier or competent person to certify that a stage of construction, such as footings, slab or frame, has been inspected and complies with the building approval. A property with complete Form 16 records indicates each construction stage was properly signed off. Missing stage certificates on a recently built property can be a red flag worth investigating.

Issued by a licensed pool safety inspector to certify that a swimming pool's fencing and barrier meets Queensland's pool safety standard. Required to be provided to buyers as part of any property sale that includes a pool. A Form 17 must be current, an expired certificate means the pool has not been recently inspected and the safety barrier may not comply.

A statutory disclosure document that Queensland sellers must provide to buyers before or at the time of signing a contract. The Form 2 is one of the most important documents in a Queensland property transaction. It discloses known material facts about the property including outstanding charges, drainage and sewerage notices, contaminated land notices, heritage listing, body corporate levies and any orders or requirements affecting the property. Buyers should read it carefully before signing. If a Form 2 is not provided at all, or contains a serious omission or misrepresentation, the buyer may have grounds to terminate the contract or seek compensation. A conveyancer or solicitor can identify any items in the Form 2 that warrant further investigation.

Issued by the building certifier upon completion of a residential dwelling to confirm all work has been inspected and complies with the building approval. The Form 21 marks the formal end of the building approval process for Class 1a and 1b buildings. Buyers of newly built homes should always confirm the Form 21 has been issued before settlement, without it, the building approval process is technically incomplete.

Issued by a QBCC-licensed contractor to certify that specialised trade work complies with the building approval. Common examples include waterproofing, termite protection, fire systems and certain mechanical installations. For Noosa buyers of new or recently renovated properties, Form 43 certificates provide evidence that licensed specialists certified their own work, an important layer of compliance documentation.

The Queensland statutory agreement used to formally appoint a real estate agent. When signed by a seller, it appoints the selling agent and sets out the agent's authority, commission structure, marketing obligations and appointment period. Importantly, buyer's agents also operate under a Form 6, but one signed exclusively by the buyer. This is a meaningful distinction: a selling agent's Form 6 binds them to act in the seller's interest, while a buyer's agent's Form 6 binds them to act solely in the buyer's interest. If you are engaging a buyer's agent, you will be asked to sign a Form 6 before they can act on your behalf. Always read it carefully and clarify the fee structure, scope of service and any exclusivity period before signing.

Outright ownership of land and any structures on it, registered on the Queensland title register. The owner holds the land indefinitely with no obligation to pay ground rent or lease fees to a superior landowner. Freehold is the most common and most secure form of land ownership in Queensland. Torrens Title is the system used to record and transfer freehold ownership. Distinguished from leasehold title, where the land is owned by a third party and the occupant holds a long term lease.

When a seller accepts a higher offer from another buyer after having already verbally agreed to sell to someone else. In Queensland, no binding contract exists until both parties have signed, meaning a seller can legally accept another offer right up until exchange. Gazumping is legal but considered poor practice. Having your offer accepted in writing and moving quickly to a signed contract is the best protection against it.

When a buyer drops their offer price at the last minute, typically just before contracts are signed, knowing the seller has few alternatives. More common in slower markets where the seller may already be committed to another purchase. Considered poor practice and damaging to the negotiation relationship. Ethical buyer advocacy focuses on fair negotiation, not pressure tactics.

The minimum height a floor must be above the Defined Flood Level to be considered liveable under council planning rules. Non-habitable areas such as garages or storage may be permitted at a lower level, but bedrooms, living areas and kitchens must meet the habitable floor level requirement.

The maximum building height permitted under the planning scheme for a given zone or location. Height limits in Noosa are strictly enforced and vary by zone. Low Density Residential areas typically have lower limits than commercial or mixed-use zones. Specific areas such as Noosa Heads and Hastings Street have particularly stringent height controls to preserve view corridors and the low-rise coastal character. Always check the applicable height limit before purchasing with plans to build upwards or add a second storey.

A planning overlay that identifies places of cultural heritage significance — including buildings, structures, sites and landscapes — and applies specific requirements to development affecting those places. In the Noosa Planning Scheme, the Heritage Overlay aims to protect the heritage values of identified places. Development affecting a heritage-listed property or its setting may require development approval regardless of whether it would otherwise be accepted development. Buyers of heritage-listed properties should understand what constraints apply before purchasing, particularly if they intend to renovate, extend or demolish any part of the property.

The boundary line that defines the landward edge of Crown tidal land and, in most cases, the seaward boundary of a waterfront property title in Queensland. Properties fronting tidal waterways — including the ocean, the Noosa River, tidal canals and estuaries — typically have their lot boundary defined by the high water mark rather than a fixed line. This means the legal boundary of the property can shift over time as a result of natural erosion or accretion of the shoreline. Buyers of tidal waterfront properties should understand the implications of a moving boundary, particularly in erosion-prone areas where the lot may effectively shrink over time.

A business activity carried out from a residential property by a resident of that property. Under the Noosa Planning Scheme, home-based business is a defined use with specific requirements relating to the scale of the activity, the number of employees, signage, client visits and the preservation of the residential character of the property. Some forms of home-based business are accepted development; others may require approval. Buyers intending to operate a business from their home should confirm what is permissible under the applicable zone and whether any approval is required before purchasing.

A form of short-stay accommodation where the owner or permanent resident hosts guests within their primary place of residence. Distinct from full short-stay accommodation in that the host must reside on the property during the stay. Under the Noosa Planning Scheme, home-hosted accommodation is often code-assessable rather than requiring a full Material Change of Use approval, provided it meets specific criteria — including that the host is a permanent resident, guest numbers are limited and the residential character of the property is maintained. Buyers considering operating a B&B style arrangement should confirm applicable criteria under the planning scheme before purchase.

