43 METRES OF NORTH-FACING DEEP WATER. TWO TITLES. ONE IRREPLACEABLE POSITION.

RARE COLLECTIBLE. ACQUIRE BOTH ONCE. HOLD ALWAYS. MINYAMA.

$13,000,000 · Joint Offering · Private Treaty · Exclusive to GUILFOYLE

"There are addresses. And then there are positions. And then, on rare occasion, there is this."

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THE STORY

In the early 1980s, a canal system was carved from the Mooloolah River floodplain on the Sunshine Coast of Queensland. North-facing allotments. Deep water. Bridge-free access to the Pacific Ocean. The engineers who designed it understood geometry and tidal flow. They could not have anticipated what would grow around it.

The buyers who arrived early understood one thing the market had not yet priced. They were not buying a canal home. They were securing a position in a finite, non-replicable waterfront corridor in the path of an inevitable future.

They were right. They are always right.

Palm Beach was a sandbar before the railroad arrived. The Hamptons was farmland before the artists understood the light and the financiers understood the artists. Noosa was a fishing village before the world discovered what the locals already knew. And the Sunshine Coast, not long ago a place people retired to, is now where Australia's next generation of serious wealth is choosing to arrive, build, and anchor.

The knowledge economy has landed here. The university. The hospital precinct. The smart city rising in Maroochydore. The data cable beneath the ocean floor. The direct rail to Brisbane, confirmed and funded. The industries that define twenty-first century wealth — technology, health, finance, professional services — are establishing here not as outposts but as headquarters.

Minyama is where that conviction lands. The precinct is complete. The canal system is finished. The deep-water corridors are drawn. There is no more land to create. What exists is what will ever exist — and the buyer who understands that is standing at exactly the same inflection point as the buyers who arrived first.

They were right. They are always right.

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THE PROPOSITION

TWO TITLES. ONE POSITION. NEVER OFFERED LIKE THIS BEFORE.

1,874m² of combined north-facing freehold land. 43 metres of continuous deep-water waterfront. 1,203m² under roof across two fully realised residences. Twelve bedrooms. Seven bathrooms. Fourteen car parks. Dual pools. Dual pontoons. A private boat ramp. A boathouse. Bridge-free Pacific Ocean access. $13,000,000.

A combined freehold landholding of this scale is presented in fewer than 10% of prestige waterfront campaigns on the Sunshine Coast. It has never been presented as a joint position on this street. Until now.

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NO. 2 CYPRESS COURT — THE PRINCIPAL ESTATE

1,034m² of land. 760m² under roof. Five bedrooms. Four bathrooms. Eleven car parks.

Private pontoon capable of accommodating a large vessel. Inground pool. Private boat ramp — non-replicable under current planning guidelines. Boathouse. Double crossover driveways with drive-thru facility. Multi-zone dual living. Council-approved architectural plans in place — the approval pathway confirmed should a future owner choose to build. North-facing. 23 metres of continuous waterfront. Bridge-free Pacific Ocean access.

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NO. 3 CYPRESS COURT — THE PRIVATE RETREAT

840m² of land. 443m² under roof. Seven bedrooms. Three bathrooms. Three car parks.

A duplex design — five-bedroom principal residence alongside a fully self-contained two-bedroom residence, each with its own kitchen and laundry. Two independent living environments under one roof, delivering exceptional flexibility for the owner who chooses to occupy, rent, or accommodate extended family. Private pontoon. Inground pool. North-facing — all-day sun. 20 metres of waterfront. Bridge-free Pacific Ocean access.

Both residences are fully realised, immediately liveable, and held with pride. The water is the same from both.

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THE VISION — THIS IS WHAT THE GEOMETRY PERMITS.

Not what is there. What is possible.

The image in this gallery is an AI-generated artist's impression — for illustrative purposes only.

It depicts what a 1,874m² deep-water north-facing waterfront estate — on 43 continuous metres of bridge-free Pacific Ocean access — looks like when serious capital meets serious architecture in the world's great waterfront markets.

Palm Beach. The Hamptons. Noosa at its inflection point.

This is not a rendering of an approved design. It is a proof of concept — illustrating the standard that this geometry, at this scale, in those markets, consistently produces. The buyer who recognises this pattern does not need to be told what it means. They have seen it before. They know what happens next.

