Coolangatta vs. Burleigh Heads — which Gold Coast suburb offers better returns for short-term rental investors? Compare Airbnb income, yields, and growth potential.
Tucked on the southern tip of the Gold Coast and bordering NSW, Coolangatta has long flown under the radar compared to trendier northern suburbs. But for savvy investors, that’s exactly where the opportunity lies.
Coolangatta offers a more laid-back, retro surf vibe — think fewer high-rises, more natural beauty, and a consistent stream of holidaymakers who prefer quiet beaches over nightlife. It’s also home to the Gold Coast Airport, which brings a steady flow of interstate visitors all year round. That proximity to the airport, paired with easy access to Byron Bay and Tweed Heads, makes it a strategic location for Airbnb hosts targeting short-stay holiday traffic.
From an ownership perspective, Coolangatta tends to have lower entry prices than Burleigh Heads, giving investors more room to find cash-flow-positive deals. It’s also less saturated with short-term rentals, meaning listings can stand out faster — especially well-furnished two-bedroom units near Kirra or Rainbow Bay.
If you're looking for an emerging hotspot with solid fundamentals, steady occupancy, and less competition, Coolangatta deserves a closer look.
Burleigh Heads is no secret. Over the last decade, it’s transformed into the poster child of Gold Coast sophistication — all while maintaining its surf-town soul. Think high-end dining, boutique retail, and a walkable beachfront that draws both tourists and professionals escaping city life.
For investors, Burleigh offers long-term capital growth and premium nightly rates on Airbnb — but it comes at a cost. Entry prices are significantly higher, especially for properties within walking distance of the beach or James Street precinct. That said, demand rarely slows. The suburb consistently ranks in the top-performing areas for short-term rental income across the coast.
Burleigh also benefits from a well-established short-stay guest profile: weekenders from Brisbane, families, and digital nomads seeking a "work-from-paradise" setup. If you own the right property — especially a well-styled apartment with ocean glimpses — returns can easily outpace long-term leases by 30–50%.
But there are trade-offs: more competition, tighter body corporate rules, and rising expectations from guests. Investors here need to go all-in on quality — think strong furnishings, professional photography, and five-star service — to command top rates.
Both Coolangatta and Burleigh Heads are powered by tourism — but the type and timing of demand varies, which matters a lot when you’re planning for consistent returns.
Burleigh Heads enjoys year-round appeal with relatively steady occupancy. Thanks to its central location, buzzing restaurant scene, and high walkability, it attracts both short weekend getaways and longer "workcation" bookings. In peak periods (school holidays, Easter, Christmas), occupancy often hits 90–95%. Even in the slower months (May–August), well-reviewed properties continue to book at 70–80%, especially if they cater to remote workers or couples.
Coolangatta, on the other hand, sees more seasonal surges. It's a hotspot during surfing events, school holidays, and Queensland/NSW crossover breaks. Proximity to the airport and cheaper nightly rates attract budget-conscious families and international travellers — especially during winter months when southern states chase warmer weather. While off-peak periods can be quieter, properties near Kirra or Rainbow Bay still perform well if priced strategically and positioned for leisure travellers.
Airbnb analytics show:
Burleigh Heads caters to a more premium guest demographic — think Brisbane professionals escaping for the weekend, influencer couples, and families seeking a boutique coastal vibe. These guests expect stylish interiors, curated local guides, and high attention to detail. The upside? Higher nightly rates and repeat bookings if the experience matches the price.
Coolangatta’s guest base is broader: visiting surfers, travelling families, grey nomads, and budget-conscious groups flying in via Gold Coast Airport. They’re often looking for affordable, well-located accommodation close to the beach, with less emphasis on luxury and more on function and value.
Understanding the guest profile helps shape not just your nightly rate, but your furnishing decisions, cleaning schedule, and marketing focus. For example:
For landlords looking to invest, price and supply are often the deciding factors between Coolangatta and Burleigh Heads.
As of 2025, Burleigh Heads commands some of the highest median prices on the Gold Coast. A two-bedroom apartment near the beach can easily exceed $1.1M, with freestanding homes climbing well beyond $2.5M. The suburb’s desirability, limited land, and boutique developments mean buyers are often competing against owner-occupiers and lifestyle seekers — not just other investors.
Coolangatta, by contrast, offers much more approachable entry points. Two-bedroom units hover around $800k–$900k, with some older walk-up apartments in prime locations available in the mid-$600k range. While prestige properties (like those near Snapper Rocks or with beach views) are rising in value, the suburb overall still presents better value-for-money for cash flow investors, especially those wanting to break into the short-term rental market without overleveraging.
