Black Mountain vs Cooroy

In both, the large majority of households own their home and the large majority of homes are detached houses. In Black Mountain, about half of households are couple families. Houses cost more in Black Mountain: a median of $1.39 million, against $1.1 million in Cooroy. On these figures, Black Mountain tends to suit couples, while Cooroy suits people living alone, older residents, and buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Black Mountain carries lower crime risk (25/100 vs 52/100)
  • Cooroy has more childcare (7 vs 0)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Black Mountain leaves households under less mortgage stress (26% vs 31%)
  • Cooroy has cheaper houses ($1,100,000 vs $1,389,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Black Mountain leaves renters under less rental stress (27% vs 33%)
  • Cooroy has a bigger rental market to choose from (20% vs 7%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Cooroy

ahead on 3 of the 3 things we measure here

  • is more walkable (29/100 vs 0/100)
  • has a shorter drive in (95 min vs 103 min)
  • sits closer to the CBD (126.6 km vs 136.5 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Cooroy

ahead on 4 of the 5 things we measure here

  • is more walkable (29/100 vs 0/100)
  • has more units and townhouses to downsize into (12% vs 1%)
  • has more GPs (3 vs 0)
  • But Black Mountain carries lower crime risk (25/100 vs 52/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Cooroy

ahead on the one thing that separates them

  • is growing faster (26.6% vs 8.0%)

Weighs population growth.

Where they sit

Black Mountain and Cooroy drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Black Mountain Cooroy
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Black Mountain Cooroy
Walkability 0 / 29
Black Mountain — Walkability: 0/100 Cooroy — Walkability: 29/100
Safety 75 / 48
Black Mountain — Safety: 75/100 Cooroy — Safety: 48/100
Low fire risk 100 / 100
Black Mountain — Low fire risk: 100/100 Cooroy — Low fire risk: 100/100

Demographics

Cooroy has more residents (4,801 vs 1,560); Black Mountain has higher household incomes ($85,696 vs $67,028).

Black Mountain Cooroy
Population 1,560 4,801
+208% vs other
Population trend (2016 → 2021) +8.0% +26.6%
Median age 50
same for both
Median household income $85,696/yr
+22% vs other
 $67,028/yr
Median weekly rent $440/wk
+2% vs other
 $430/wk

Age profile

Share of residents in each band, 2021 Census.

Black Mountain Cooroy
0-4 4.0% / 4.2%
Black Mountain — 0-4: 4.0% Cooroy — 0-4: 4.2%
5-14 10.4% / 11.2%
Black Mountain — 5-14: 10.4% Cooroy — 5-14: 11.2%
15-19 6.1% / 5.4%
Black Mountain — 15-19: 6.1% Cooroy — 15-19: 5.4%
20-24 2.8% / 3.9%
Black Mountain — 20-24: 2.8% Cooroy — 20-24: 3.9%
25-34 6.2% / 7.5%
Black Mountain — 25-34: 6.2% Cooroy — 25-34: 7.5%
35-44 10.7% / 10.8%
Black Mountain — 35-44: 10.7% Cooroy — 35-44: 10.8%
45-54 17.2% / 12.1%
Black Mountain — 45-54: 17.2% Cooroy — 45-54: 12.1%
55-64 19.0% / 13.0%
Black Mountain — 55-64: 19.0% Cooroy — 55-64: 13.0%
65-74 16.2% / 16.7%
Black Mountain — 65-74: 16.2% Cooroy — 65-74: 16.7%
75-84 6.2% / 10.7%
Black Mountain — 75-84: 6.2% Cooroy — 75-84: 10.7%
85+ 0.8% / 4.4%
Black Mountain — 85+: 0.8% Cooroy — 85+: 4.4%

Bars are drawn against the largest share shown (19.0%).

Who lives together

Household composition, 2021 Census.

Black Mountain 54.5% couple families
Black Mountain — Couple Families: 54.5% Black Mountain — Lone Person: 28.8% Black Mountain — One Parent Families: 11.1% Black Mountain — Group Household: 4.6% Black Mountain — Other Families: 0.9%
Cooroy 37.1% couple families
Cooroy — Couple Families: 37.1% Cooroy — Lone Person: 40.4% Cooroy — One Parent Families: 17.6% Cooroy — Group Household: 3.7% Cooroy — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Black Mountain 7.0% renting
Black Mountain — Owned Outright: 47.3% Black Mountain — Mortgage: 45.7% Black Mountain — Renting: 7.0%
Cooroy 20.5% renting
Cooroy — Owned Outright: 47.4% Cooroy — Mortgage: 32.1% Cooroy — Renting: 20.5%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Black Mountain Cooroy
England 6.1% / 6.4%
Black Mountain — England: 6.1% Cooroy — England: 6.4%
New Zealand 4.1% / 3.5%
Black Mountain — New Zealand: 4.1% Cooroy — New Zealand: 3.5%
South Africa 1.2% / 0.8%
Black Mountain — South Africa: 1.2% Cooroy — South Africa: 0.8%
Netherlands 1.1% / 0.6%
Black Mountain — Netherlands: 1.1% Cooroy — Netherlands: 0.6%
Germany 0.5% / 0.6%
Black Mountain — Germany: 0.5% Cooroy — Germany: 0.6%