Building work carried out without the required approval, or work that does not comply with approved plans or the Building Act 1975. While the technical term is unapproved building work, illegal building work is the term most commonly used in general conversation. It includes structures built without a building approval, works that deviated from approved plans and structures where a final inspection certificate was never obtained. Illegal building work becomes the buyer's responsibility at settlement. It can affect insurance, future approvals and resale, and may need to be rectified or retrospectively approved at significant cost.

The highest category of assessable development, requiring public notification and the opportunity for third-party submissions as part of the assessment process. Impact assessable development is typically reserved for higher-impact proposals — such as major subdivisions, commercial development in residential zones, or uses that are not contemplated by the planning scheme. The assessment process is more complex and time-consuming than code assessment, and outcomes are less certain. Buyers considering development that falls into this category should seek planning advice before purchasing.

What is and isn't included in the sale. Fixtures (items permanently attached, such as light fittings and built-in wardrobes) are generally included unless specifically excluded. Chattels (moveable items such as appliances or furniture) are excluded unless specifically listed. Always check the contract carefully.

A formal agreement between a developer or property owner and a local government relating to the provision or funding of trunk infrastructure — such as roads, water supply, sewerage, drainage or parks — beyond what is covered by standard infrastructure charges. Infrastructure Agreements are negotiated where development triggers infrastructure requirements that are not addressed by the standard charges resolution. They are most commonly encountered for larger developments or sites with unusual infrastructure needs. Buyers of development sites should check whether any Infrastructure Agreement is in place and understand the obligations it creates.

Contributions levied by local government on new development to fund public infrastructure — including roads, water supply, sewerage, stormwater drainage and open space. In Queensland, infrastructure charges are calculated using a council-adopted charges resolution and are typically triggered by new builds, extensions adding additional bedrooms or bathrooms, and subdivision. In Noosa Shire, infrastructure charges can add $20,000 to $60,000 or more to the cost of a new home or subdivision, depending on the type and scale of development. Buyers intending to subdivide, build or significantly extend a property should request a charges estimate from council during due diligence.

The zone immediately around a building, typically within 10 metres, where fuel loads such as leaf litter, bark and long grass must be kept low. Part of the defendable space strategy around a property in a bushfire prone area.

A licensed professional who sources and arranges insurance cover on behalf of the buyer, accessing policies from multiple insurers rather than representing a single provider. For property buyers in Noosa, engaging an insurance broker is particularly valuable when purchasing in flood-affected, bushfire prone or coastal hazard areas, where standard online quotes may be inaccurate, unavailable or subject to significant exclusions. Building insurance should be arranged from the point the contract goes unconditional, not at settlement, the buyer bears the risk of loss or damage from that point.

An overlay under the Noosa Planning Scheme and state vegetation mapping that identifies land supporting koala habitat or koala movement corridors. Properties within the Koala Conservation Overlay are subject to constraints on vegetation clearing, fencing design, pool and dam siting and certain development activities. The overlay is most commonly encountered in hinterland suburbs including Black Mountain, Doonan, Verrierdale, Lake Macdonald and parts of Tewantin and Noosaville. Buyers of hinterland properties should check whether the overlay applies and understand the constraints before purchasing, particularly if they intend to clear vegetation, install fencing or build new structures near bushland.

A Queensland state government tax levied on investment properties where the total taxable value of land exceeds a set threshold. Principal places of residence are generally exempt. Seek advice from an accountant before purchasing an investment property.

A use of land or a building that has been lawfully established — either because it was approved by development permit, it was accepted development at the time it commenced, or it pre-dates the requirement for approval. The lawful use of a property is an important consideration in due diligence, particularly for properties with a history of commercial, short-stay or mixed activity. A use that appears to be operating does not necessarily mean it is lawfully established. Buyers should confirm the lawful use status of any non-standard activity through a planning search or advice from a town planner.

Insurance charged by lenders when a buyer borrows more than 80% of the property's value. LMI protects the lender, not the buyer, if the loan defaults. It can add tens of thousands of dollars to the cost of a purchase.

Your loan amount expressed as a percentage of the property's value. An LVR above 80% typically triggers Lenders Mortgage Insurance. A lower LVR generally means better interest rates and a stronger borrowing position.

The legal description of a property as recorded on title, for example, Lot 42 on RP123456. Used to identify properties precisely in contracts, title searches and planning documents.

A general term for any structure that provides vessel access from a property to a navigable waterway, including pontoons, jetties, boat ramps, gangways, piles and floating platforms. Marine access structures on tidal land require Tidal Works Approval from Maritime Safety Queensland and, where assessable development is involved, a development permit from the local government. In Noosa, marine access structures are a significant value driver for waterfront properties and are closely scrutinised by buyers of luxury river and canal properties. Approvals, licences and maintenance obligations should all be verified during due diligence.

The Queensland state government body that regulates structures on tidal waterways, including pontoons and private jetties. MSQ issues waterway licences for the installation and ongoing use of waterfront structures. Buyers purchasing waterfront properties in Noosa Waters, along the Noosa River or on tidal canals should confirm that any existing pontoon or jetty has a current MSQ waterway licence, and understand the process for transferring or reapplying for that licence at settlement.

A formal development approval required when changing how land or a building is used, for example, converting a house to a short-stay accommodation business, or changing a commercial tenancy to a different use class. An MCU application is assessed against the planning scheme and involves a council decision process. Buyers planning to change the use of a property after purchase should confirm whether an MCU is required before committing.

Environmental values protected under the Environment Protection and Biodiversity Conservation Act 1999 (Cth) that trigger a requirement for federal government assessment and approval. MNES include threatened species and ecological communities, migratory species, wetlands of international importance, Commonwealth marine areas and world heritage properties. Development that is likely to have a significant impact on MNES requires referral to the federal Department of Climate Change, Energy, the Environment and Water, regardless of whether state or local government approval is also required. Buyers of rural, coastal or hinterland properties should check whether any MNES values are present on or near the site.

