Property Intelligence Report — 29 Tarina Street, Noosa Heads

01

Planning & Zoning

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 residential buyers this section is usually the least dramatic, but it confirms the baseline and rules out surprises before you go any further.

Item	Finding	Source
Zone	Low Density Residential Zone	Noosa Plan 2020
Precinct	Cooloola Estate	Noosa Plan 2020
Land Area	655m²	Title / Listing
Flood Overlay	No flood overlay mapped on this allotment	Noosa Council DA Portal
Bushfire Overlay	No bushfire overlay mapped on this allotment	Noosa Council DA Portal
Heritage or Vegetation	No heritage listing. No significant vegetation overlay identified.	Noosa Council DA Portal
Setback / Height Compliance	Dwelling approved under applicable zone requirements	Building approval PC19/0870

Finding Clear

No planning overlays of concern on this allotment

The block sits in a standard low density residential precinct with no flood, bushfire, heritage or significant vegetation constraints mapped. The planning picture is clean. This is not unusual for Cooloola Estate, which was purpose-built residential land, but it is always worth confirming before proceeding.

02

Building Approval History

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

A finalised approval means the certifier was satisfied the work reached the required inspection stages. It does not mean the certifier audited workmanship quality throughout the build. That distinction matters.

Field	Detail
Application Number	PC19/0870
Lot & Plan	Lot 365 RP 220504
Application Type	Building: Private Certification
Category	Dwelling
Description	Class 1a: Demolish existing dwelling. Construct new single detached dwelling, garage and swimming pool.
Submitted	15 May 2019
Stage / Decision	Finalised

A Note on Build Completion Dates

Free public searches via the Noosa Council DA Portal confirm when a building application was submitted and whether it reached finalisation — but they do not show the date the final certificate was issued, which is when practical completion is formally recorded. Confirming the exact completion date requires a paid council records search. This matters for warranty calculations, where the 6-year 6-month structural window runs from the earliest of contract date, premium payment, or commencement of work. For this property, submission was May 2019. The dwelling was likely completed in 2019 or 2020 — meaning the structural warranty window closes approximately 2025 to 2026. Confirming the exact date before contract is important given how close the window may be to expiring.

Note Understand This

Private Certification: what it means in practice

Queensland allows building work to be certified by a private building certifier rather than council. The certifier assesses compliance at specific mandated inspection stages: slab, frame, waterproofing, final. They are not present throughout the build and are not responsible for supervising subcontractor workmanship. A finalised private certification means code compliance was confirmed at those stages. It is not a quality audit. This is why an independent pre-purchase building inspection by a qualified inspector is essential, particularly on properties built under private certification.

Finding Clear

Building approval reached finalisation

The application reached finalised status. There are no outstanding or lapsed approvals on the council record for this property. The building work was completed under a legitimate approval pathway.

03

Builder Status: QBCC & ASIC

Once the building approval is confirmed, the next step is to look up the builder on both the QBCC licence register and ASIC's company register. This step is routinely skipped by buyers who assume that a finalised approval means the builder is still operating and available to stand behind their work. That assumption can be expensive.

The builder for this property was Coastal Pride Builders Pty Ltd, trading from Coolum Beach. At the time of construction, the company held a valid QBCC licence. The picture as of sale is materially different.

Item	Finding	Source
Builder	Coastal Pride Builders Pty Ltd	Building Approval / QBCC
Registered Address	Coolum Beach QLD 4573	ASIC / Yellow Pages
QBCC Licence Status	No longer active	QBCC Licence Register
ASIC Company Status	Voluntary deregistration notice published 17 November 2023	ASIC Published Notices
Director Status	Deceased	Known to advocate at time of review

Finding Significant

Builder is deregistered. Director is deceased. Direct recourse is not available.