One of the key differences between these suburbs is what’s coming next.
Burleigh Heads is tightly held. There are height restrictions in certain zones, and many locals oppose large-scale developments. This has created a constrained supply environment — great news for existing owners, as scarcity drives up property values and keeps short-term rental inventory in check. However, it also means competition for new stock is fierce, and approvals are slow.
Coolangatta, on the other hand, is undergoing a quiet resurgence. Several new residential and mixed-use developments are planned or under construction, particularly around the airport precinct and beachfront corridors. While that introduces more supply, it also signals long-term confidence in the area. For Airbnb-focused investors, newer developments may offer modern amenities, better energy ratings, and less resistance from body corporates, which can simplify short-term letting approvals.
When managed well, both Burleigh Heads and Coolangatta properties can deliver upwards of 8% gross rental yield via short-term letting — significantly outperforming long-term leases, which typically hover around 3–3.5%.
In high-demand areas with quality fitouts and strong reviews:
What separates the top performers isn’t just location — it’s management:
For landlords aiming for strong cash flow and higher ROI, both suburbs deliver — Coolangatta tends to shine on affordability and net yield, while Burleigh leads on premium rates and capital growth.
Burleigh Heads
Coolangatta
In both suburbs, these features consistently improve revenue and booking velocity:
A common theme? Guests book the photo — not the address. Owners who invest in design, great photography, and a clean guest experience almost always outperform nearby listings, regardless of suburb.
So — Burleigh Heads or Coolangatta? The answer depends on your investment goals, risk tolerance, and how hands-on you want to be.
Burleigh Heads is your suburb. It delivers:
But it comes at a cost:
This is a suburb where quality outperforms quantity. The best results come from properties that are styled to impress, priced dynamically, and professionally managed to deliver a seamless guest experience.
Coolangatta may be the smarter play. It offers:
It’s less saturated, less fussy, and more forgiving — especially for investors who want to generate strong cash flow without the premium renovation price tag. With longer stays and lower management costs, net profits can rival or exceed those of higher-priced Burleigh listings.
The real winners? Landlords who treat their properties like businesses — with clear positioning, strong branding, and a guest-first mindset. Whether you go north or south, that’s what drives five-star reviews, repeat bookings, and real returns.
Is Burleigh Heads more profitable than Coolangatta on Airbnb?
Not always. Burleigh properties command higher nightly rates, but they also cost more to buy and maintain. Coolangatta, on the other hand, often delivers better yields due to lower entry prices and longer average stays. Profitability comes down to your individual property, management style, and market positioning — not just postcode.
Which suburb has higher Airbnb occupancy?
Both perform well, but for different reasons. Burleigh maintains high occupancy year-round thanks to its lifestyle appeal, while Coolangatta sees peaks tied to school holidays, surf events, and winter sun tourism. Coolangatta also benefits from longer guest stays, which helps maintain occupancy even when demand softens.
Is it easier to get Airbnb approvals in Coolangatta?
In general, yes. Coolangatta’s history as a holiday destination means many buildings are already zoned for short stays, and body corporates are more accustomed to it. In Burleigh, you’ll need to check building by-laws carefully — some have strict rules against short-term letting, especially newer, high-end developments.
What types of properties earn the best returns in each suburb?
In Burleigh, modern two-bedroom apartments near James Street or the beach — especially those with balconies, views, or designer interiors — consistently perform best. In Coolangatta, older-style units near Kirra or Rainbow Bay with beach access and parking tend to yield well, even without luxury finishes.
Where are prices rising faster — Coolangatta or Burleigh Heads?
Burleigh has led in capital growth over the past decade, but Coolangatta is now catching investor interest as a more affordable, underbuilt area. With infrastructure upgrades and increasing tourism traffic via Gold Coast Airport, Coolangatta could deliver strong price movement in the next 3–5 years.
When weighing up your next investment move, understanding the trade-offs between Coolangatta and Burleigh Heads is essential. Both suburbs are delivering strong results for short-term rental landlords — just in different ways.
If your goal is to build a long-term asset in a prestige location with premium pricing, Burleigh Heads fits the brief. But if you're chasing higher yields, lower upfront costs, and a laid-back guest demographic, Coolangatta may be the smarter strategic play.
Ultimately, short-term rentals are outperforming traditional leases in both markets. With the right property, setup, and management, investors can unlock impressive returns in either location — it’s just a matter of choosing the suburb that aligns best with your investment strategy.
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