Environmental values identified under Queensland state legislation that must be considered in land use planning and development assessment. MSES include regulated vegetation, wetlands, waterways, fish habitat areas, biodiversity corridors, koala habitat and other ecological features protected under state environmental law. Development that may affect MSES may require referral to the relevant state agency and can trigger additional assessment requirements or conditions. In the Noosa region, MSES mapping is relevant for many hinterland, coastal and waterfront properties. Buyers should check MSES mapping through the Queensland Globe and relevant state agency mapping tools.

The smallest lot area permitted under the planning scheme for a given zone. Relevant when assessing subdivision potential, a property must generally meet or exceed the minimum lot size for each new lot created. Minimum lot sizes vary across Noosa zones and are set out in the Noosa Plan. A large property does not automatically mean it can be subdivided, always check the applicable minimum lot size for the zone before purchasing with subdivision in mind.

Low-impact building work that, depending on its nature and scale, may not require a building approval or may qualify as accepted development under the planning scheme. The definition of minor building work varies depending on the applicable state regulation and local planning scheme. Common examples include small sheds under a certain floor area, non-structural internal alterations and minor repairs. Buyers carrying out work described as minor building work should still confirm the applicable requirements, as the threshold for what qualifies varies and some works that appear minor still require inspection or certification.

A permanent anchor point in a waterway to which a vessel is secured, as an alternative to anchoring. In Queensland, placing a mooring on a tidal waterway requires approval from Maritime Safety Queensland. On the Noosa River and Lake Weyba, moorings are regulated and the number of permitted moorings is limited. A property advertised as having a mooring should be verified, confirm the mooring has a current MSQ approval and that the approval is transferable to the new owner.

A licensed credit adviser who sources and arranges home loans on behalf of borrowers, accessing products from a panel of lenders rather than representing a single bank. A mortgage broker assesses your borrowing capacity, recommends suitable loan structures and manages the application process through to formal approval. In Queensland, mortgage brokers are nationally licensed through ASIC and are required to act in the best interests of the borrower under responsible lending obligations. Engaging a broker before you begin inspecting seriously allows you to understand your borrowing capacity, pre-approval status and the distinction between pre-approval and formal approval, which is critical when buying at auction or in competitive markets.

When several buyers submit offers on the same property at the same time. The selling agent may ask all interested parties to submit their best and final offer, often without revealing competing prices.

Building work that is not subject to assessment under the Building Act 1975 — typically very minor, low-risk work that does not affect structural integrity, fire safety or public amenity. This category should not be confused with accepted development under the planning scheme, as both planning and building approvals are separate systems with different thresholds. Work that does not require a building approval may still require a development permit under the planning scheme, and vice versa. Always check both systems independently when assessing whether any proposed work requires approval.

The primary technical standard for the design and construction of buildings in Australia, formerly known as the Building Code of Australia (BCA). Sets minimum requirements for structural integrity, fire safety, energy efficiency and habitability. Relevant when assessing renovation potential, building approvals and construction quality.

A body of water that is sufficiently deep and clear of obstructions to allow safe passage of vessels. The navigability of a waterway is a critical factor in assessing the utility of a waterfront property for boating, mooring or pontoon use. In the Noosa region, navigability varies significantly between waterways — the Noosa River main channel is navigable for most recreational vessels, while some canals, side channels and tributary waterways are shallow and may only be suitable for small craft at certain tidal states. Buyers intending to moor a vessel at a waterfront property should verify navigability at the specific location, including water depth at low tide.

A waterfront property where the land transitions directly to the water without a significant drop-off, steep bank or retaining wall. No-bank waterfront is highly desirable in the luxury waterfront market because it provides easy, level access to the water for swimming, fishing, launching kayaks and operating pontoons. Properties with a steep bank, rock wall or significant height differential between the land and water level have limited practical water access despite technically being waterfront. In Noosa, no-bank waterfront properties on the river and canals command a premium. Buyers should assess the nature of water access physically, not just from photographs.

A use of land or buildings that was lawfully established under a previous planning scheme but no longer conforms to the current planning scheme requirements. Also referred to as a pre-existing use right or existing use right. A non-conforming use may continue, but its ongoing operation can be subject to limitations — including restrictions on expansion, intensification or re-establishment if it ceases. Buyers relying on a non-conforming use for income or lifestyle purposes should obtain legal advice on the extent and durability of those rights before purchasing.

A contract to purchase a property that has not yet been constructed, based on plans, renders and a specification document. The buyer commits to the purchase price at signing but does not settle until construction is complete — which may be 12 to 36 months later. Key risks include: the lender valuing the completed property at settlement (which may be below the contract price if the market has fallen), builder insolvency before completion, changes to specifications during construction and sunset clause risks. In Noosa, off the plan purchases are more common in unit and townhouse developments. Contract review by a solicitor before signing is essential. See also: Sunset Clause.

A property that is available for sale but not publicly advertised on major property portals. Buyers agents often access these opportunities through agent networks, developer relationships and private seller enquiries.

A transaction account linked to your home loan where the balance reduces the interest charged on the loan. For example, a $500,000 loan with a $50,000 offset account means you only pay interest on $450,000.

A category of development under the Planning Act 2016 (Qld) that relates to works on land — such as earthworks, vegetation clearing, road construction, drainage works and utility installation. Operational work may be assessable or accepted development depending on its nature and location. In the Noosa region, operational work involving vegetation clearing is commonly subject to assessment requirements, particularly in areas with environmental or vegetation overlays. Buyers planning significant earthworks, landscaping or clearing should confirm whether the works constitute operational work requiring approval.

Operational work that involves structures on or over tidal land — including pontoons, jetties, boat ramps, rock walls, revetments and other waterfront structures. In Queensland, tidal operational work requires both a development permit from the local government (where it is assessable development) and approval from Maritime Safety Queensland in the form of a Tidal Works Approval or Waterway Licence. In the Noosa region, where waterfront properties on the Noosa River, Lake Weyba and tidal canals are common, buyers should confirm that any existing tidal operational work has been properly approved and that approvals are transferable. Unapproved tidal structures can be costly to regularise and may be required to be removed.