As of November 2023, the same year as the first sale, Coastal Pride Builders Pty Ltd filed for voluntary deregistration with ASIC. The company's director passed away. This means a buyer discovering defects after purchase cannot contact the builder to request rectification. The normal first step in the Queensland warranty process, notifying the contractor and allowing them to rectify, is unavailable. Any warranty claim must go directly to the Queensland Home Warranty Scheme insurance fund. This makes understanding the warranty window, covered in the next section, critical.

04

Queensland Home Warranty Scheme

Queensland operates a first-resort home warranty scheme, one of the strongest protections available to residential buyers in Australia. Unlike other states where a homeowner must exhaust legal action against a builder before accessing insurance, in Queensland the QBCC is the first port of call. The scheme covers up to $200,000 for defective work and is attached to the property, not the original buyer, meaning it transfers on sale.

For this property, the warranty position requires careful attention, particularly given the builder's status.

Key Principle

Because the builder is deceased and the company deregistered, a buyer does not need to first approach the builder before lodging a QBCC warranty claim. The normal notification requirement is waived. This is the one circumstance where the path to a claim is actually shorter, but the clock on the warranty window is still running regardless.

Coverage Type	Period	Status for a 2025 Buyer
Structural defects	6 years and 6 months from contract / premium payment / commencement (whichever is earliest)	If construction commenced mid-2019, cover may have expired by late 2025 or 2026. Confirm exact commencement date before contract.
Non-structural defects	6 months from completion of work	Almost certainly expired for a property completed circa 2020.
Maximum claim amount	Up to $200,000 for defective work	Subject to eligibility and claim timeframes.
Builder notification required?	Normally yes, but waived where builder is deceased or deregistered	Not required in this case.

Finding Time-Sensitive

Warranty window is closing. Verify exact commencement date before contract

The 6 year 6 month structural warranty runs from the earliest of: the contract date, the date the insurance premium was paid, or the date work commenced. With construction starting in 2019 and completing circa 2020, a buyer in 2025 should verify the precise commencement date via the QBCC warranty search tool before signing a contract. The difference between warranty cover remaining and having expired is the difference between $200,000 of protection and none. This verification takes minutes and is free. It should be confirmed before going unconditional.

Note How to check

Request a QBCC warranty insurance search before contract

There are two ways to confirm the warranty position. The first is to request a copy of the warranty insurance certificate directly from the vendor or their solicitor — the certificate should have been issued at the time of construction and the vendor should be able to produce it. This costs nothing and gets an immediate answer. The second is to lodge a formal insurance search through the QBCC via the myQBCC portal. This is available to prospective buyers or their solicitors and confirms whether an active policy is in force, whether any claims have been made, and any amounts paid. The fee is $53.05 per search (current as at July 2025; confirm before lodging). The QBCC aims to respond within 7 business days. For a property within the warranty window where builder status is uncertain, both steps are worth considering — start with the vendor request, and if the certificate is not forthcoming, lodge the formal search. Lodge an insurance search via the QBCC →

05

Sales History & Price Movement

Understanding a property's transaction history is standard due diligence. How many times has it sold, over what period, and at what prices? Are there patterns in the sale method: auction, private treaty, expressions of interest? Taken alone, no single data point is decisive. Taken together, they shape a question worth asking before purchase.

2019 — 2020

Construction

Demolition of existing dwelling. New Class 1a dwelling, garage and pool constructed under building approval PC19/0870. Private certification pathway. Builder: Coastal Pride Builders Pty Ltd.

September 2023

First Sale — $2,350,000

Property sold via private treaty following an auction campaign. The campaign commenced as an auction but converted to private treaty prior to auction day. New owners subsequently undertook renovation works, described in the second listing as elevating the property's presentation.

2025

Second Sale — $2,200,000

Property relisted and sold through Tom Offermann Real Estate, marketed by Erica Newton. Listed as a renovated 2020-built residence. Sold as marked on the Offermann website.