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THE OPTIONALITY

THREE PATHS. ONE IRREPLACEABLE POSITION.

THE WATERFRONT COMPOUND

Retain both residences across two independent freehold titles. Principal estate at No. 2. Private retreat at No. 3. Two families. Two generations. One address. Shared waterfront without sharing a wall.

This is the compound model — the defining ownership structure in Palm Beach, the Hamptons, and the Côte d'Azur. Nearly one in five luxury acquisitions globally now reflects this pattern. $6 trillion in inherited wealth transferred globally in 2025 alone. Buyers moving quickly. Paying cash. Acquiring with a twenty-year lens.

In Minyama, the compound model begins here.

THE SINGLE ULTRA-LUXURY ESTATE

Under Queensland's Planning Act 2016, amalgamation of two adjoining freehold lots is an exempt reconfiguration. No development application. No council assessment. Cost: approximately $5,500–$10,000. Timeline: six to twelve weeks.

The result: a single freehold title of 1,874m². 43 metres of deep-water north-facing waterfront. Bridge-free Pacific Ocean access. Council-approved architectural plans at No. 2 confirm the approval pathway already exists.

The canvas for the artist's impression in this gallery is not theoretical. It is exempt, accessible, and ready.

THE BOUTIQUE PRIVATE RETREAT

Dual residences. Dual pontoons. Dual pools. North-facing across 43 continuous metres of deep-water frontage.

The infrastructure for a world-class luxury waterfront hospitality model is already in place — not as a future project, but as a current state. This path is a deployment decision, not a development decision.

The optionality is real. The infrastructure exists. The only question is how a buyer chooses to deploy it.

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TWO ASSET CLASSES. ONE DECISION.

The serious capital allocator has likely spent decades building wealth across commercial and industrial property. They understand yield. They understand tenants. They understand what a vacant building costs — not as a theoretical risk but as a lived experience across the 1990 recession, the 2008 financial crisis, and the COVID shutdowns.

Commercial and industrial property derives its value from yield — dependent on tenant quality, lease length, and market cap rates. When the tenant disappears, the income disappears and the asset reprices downward simultaneously. Structural shifts have confirmed this at scale: e-commerce has permanently restructured retail demand, remote work has reset office absorption, and every cycle produces stranded assets that were correctly valued until the conditions supporting that valuation changed.

Scarce residential waterfront derives its value from one variable only: how many people want to own it versus how many can. In Minyama, that ratio has moved in one direction across every economic cycle since the canal system was completed. No technology replaces ocean access. No structural shift affects the Mooloolah River's position relative to the Pacific Ocean. No tenant is required. No lease is required. No projection is required.

The asset does not need AI to monetise. It does not need a bond market to absorb another trillion in infrastructure debt. It needs the river to keep flowing. It has done that for considerably longer than any investment thesis has existed.

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THE GUILFOYLE STANDARD

The sun rises in the east and sets in the west. The Pacific Ocean flows. The Mooloolah River meets it at Mooloolaba. Beach and waterfront land in Minyama and Mooloolaba is complete — no more will be made. Everything else is timing. And time, in the end, always confirms what scarcity already knows.

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WHERE AUSTRALIAN WEALTH IS MOVING — AND WHY IT MOVES HERE

Australia is in the middle of the largest intergenerational wealth transfer in its history. $5.4 trillion transferring across the next two decades. 12,200 net new HNW individuals arriving in Australia annually — third globally, behind only the UAE and USA, both of which are simultaneously weakening as wealth destinations. Capital is repositioning toward rule-of-law markets. Toward certainty. Toward waterfront land that cannot be printed, diluted, or replicated.

Three generations of serious Australian wealth are converging on exactly this asset class at exactly this moment — for different reasons, with the same conclusion.

The BRW young wealth acquirer — aged 32 to 48, leading a technology company, a health business, a financial services practice, or arriving with inherited capital that is theirs to deploy with their own conviction. They have watched their parents and grandparents build wealth through land. They understand the pattern. They are not waiting to be told when the window opens. They are here because they already know. When they see the artist's impression in this gallery, they do not see what exists — they see what they will build. A singular statement of arrival. A home designed to their standard, on a piece of river corridor that cannot be replicated anywhere on the Sunshine Coast.