Stormwater runoff that flows across land rather than through drainage infrastructure. Can affect properties well away from rivers or creeks and is a separate flood risk to riverine flooding. Common in parts of Noosa's hinterland during heavy rainfall events.

A layer of the planning scheme that applies additional requirements to specific areas of land, over and above the base zone requirements. Overlays identify areas with particular sensitivities or constraints — such as flood risk, bushfire hazard, coastal erosion, biodiversity, heritage or character — and impose additional assessment triggers or development standards in those areas. A single property can be subject to multiple overlays simultaneously. In the Noosa region, overlay mapping is detailed and can significantly affect what can be built and how. Always check all applicable overlays for a specific property address before purchasing.

A planning scheme code that sets out the specific performance outcomes and acceptable outcomes that apply to development within a particular overlay area. Where an overlay applies to a property, the relevant overlay code must be satisfied as part of any development assessment. Overlay codes address matters such as flood immunity levels, bushfire attack level requirements, setbacks from coastal hazard areas and biodiversity protection measures. Understanding which overlay codes apply to a property is an important part of assessing its development potential and construction costs.

A person who constructs or renovates a residential property themselves rather than engaging a licensed builder. Owner builders in Queensland must obtain an owner builder permit from the QBCC for projects over a certain value, but they are not subject to the same licensing, training and oversight requirements as registered builders. Importantly, properties built by owner builders are not covered by QBCC Home Warranty Insurance — the insurance that protects buyers of homes built by licensed builders against structural defects and incomplete work. A title search will reveal whether a property was built by an owner builder. If so, buyers should factor in the absence of warranty coverage and the unknown quality of the works when assessing the property. A thorough building and pest inspection is particularly important in this situation.

The outcome when a property offered at auction does not reach the reserve price and is not sold to any bidder. When a property is passed in, the highest bidder typically has the right to negotiate with the vendor immediately after the auction before the property is offered to other parties. Being passed in does not mean the property cannot be sold — many properties pass in and are subsequently sold through negotiation. In Queensland, where auctions are unconditional, buyers who successfully bid above the reserve are immediately bound to the contract with no cooling off period.

A statement in a planning scheme code that describes the outcome a development must achieve to comply with the code, expressed as an objective rather than a prescriptive standard. Performance Outcomes are paired with Acceptable Outcomes — if the Acceptable Outcome is met, the Performance Outcome is deemed satisfied. If the development does not meet the Acceptable Outcome, it can still comply by demonstrating it achieves the Performance Outcome through an alternative solution. Performance Outcomes give assessors flexibility to approve development that achieves the same planning intent through different means.

An alternative building solution that achieves the same safety and amenity outcomes as the NCC's prescriptive requirements, but through a different method. Assessed and approved by a licensed building certifier. Common for unusual builds or heritage-affected properties.

The risk that the planning controls applying to a property — including zoning, overlays, codes and state planning policies — will prevent, restrict or add cost to a buyer's intended use or development. Planning risk is relevant wherever a buyer's plans for a property depend on obtaining a development approval or rely on an assumed use being permissible. Common planning risks in Noosa include overlay constraints limiting construction, short-stay accommodation restrictions, minimum lot sizes preventing subdivision and environmental protections restricting clearing. Buyers should assess planning risk through a town planner or planning search before purchasing with any development or use intent.

The statutory document prepared by a local government that sets out the rules for land use and development within its local government area. In Queensland, planning schemes are prepared under the Planning Act 2016. The Noosa Planning Scheme applies to all land within Noosa Shire, while the Sunshine Coast Planning Scheme applies to surrounding areas. The planning scheme contains the zoning map, overlay maps, zone codes, overlay codes and use definitions that determine what can be built and how on any given property. It is the primary reference for planning due diligence.

A floating platform attached to the bank or seawall of a waterfront property, used for boat mooring and water access. Common on Noosa River, Noosa Waters canals and Lake Weyba frontages. A pontoon on a tidal waterway requires a current waterway licence from Maritime Safety Queensland (MSQ). Critically, this licence is issued to a person, not the property, and does not automatically transfer to a new owner at settlement. Buyers purchasing a waterfront property with a pontoon should confirm the licence status and factor the reapplication process into their due diligence. Council approval may also be required separately.

A certificate issued by a licensed pool safety inspector confirming that a swimming pool or spa meets Queensland pool safety standards under the Building Act 1975. A valid pool safety certificate is required when selling or leasing a property with a pool. Buyers should receive a current pool safety certificate at or before settlement. If the certificate is not current, a new inspection is required. In Queensland, pool safety certificates are valid for two years for properties being sold. Buyers should confirm the certification status of any pool during due diligence. Note that Form 17 is the Pool Safety Inspection Certificate issued by the inspector as part of this process.

An indication from a lender of how much you may be able to borrow, based on preliminary financial checks. Pre-approval is not a guarantee of finance and should not replace a finance clause in a contract.

A type of development approval that sets the framework for future development on a site without approving the specific development itself. A Preliminary Approval can override the planning scheme for the site, establish the assessment benchmarks for subsequent development applications and define what uses and development may occur. Preliminary Approvals are most commonly used for larger or staged developments. They can significantly affect the development potential of a site — positively or negatively — and buyers of development sites should check whether any Preliminary Approval is in place and understand its implications.

A specific category of accepted development prescribed by state regulation rather than the local planning scheme. Prescribed accepted development does not require a development approval and is not subject to local government assessment. It is most commonly encountered in relation to certain infrastructure works, minor building activities and state-controlled matters. Buyers carrying out works that may fall into this category should confirm the applicable requirements, as conditions still apply even without a formal approval process.