▼ $150,000 below prior sale price

Finding Worth Noting

Auction campaign converted to private treaty on first sale

Vendors and agents choose auction as a sale method for specific reasons, one of which is that unconditional contracts at auction limit the buyer's ability to conduct due diligence post-signature. When an auction campaign converts to private treaty before auction day, it can reflect a range of circumstances: a buyer unwilling to bid unconditionally, a vendor adjusting expectations, or conditions of sale that warranted negotiation. This is not evidence of wrongdoing, but it is a pattern an experienced buyer notes and uses as a prompt to ask questions about the property's history.

Finding Worth Noting

$150,000 below prior sale price, after renovation

The property sold for $150,000 less than its prior transaction despite a renovation having been completed in the intervening period. The Noosa Heads market broadly held its value between 2023 and 2025. A property that sells at a discount to its prior price, post-renovation, in a stable market warrants a considered explanation. The renovation may have addressed specific issues from the original build, or the market's view of the property may simply have been lower than the 2023 sale price reflected. Either way, the price movement is a data point worth understanding, not ignoring.

06

Signals: What the Pattern Suggests

No single finding in this report is, on its own, a reason not to purchase. Taken together, however, several findings are worth reading as a pattern rather than as isolated facts.

The purpose of desktop due diligence is not to reach a verdict on a property. It is to know which questions to ask, which professionals to engage, and which contractual conditions to insist upon before going unconditional. The following is how a buyer's advocate interprets the combined picture on this property.

Combined Signal High Priority

Builder unavailable + warranty window closing + price below prior sale

These three findings converge on a single risk: if defects exist in the original build, the normal recourse options are either unavailable (builder) or time-limited (warranty). A buyer who discovers problems after the warranty window closes, with no builder to approach, has limited remedies. This is precisely the scenario the Queensland Home Warranty Scheme was designed to address, but only while the cover remains active. An independent building inspection prior to going unconditional, and a QBCC warranty search prior to signing, are not optional steps on a property with this profile.

Context Balanced View

The property also presents genuine merits

This report is not an argument against buying. The planning picture is clean. The property is in a desirable Noosa Heads precinct with good access and no overlay constraints. The building approval was properly executed. The renovation may have genuinely resolved earlier issues and elevated the presentation. These are legitimate positives. The point of thorough due diligence is to understand a property clearly, both what works in its favour and what warrants investigation, so that a purchase decision is made with open eyes.

07

What a Diligent Buyer Would Do Next

If this property were on your shortlist today, here is the sequence of steps a buyer's advocate would recommend before going unconditional.

01 Search the QBCC Home Warranty Insurance register for this property address. Confirm whether an active policy exists and when coverage expires. This is free and takes minutes. Do it before signing anything.
02 Commission an independent building and pest inspection from a qualified inspector, not one recommended by the selling agent. Brief them specifically on the build year, the private certification pathway, and the fact that a renovation was completed after the first sale. Ask for a detailed report on the roof structure, waterproofing details and any visible signs of moisture ingress.
03 Ask the vendor, in writing via your solicitor, for a copy of the original building contract, the scope of the post-2023 renovation works, and any building reports or defect notices that exist. Vendors are not always obliged to provide these voluntarily, but the request itself is informative.
04 Confirm the builder's QBCC licence history and the deregistration date via ASIC. This is already done in this report, but your solicitor should hold a copy of these records as part of the transaction file.
05 Ensure your contract includes a standard building and pest inspection condition with sufficient time, at minimum five business days, to commission, receive and review the report before the condition expires. Do not agree to an auction-style unconditional contract on a property with this profile without completing these steps first.
06 Review the council DA portal for any complaints, show cause notices or compliance issues registered against the property address. These are occasionally present on properties where disputes arose during construction and are publicly searchable.

The Principle Behind This Report

A property can look clean on a listing and present beautifully at an open home while carrying risks that only appear when you know where to look. The checks outlined here are not exotic or difficult. They are publicly available, free or low cost, and routinely skipped by buyers working without independent representation. This is the work a Noosa Property Scout engagement covers before a dollar changes hands.

29 Tarina Street
Noosa Heads QLD 4567