12 Maher Terrace
Sunshine Beach QLD 4567

The first check on any Noosa property is the Noosa Plan 2020, the planning scheme that determines what a property is, what can be done with it, and what constraints apply to the land. For most residential properties, this section is the least dramatic. For properties positioned on or near the Sunshine Beach dune, it is where the most important findings begin.

12 Maher Terrace sits in a cul-de-sac at the elevated, ocean-facing end of the street. That position is simultaneously the source of the property's extraordinary views and the reason a specific set of planning overlays applies to it. Understanding those overlays is the essential starting point for any due diligence at this address.

Queensland building approvals are publicly searchable through the relevant council's development application portal. For properties in the Noosa Shire, this is the Noosa Council DA Portal. Checking the application history confirms what was approved, when, which certification pathway was used, and whether the approval reached finalisation.

12 Maher Terrace was completed in 2013, making it a twelve-year-old build. The building approval has now been confirmed directly via the Noosa Council DA Portal. Application PC12/0162 was submitted on 16 January 2012, covers a Single Detached Dwelling and Private Pool on Lot 765 RP 48111, and has a status of Finalised. The certification pathway was private certification, carried out by Building Surveying Professionals (Qld) Pty Ltd.

The builder named on the approval is Dion Gadd Building Company Pty Ltd. This differs from the attribution of N & N Webster Builders that appeared in the architect's published portfolio; the DA register is the authoritative source. The applicants named on the approval are Samantha Jane Young and Bradley Hooper. The building is attributed to architect Tim Ditchfield, whose practice is based in Noosa Heads and whose reputation in the Sunshine Beach precinct is well established.

A finalised approval confirms the certifier was satisfied the work reached the required inspection stages. It does not mean workmanship was continuously audited throughout the build. At twelve years of age, the building sits well outside both the structural and non-structural warranty windows under the Queensland Home Warranty Scheme. That fact and its implications are covered in full in Section 4.

The Noosa Council DA Portal confirms the builder named on the original building approval for this property is Dion Gadd Building Company Pty Ltd. This differs from the N & N Webster Builders attribution that appeared in the architect's published portfolio for the "Oceanside" project. The DA record takes precedence; buyers and their solicitors should work from it, not from the portfolio attribution.

Dion Gadd Building Company Pty Ltd completed the approved works in 2013. At the time of the February 2026 sale, the build was approximately thirteen years old. For a 2013 build, the builder's current operational status has no bearing on the warranty position, which is already closed. However, confirming the QBCC licence history and current ASIC status of Dion Gadd Building Company Pty Ltd remains relevant due diligence, as it informs what common law or statutory recourse options exist if latent defects are identified post-settlement and the buyer wishes to pursue a claim outside the warranty scheme.

Queensland operates a first-resort home warranty scheme, one of the strongest residential building protections available in Australia. Under the scheme, the QBCC is the first port of call for defective residential construction; homeowners do not need to exhaust legal action against a builder before making a claim. The scheme covers up to $200,000 for defective work and is attached to the property, meaning it transfers on sale.

For 12 Maher Terrace, the warranty position is straightforward: coverage has expired. The property was completed in 2013. The structural defects window runs for 6 years and 6 months from the earliest of the contract date, premium payment or commencement of work. On any calculation based on a 2013 completion, that structural coverage window closed no later than approximately late 2019 or early 2020. The non-structural defects window, 6 months from completion, closed in 2013 or 2014.

This is not a red flag specific to this property. It is the normal position for any twelve-year-old dwelling. The implication is simply that the Queensland Home Warranty Scheme is not available to a 2026 buyer. If defects are identified, the paths to recourse are more limited than they would be for a newer build.

Understanding a property's transaction history is standard due diligence. How many times has it sold, over what period, at what prices, and through which sale methods? For 12 Maher Terrace, the publicly available sales record reveals a significant price uplift between two recorded transactions, a pattern worth contextualising rather than simply noting and moving on.

No single finding in this report is, on its own, a reason not to purchase. Taken together, the picture at 12 Maher Terrace is one of a genuinely exceptional property, an architecturally significant ocean-view residence in one of the most prized positions on the Sunshine Coast, that carries the standard due diligence obligations of any premium coastal asset of its age.

The purpose of this assessment is not to find reasons to avoid a property. It is to know which questions to ask, which professionals to engage, and what conditions to insist upon before committing. The following is how a buyer's advocate reads the combined picture on this property.

If this property were on your shortlist today, or if you were preparing to bid at a future auction, here is the sequence of steps a buyer's advocate would recommend completing before committing. At $12.3 million, skipping any of these is not prudent economy. It is deferred risk.