Certain tidal structures — including private jetties, pontoons and boat ramps — that are constructed on state-owned tidal land and require development approval under the Coastal Protection and Management Act 1995 (Qld) in addition to any local government approvals. Prescribed tidal works are assessed by the Department of Environment, Science and Innovation on behalf of the state, and approval is not automatic. In the Noosa region, most private pontoons and jetties on the Noosa River and tidal canals constitute prescribed tidal works. Buyers should confirm that all tidal structures have received both the relevant local government and state approvals before purchasing.

An indicative price range used by agents to market a property. It is not a guaranteed selling price, and properties may sell above or below the guide depending on demand and competition.

A notation on sold property records indicating that the sale price has not been publicly disclosed. In Queensland, vendors and agents are not legally required to disclose the sale price. Price withheld listings can make comparable sales analysis more difficult, as the actual transacted price is unknown. When researching recent sales, a high proportion of price withheld results in a suburb or price range may indicate limited comparable sales data and should be taken into account when assessing market value.

See Building Certifier. A private certifier is a building certifier operating in the private sector rather than through council. In Queensland, both council building certifiers and private certifiers are licensed under the Queensland Building and Construction Commission and perform the same functions — including building approval, inspections and issuing final certificates. Many builders and owner builders use private certifiers for speed and flexibility. The role is the same regardless of whether the certifier is engaged privately or through council.

A fixed structure extending from a waterfront property into a waterway, providing boat access and mooring. Unlike a pontoon, a jetty is a permanent structure built on piles. Private jetties on tidal waterways in Noosa require both a Maritime Safety Queensland waterway licence and typically a Development Approval from council. Maintenance is the owner's responsibility and can be significant, timber jetties in particular require regular inspection and repair. Buyers should verify the approval and licence status of any jetty, and obtain a structural inspection, before purchasing a property where the jetty is a material part of the value.

The most common method of sale in Queensland, where the property is listed with an asking price or price range and buyers submit offers through negotiation rather than public auction.

An accountant with specialist knowledge of property investment, taxation and ownership structures. Relevant for buyers purchasing as an investment, considering a self-managed superannuation fund (SMSF) purchase, buying in a company or trust structure, or assessing the tax implications of a purchase. Key areas include depreciation schedules, capital gains tax planning, land tax obligations and the most appropriate ownership structure for the buyer's situation. Engaging a property accountant before signing a contract can prevent costly structural decisions that are difficult to unwind after settlement.

A licensed real estate professional who manages a rental property on behalf of the owner, including finding and screening tenants, collecting rent, conducting inspections, arranging maintenance and managing tenancy compliance under Queensland residential tenancy legislation. In Noosa, property managers typically specialise in either long term residential rentals or short-stay holiday accommodation, with different regulatory requirements applying to each. Buyers planning to rent a property after purchase should engage a local property manager during due diligence to understand realistic rental income, vacancy rates and management fees before committing.

A state government mapping layer that identifies regulated vegetation on rural and regional properties in Queensland, classifying land into Category A (high value endangered or remnant vegetation — no clearing), Category B (of concern — restricted clearing) and Category R (other regulated vegetation). For rural, hinterland and large residential lots in the Noosa region, the PMAV determines what vegetation can legally be cleared and what permits may be required. Buyers of acreage properties who intend to clear land for any purpose should check the PMAV for their specific property before committing. Available through the Queensland Globe and the Department of Environment and Science vegetation management mapping tools.

A flood with a 1% chance of occurring in any given year, commonly called a "1 in 100 year flood." Used as the standard planning benchmark in Queensland for setting floor levels, assessing flood risk and determining overlay mapping. The name can be misleading; such events can and do occur in consecutive years.

The state government body that regulates the building and construction industry in Queensland. The QBCC licences builders, building designers, certifiers and other trade contractors; investigates complaints about building work; and administers the Home Warranty Insurance scheme. A builder who holds a current QBCC licence is referred to as a licensed or registered builder, only licensed builders can legally carry out residential construction work in Queensland. For buyers, the QBCC is relevant in two key ways: confirming a builder holds a current and appropriate licence before engaging them, and understanding the warranty protections that apply to newly constructed residential buildings. QBCC Home Warranty Insurance covers structural defects for 6 years and 6 months, and non-structural defects for 1 year, from the date of practical completion. Licence status can be verified at any time on the QBCC website.

A mandatory state code that sets out standards for certain aspects of residential building work in Queensland, including site access, stormwater, on-site sewerage and other matters not fully addressed by the National Construction Code. The QDC is made under the Building Act 1975 and applies alongside the NCC. Compliance with the QDC is required as part of obtaining building approval for relevant residential work. Builders and private certifiers check compliance with both the NCC and the QDC as part of the building approval process.

A Queensland Government grant of $30,000 available to eligible first home buyers who purchase or build a new home valued up to $750,000. The grant is administered by the Queensland Revenue Office and is separate from the transfer duty First Home Concession. To be eligible, the buyer must be a natural person (not a company or trust), be an Australian citizen or permanent resident, not have previously owned a home in Australia, and the property must be a new home that has not been previously occupied or sold as a place of residence. Buyers should confirm current eligibility criteria and grant amounts with the Queensland Revenue Office or their solicitor, as thresholds and conditions are subject to change.

The quarterly or half-yearly notice issued by the local council setting out the rates and charges payable by a property owner. Rate notices are checked during due diligence to confirm the current rates amount, identify any outstanding arrears and understand any special charges that may apply to the property. Outstanding rates become the responsibility of the new owner at settlement if not addressed in the contract. Your solicitor will conduct a rates search as part of conveyancing to confirm the balance outstanding and arrange for adjustments at settlement.

The formal development approval process required to subdivide, amalgamate or otherwise reconfigure land in Queensland. Involves a council application assessed against the planning scheme, including minimum lot size requirements, infrastructure contributions and road access. Buyers purchasing land with subdivision potential should confirm an ROL is achievable, and at what cost, before purchasing on that basis.