Bars are drawn against the largest share shown (6.4%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Black Mountain Cooroy
Certificate III & IV 18.6% / 18.7%
Black Mountain — Certificate III & IV: 18.6% Cooroy — Certificate III & IV: 18.7%
Bachelor Degree 11.5% / 8.7%
Black Mountain — Bachelor Degree: 11.5% Cooroy — Bachelor Degree: 8.7%
Advanced Diploma / Diploma 10.6% / 8.8%
Black Mountain — Advanced Diploma / Diploma: 10.6% Cooroy — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 2.7% / 2.2%
Black Mountain — Postgraduate Degree: 2.7% Cooroy — Postgraduate Degree: 2.2%
Graduate Diploma / Certificate 2.0% / 1.8%
Black Mountain — Graduate Diploma / Certificate: 2.0% Cooroy — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (18.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Black Mountain 99.3% houses
Black Mountain — Houses: 99.3% Black Mountain — Flats / Apartments: 0.7% Black Mountain — Townhouses: 0.0%
Cooroy 87.8% houses
Cooroy — Houses: 87.8% Cooroy — Flats / Apartments: 10.6% Cooroy — Townhouses: 1.6%
Houses Flats / Apartments Townhouses

Property market

Black Mountain Cooroy
Median house price $1,389,000 $1,100,000
Median unit price — $870,000
Median land price $1,172,500 $1,100,000
Typical days to sell (houses) 25 days
from 13 sales
 35 days
from 77 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Black Mountain Cooroy
3 bed $1.26M / $1.04M
Black Mountain — 3 bed: $1.26M (8 sales) Cooroy — 3 bed: $1.04M (55 sales)

8 vs 55 sales

4 bed $1.48M / $1.2M
Black Mountain — 4 bed: $1.48M (24 sales) Cooroy — 4 bed: $1.2M (69 sales)

24 vs 69 sales

Development activity

Black Mountain Cooroy
New dwellings approved 239
across Noosa
same for both
Approvals change year on year -9%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Black Mountain Cooroy
Houses — 3.4%
$808/wk on $1.25M
Units —
same for both

Ranking within QLD

Black Mountain Cooroy
House price —
same for both
Income Higher than 59% of QLD Higher than 33% of QLD
Schools — Higher than 35% of QLD
Walkability Higher than 41% of QLD Higher than 82% of QLD
Affordability —
same for both
EV adoption Higher than 82% of QLD
same for both
NBN connectivity Higher than 69% of QLD Higher than 75% of QLD
Rental yield (houses) — Higher than 19% of QLD

Liveability

Cooroy is more walkable (29 vs 0); Black Mountain scores higher overall (63 vs 46).

Black Mountain Cooroy
Grade B C
Score 63/100 46/100
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 4/10

Risk profile

Cooroy carries more crime risk (52 vs 25).

Black Mountain Cooroy
Bushfire None
0/100
same for both
Crime Low
25/100
 Moderate
52/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Black Mountain Cooroy
Inside the suburb 0 3
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0 1

Schools in Black Mountain

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Cooroy

  • Noosa Christian College Independent · Combined at peers
  • Noosa District State High School Government · Secondary at peers
  • Cooroy State School Government · Primary below peers

Amenities in the suburb

Black Mountain Cooroy
Supermarkets 0 1
Cafes & restaurants 0 5
Parks & reserves 1 4
Childcare 0 7
GPs 0 3
Pharmacies 0 2
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 2
EV chargers 0 1
Waterways 5 4

Mobility

Black Mountain sits further from the CBD (136.5 km vs 126.6 km).

Black Mountain Cooroy
Walkability score 0/100 29/100
Distance to Brisbane 136.5 km
+7% vs other
 126.6 km
Drive time (normal traffic) 103 min 95 min
Electric vehicle share 1.0%
postcode 4563
same for both
Rooftop solar per 100 dwellings 96
postcode 4563
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Black Mountain Cooroy
Car (driver) 72.0% / 75.5%
Black Mountain — Car (driver): 72.0% Cooroy — Car (driver): 75.5%
Worked from Home 20.2% / 14.5%
Black Mountain — Worked from Home: 20.2% Cooroy — Worked from Home: 14.5%
Car (passenger) 4.5% / 5.4%
Black Mountain — Car (passenger): 4.5% Cooroy — Car (passenger): 5.4%
Walked Only 2.6% / 4.0%
Black Mountain — Walked Only: 2.6% Cooroy — Walked Only: 4.0%
Bicycle 0.7% / —
Black Mountain — Bicycle: 0.7% Cooroy — Bicycle: not among its largest
Bus — / 0.7%
Black Mountain — Bus: not among its largest Cooroy — Bus: 0.7%

Bars are drawn against the largest share shown (75.5%).

Setting

Black Mountain Cooroy
Elevation 286 m
above sea level, at the suburb centre
 115 m
above sea level, at the suburb centre
Distance to the ocean 21.2 km 17.0 km

NBN connectivity

Black Mountain Cooroy
Connectivity score 45/100 64/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 17%
636 premises
 39%
2,272 premises

Climate

Black Mountain Cooroy
Annual rainfall 1,045 mm
same for both
Summer max (Jan) 30.9°C
same for both
Winter min (Jul) 7.7°C
same for both

Air quality (annual mean)

Black Mountain Cooroy
PM2.5 4.3 µg/m³
same for both
PM10 12.3 µg/m³
same for both
NO₂ —
same for both

Council rates

Black Mountain Cooroy
Average residential rate $1,614/yr
same for both
Council Noosa
same for both

Federal electorate

Black Mountain Cooroy
Division Wide Bay
same for both
Member Llew O'Brien
same for both
Party Liberal National Party of Queensland
same for both

First Home Owner Grant

Black Mountain Cooroy
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Black Mountain

Acreage

Cooroy

Acreage Retirees River

More comparisons

Other comparisons with Black Mountain

Black Mountain vs Pomona Black Mountain vs Federal Black Mountain vs Ridgewood

Other comparisons with Cooroy

Cooroy vs Pomona Cooroy vs Eumundi Cooroy vs Lake Macdonald Cooroy vs Belli Park Cooroy vs Eerwah Vale Cooroy vs Ridgewood
Full data on Black Mountain Full data on Cooroy
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or