A loan feature that allows a borrower to access any extra repayments they have made above the minimum required repayment. If a borrower has paid more than the scheduled amount, the excess builds up as available redraw. Redraw is different from an offset account — redraw reduces the loan balance directly, while an offset sits in a separate account. Not all home loans include a redraw facility, and some lenders impose conditions or fees on redraw access. Buyers should discuss redraw facilities with their mortgage broker as part of assessing loan features.

A government entity — state or local — that must be consulted as part of the development assessment process because the proposed development triggers a referral under the Planning Act 2016 or a related regulation. Referral agencies may be either concurrence agencies (whose requirements are binding on the approval) or advice agencies (whose input is advisory only). Common referral agencies in the Noosa region include the Department of Transport and Main Roads for access onto state-controlled roads, and state environment agencies for development near waterways or in sensitive ecological areas.

The peak industry body for real estate professionals in Queensland. The standard REIQ contract is the most commonly used contract of sale for Queensland residential property. REIQ membership indicates a real estate professional has committed to the institute's code of conduct.

The standard form residential property contract used in Queensland, jointly published by the Real Estate Institute of Queensland (REIQ) and the Queensland Law Society (QLS). The REIQ Contract — formally the REIQ/QLS Contract of Sale — is the most common contract form used for residential property transactions in Queensland, including houses, units and vacant land. It includes standard terms for deposit, settlement, conditions (finance, building and pest), inclusions and exclusions, and adjustments. While it is a standard form, the terms are negotiable and buyers should always have the contract reviewed by their solicitor before signing.

The minimum price a seller will accept at auction. Not disclosed to buyers. If bidding does not reach the reserve, the property is passed in and the highest bidder has first right to negotiate with the vendor.

The rights of a landowner whose property adjoins a non-tidal waterway — such as a creek, river or lake — to access and make reasonable use of the water. Riparian rights differ from the rules applying to tidal waterways, where the foreshore is Crown land. In Queensland, riparian rights are limited and do not automatically grant the right to build structures, divert water or impede the flow of a waterway. Buyers of hinterland properties adjoining creeks, rivers or lakes should seek legal advice on their riparian rights and any applicable restrictions before purchasing, particularly if water access or use is an important part of their plans for the property.

The package of searches and inquiries carried out by a solicitor or conveyancer during the due diligence and conveyancing process. A typical search bundle for a Queensland property purchase includes: a title search, registered plan, land tax clearance certificate, rates search, water and sewerage search, heritage search, contaminated land search and body corporate records search (for units). Additional searches may be ordered depending on the property — including flood searches, planning searches, building and plumbing records searches and QBCC searches. The cost and composition of a search bundle varies depending on the property type and location.

A term previously used under the Sustainable Planning Act 2009 (now superseded) to describe development that could be carried out without approval, provided it met certain requirements. Under the current Planning Act 2016 (Qld), this category has been replaced by accepted development and accepted development subject to requirements. The term may still appear in older planning documents or reports. Buyers reviewing historical approvals or older planning advice should be aware that the terminology has changed.

The real estate agent appointed by the seller under a Form 6 to market and sell the property on their behalf. The selling agent's legal obligation is to act in the vendor's best interest, not the buyer's. Their commission is typically calculated as a percentage of the sale price, which means a higher sale price benefits both the agent and the vendor. This is not a criticism of selling agents, it is simply the structure of the relationship. Understanding whose interests the selling agent represents helps buyers make sense of why independent representation through a buyer's agent matters.

A lender's assessment of a borrower's ability to meet loan repayments based on their income, existing debts and living expenses. Lenders apply a serviceability buffer — typically 3% above the current interest rate — to test whether the borrower could still meet repayments if interest rates rise. Serviceability is one of the primary factors that determines how much a buyer can borrow, alongside deposit size and credit history. A buyer may have significant assets but still fail a serviceability assessment if their income is insufficient to service the proposed debt. Buyers should discuss serviceability with their mortgage broker early in the property search.

The minimum distances that must be maintained between a building or structure and the property boundaries, measured at ground level. Setbacks are specified in the relevant zone code or overlay code of the planning scheme and vary depending on the zone, lot size and type of structure. In the Noosa region, front, side and rear setbacks all apply, and additional setbacks may be required near waterways, roads, bushland or other sensitive features. Understanding the applicable setbacks is essential for buyers planning any building work, as structures that do not meet setback requirements will require a development approval or, if already built, may be considered unapproved.

The final step in the purchase process, when ownership officially transfers, the balance of the purchase price is paid and keys are handed over. Typically 30–90 days after signing in Queensland.

The agreed time between signing the contract and settlement. In Queensland this is commonly 30–60 days, although longer or shorter periods can be negotiated depending on the circumstances of both parties.

A pontoon shared between two or more neighbouring waterfront properties, or managed as part of a body corporate in a canal estate. Common in Noosa Waters and some Noosaville canal precincts. Shared pontoons typically involve a cost-sharing arrangement for maintenance and the MSQ waterway licence. Buyers should confirm how the sharing arrangement is documented, what the ongoing cost obligations are, and whether the arrangement is legally binding on future owners, informal arrangements between neighbours can become contentious when ownership changes.

A designation under the Noosa Plan that identifies where short-stay letting (including Airbnb and holiday rentals) is permitted as of right. Properties outside a designated Short Stay Accommodation Area may not be legally let on a short-stay basis without a separate development approval, and approval is not guaranteed. This is one of the most commonly misunderstood planning rules in Noosa. Buyers purchasing with short-stay income in mind must confirm the property sits within a Short Stay Accommodation Area before committing. The fact that a property has previously been listed on Airbnb does not confirm it is lawfully permitted to operate as short-stay accommodation.

Properties used for short term letting such as Airbnb or similar platforms. In Noosa, specific zoning rules determine which properties can legally operate as short-stay accommodation. Always verify short-stay eligibility through the Noosa Planning Scheme before purchasing with this intent.

A formal notice issued by a local government under the Planning Act 2016 advising a property owner that a potential breach of the planning scheme or development approval has been identified, and inviting the owner to show cause why enforcement action should not be taken. A Show Cause Notice is typically the step before an Enforcement Notice and gives the recipient an opportunity to respond, provide information or take corrective action before council makes a formal enforcement decision. Buyers should check whether any Show Cause Notices have been issued against a property as part of their council search during due diligence.

The proportion of a lot that can be covered by roofed structures, expressed as a percentage of the total site area. Site cover limits are set out in the relevant zone code and are intended to preserve open space, manage stormwater runoff and maintain the character of residential areas. In the Noosa region, site cover limits vary by zone and lot size. Buyers planning significant additions or new dwellings should check the applicable site cover limit early in the planning process, as it can constrain the footprint of what can be built.

A qualified lawyer who can provide legal advice and conduct conveyancing on behalf of a property buyer. In Queensland, both solicitors and licensed conveyancers can manage the transfer of property, but a solicitor can also advise on broader legal issues arising from a purchase, including contract disputes, easement implications, development agreements and trust or company structures. For complex purchases involving rural land, heritage overlays, unusual title conditions or significant encumbrances, a solicitor is generally preferable to a conveyancer. Engagement before signing the contract, not after, is strongly recommended.

Transfer duty in Queensland is calculated on the purchase price or market value. First home buyers may be eligible for concessions. Use the Queensland Revenue Office calculator for an accurate estimate before committing to a purchase price.

Individual ownership of a lot, such as an apartment or unit, within a larger building or complex. Owners share the common property and contribute to body corporate fees for its upkeep.

A contract condition allowing the buyer to arrange professional inspections of the property. If significant structural issues, safety concerns or termite damage are identified, the buyer may negotiate repairs, request a price reduction or terminate the contract.

Another way of describing a finance clause. A contract "subject to finance" means the buyer can withdraw from the purchase if their lender does not provide formal loan approval by the specified date.

A provision in a contract, most common in off the plan purchases, that allows either party to cancel if settlement has not occurred by a specified date. Buyers should understand the sunset date and what happens to their deposit if the clause is triggered.

A mooring system consisting of a buoy or float anchored to the bed of a waterway by a chain and sinker, to which a vessel is tied. Swing moorings are distinct from pile moorings and pontoon berths — the vessel swings freely around the buoy with wind and current, requiring adequate clearance from surrounding vessels and structures. In Queensland, swing moorings on tidal waterways require approval from Maritime Safety Queensland, and the number of approved moorings in any given area is regulated. Buyers purchasing a property with an existing swing mooring should confirm the mooring has a current MSQ approval and that the approval can be transferred to the new owner.

Water access from a property that is affected by tidal variation, meaning the depth and navigability of the water changes with the tide. Properties with tidal access may only be able to launch or moor vessels of a certain size at high tide, with the frontage becoming too shallow at low tide. Distinct from deep water access, where sufficient depth exists at all tidal states. In Noosa, tidal variation is particularly relevant along upper Noosa River reaches, some Noosaville canals and Lake Weyba margins. Always check tidal range and minimum depth at the property's frontage if boat access is a priority.

A property boundary defined by the high water mark of a tidal waterway, rather than by a fixed surveyed line. Tidal boundaries are common for properties fronting the ocean, Noosa River, tidal canals and estuaries. Because the high water mark can shift over time due to erosion or accretion, a tidal boundary means the legal extent of a property can change without any formal survey amendment. Buyers of tidal waterfront properties should understand that they do not own the foreshore below the high water mark — this land is Crown land — and that structures placed on or over the foreshore require state approval.

An approval required from Maritime Safety Queensland (MSQ) for any works on or over tidal land — including the construction, repair or removal of pontoons, jetties, boat ramps, rock walls and other waterfront structures. Tidal Works Approval is separate from any building approval and is administered at the state level. Buyers purchasing waterfront properties on the Noosa River, Lake Weyba, Noosa Waters or tidal canals should confirm that any existing structures have current Tidal Works Approval and understand the process for transferring or reapplying for approvals at settlement. Approvals are not automatically transferred to new owners.

An insurance policy that protects property owners from certain title-related risks such as boundary issues, survey errors or undisclosed encumbrances that may not appear in standard searches.

A formal search of the property's title to confirm ownership and identify any encumbrances, caveats, easements or mortgages registered against it. Your conveyancer will conduct this as part of the purchase process.

The standard form of freehold land ownership in Queensland, where ownership is registered on a government-maintained title register. The most common title type for houses and vacant land in Noosa.

Buildings, extensions, sheds, decks, pools, carports or other structures that have been constructed without the required development approval or building approval, or without a final inspection certificate being issued. Unapproved structures become the buyer's problem at settlement — the responsibility for rectifying, approving or removing them transfers with the property. In the Noosa region, unapproved structures are common on older properties and on rural and hinterland lots. Always check council building records and compare approved plans against what is physically present on the site before going unconditional.

The use of a property or building for a purpose that has not been approved under the planning scheme or a development permit. Unapproved use is distinct from unapproved structures — a building may be physically approved but used in a way that is not permitted. Common examples include using a residential property as a short-stay accommodation without the required approval, operating a commercial activity in a residential zone without an approval, or using a shed or outbuilding as accommodation when it is approved only as a non-habitable structure. An unapproved use can result in an Enforcement Notice from council and may not be capable of retrospective approval.

A contract becomes unconditional once all conditions (such as finance and building & pest) have been satisfied or waived. At this point, the buyer is legally obligated to proceed with the purchase and the deposit becomes at risk if the contract is terminated.

The date when all contract conditions must be satisfied. Once the contract passes this date and becomes unconditional, the buyer is legally committed to completing the purchase.

A property listed as under contract has an accepted offer and a signed contract, but conditions such as finance or building and pest have not yet been satisfied. Under contract does not mean sold, the deal can still fall through if conditions are not met. Once all conditions are satisfied the contract becomes unconditional, and the property is effectively sold.

An easement that exists and affects the use of land but has not been formally registered on the title. Unregistered easements can arise through long-term use, verbal agreement or historical arrangements that were never formalised. Because they do not appear on a standard title search, they can be difficult to identify during due diligence. Common examples include informal driveway access arrangements, utility infrastructure that crosses a property without a registered easement, and drainage paths that have been used for many years without documentation. Buyers should be alert to any physical evidence of use by third parties — such as tracks, pipes, poles or fencing — that may indicate an unregistered easement.

A set of planning scheme requirements that apply to a specific type of land use, such as dwelling house, short-stay accommodation or home-based business. If a proposed use complies with its applicable use code, it may be approved without a full development application. Buyers considering short-stay letting, home businesses or non-standard uses should check whether their intended use has an applicable use code under the Noosa Plan.

The defined terms in a planning scheme that describe specific categories of land use — such as dwelling house, short-term accommodation, home-based business, or food and drink outlet. Each use definition has a precise meaning under the planning scheme, and the use definition that applies to an activity determines which zone requirements and assessment pathways apply. A property being used in a way that does not match the correct use definition may be operating unlawfully, even if the activity appears minor or residential in nature.

An independent assessment of a property's market value conducted by a licensed valuer, usually arranged by the lender before approving a loan. A valuation coming in below the purchase price can affect your borrowing capacity.

A formal approval required under Queensland's Vegetation Management Act to clear regulated native vegetation. Required for most clearing of Category B and Category R vegetation on rural and rural residential properties. Applying for and obtaining a vegetation clearing permit can be a lengthy process and is not guaranteed, approval depends on the type and ecological significance of the vegetation. Never assume vegetation on a property you intend to clear can be removed without checking permit requirements first.

State government controls that restrict the clearing of native vegetation on Queensland properties. Relevant particularly for acreage and rural properties in the Noosa hinterland. Always check vegetation management maps before purchasing land you intend to clear or develop.

A Noosa Plan overlay that identifies and protects significant trees and vegetation on individual properties. Properties subject to a Vegetation Protection Overlay may face restrictions on removing, lopping or damaging protected trees, including for pool installations, extensions, driveways and view clearing. Council approval is required before any work affecting protected vegetation, and penalties for unauthorised removal can be substantial. Buyers planning to remove trees or clear vegetation for any purpose should check whether a Vegetation Protection Overlay applies before purchasing.

Another term for the seller of a property. The vendor's agent works on behalf of the vendor, not the buyer. A buyer's agent works exclusively for you.

A bid made at auction by or on behalf of the vendor, used to move the bidding toward the reserve price. Vendor bids are permitted in Queensland but must be clearly identified by the auctioneer at the time they are made. A vendor bid does not represent a genuine third party buyer — it is a mechanism to stimulate bidding. Once genuine bidding exceeds any vendor bid and the reserve price is met, the property is on the market. Buyers at auction should listen carefully for the auctioneer's announcements to understand whether bids are vendor bids or genuine buyer bids.

A defined area of state tidal land set aside for the exclusive use of a property owner in connection with approved tidal works — such as a pontoon, jetty or boat ramp. A Water Allocation Area is typically established as part of the approval process for tidal structures and gives the property owner an exclusive right to use that area of state land for the approved structure. The water allocation area is usually documented in the Tidal Works Approval or a separate lease from the state. Buyers should confirm the terms of any water allocation area, including the annual fee, renewal conditions and what happens if the structure is removed or the property is sold.

The length and quality of a property's direct frontage to a body of water — such as the ocean, a river, canal or lake. Waterfrontage is one of the primary value drivers in the Noosa luxury waterfront market. Properties with longer, uninterrupted waterfrontage, direct water access and good aspect command significant premiums over those with limited or restricted frontage. When assessing waterfrontage, buyers should consider not just the linear metres of frontage but also the nature of the boundary (bank, wall or no-bank), the orientation, the depth of the water at the frontage and whether there are any structures, easements or other encumbrances affecting use of the waterfront portion of the lot.

A planning overlay or development constraint that applies to land adjacent to creeks, rivers, lakes and other waterways. In the Noosa region, waterway corridors are identified in the Noosa Planning Scheme and on the Queensland Globe. They typically impose setback requirements — minimum distances between any new structure and the high bank of a waterway — and may restrict vegetation clearing, earthworks and certain development activities. Properties in Noosaville, Cooroibah, Lake Macdonald, Tewantin and parts of the hinterland commonly have waterway corridor overlays applying to portions of the lot. Buyers should check waterway corridor mapping as part of planning due diligence, particularly if they intend to build close to a creek or drainage line.

An approval issued by Maritime Safety Queensland (MSQ) authorising the installation and use of a structure on a tidal waterway, most commonly a pontoon or private jetty. Waterway licences are issued to a named individual, not to the property itself. When a waterfront property is sold, the existing licence does not automatically transfer to the new owner, the buyer must apply to MSQ for a new licence in their name. This process takes time and is not guaranteed. Buyers should confirm the licence status of any waterfront structure during due diligence, and not assume that the structure's physical presence alone constitutes lawful authority to use it.

State and local government mapping that identifies wetland areas, including freshwater wetlands, estuarine wetlands and coastal wetlands. Wetlands in Queensland are protected under both state legislation and the Noosa Plan. Properties near or containing mapped wetlands may face strict limits on development, earthworks and vegetation clearing. The Noosa River system, Lake Weyba and numerous hinterland creek systems are associated with significant mapped wetland areas. Always check wetland mapping when purchasing near waterways or low-lying land.

Council zoning determines how land can be used and what can be built on it. In Noosa, common residential zones include Low Density Residential, Medium Density and Rural Residential, each with different development possibilities and density allowances.