The intergenerational family — Baby Boomers aged 58 to 72 who built their wealth across property, business, agriculture, or professional practice, and who now want to consolidate that wealth into one irreplaceable hard asset that their children and grandchildren will hold long after them. They have been to Palm Beach. They have seen the Hamptons. They know what Noosa looked like before the world arrived. They recognise in this position exactly what serious waterfront wealth has always looked like — the compound model, two titles, one waterfront, independence across generations without surrender of control.

The farming family — aged 35 to 55, with landholdings across Queensland or New South Wales that have compounded in value for decades not through development or clever structuring but simply through being held. Black soil. River country. Irrigation rights. Land that cannot be made. These families understand better than anyone that scarcity is not a marketing concept — it is the oldest wealth principle in existence. Minyama's Mooloolah River corridor is that landholding. The deep water is the farm. The river is the irrigation right. The scarcity is the same.

All three profiles have one thing in common. They are not looking for a property. They are looking for a position. They have found it.

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THE MACRO ENVIRONMENT

Six macro forces. Every one working in the buyer's favour.

CPI is running at 4.6%. The RBA cash rate stands at 4.35%. The CGT restructure is no longer a proposal — it passed Parliament on 25 June 2026 and is now law, permanently locking the differentiation between pre- and post-May 2026 holdings. The global population of high-net-worth individuals has grown 32% since 2021 — and the supply of deep-water bridge-free waterfront in Minyama has not grown at all.

The buyer pool is now measured, not asserted. The UBS Global Wealth Report 2026 records the wealth of the $5M–$100M cohort compounding at 8.7% annually in real terms since 2000 — through every cycle. Australia added approximately 25,000 millionaires in 2025. The pool compounds. The frontage does not.

Inflation is the engine, not the risk. Every inflationary dollar increases the replacement cost of what cannot be replaced.

Stagflation is the capital flight mechanism. Hard assets with genuine supply constraints attract serious capital. Your buyer understands this and acts accordingly.

The CGT reform — now law — permanently thins the competing buyer pool. The RBA at 4.35% constrains the leveraged mid-market and creates motivated vendors. UHNW cash buyers are unaffected and actively repositioning. The national correction confirms the split: values are falling where leverage is concentrated — the southern capitals' mid-markets — while Brisbane grows and regional Queensland outperforms the combined capitals. A correction in leveraged markets is not a correction in scarce, unleveraged assets.

The US sovereign credit position has been formally impaired by all three major ratings agencies — the first time in over a century. Every dollar of government debt issued globally is a further argument for holding assets that governments cannot print. No government can downgrade the supply constraint on bridge-free deep-water canal frontage. That scarcity is structural.

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THE CAPITAL CASE — 2026 TO 2046

The Sunshine Coast is no longer a lifestyle destination that happens to have a good economy. It is a genuine economic centre — a northern extension of the Brisbane metropolitan corridor.

A purpose-built smart city is rising in Maroochydore. Direct rail to Brisbane is confirmed and funded. $19.6 billion in combined infrastructure is committed to Brisbane 2032. Australia is now third in the world for millionaire inflows at 12,200 net annually.

The replacement cost of what sits on 2 and 3 Cypress Court grows above inflation every quarter. The land beneath it does not replicate. The water does not move. The geometry is permanent.

The astute buyer is not discovering this. They are securing their position ahead of the buyers who will.

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THE PRECINCT — MINYAMA AND THE MOOLOOLAH RIVER CORRIDOR

Minyama's median house price sits above $2,433,852. The suburb carries a median owner-occupier age of 53 and an affordability index of 106 years — meaning market participation is structurally limited to high-income and high-net-worth buyers.

At the level of 2 and 3 Cypress Court — north-facing, deep-water, dual canal frontage with bridge-free Mooloolah River and Pacific Ocean access — the comparable set is essentially empty. There is no equivalent offering in this precinct. There has never been one.

The Riviera, Palm Beach, and Sydney Harbour share one structural condition: enclosed, finite, deep-water frontage that planning law cannot extend. Minyama's canal corridor holds the identical condition. Palm Beach deep-water trades at approximately $85,000 per metre of frontage. Sydney Harbour at $79,000. The Côte d'Azur at €71,000. Noosa Sound at $51,000. Minyama canal deep-water frontage at $6,900. The structural logic is identical. The price gap is incomplete price discovery in the process of correction. The structure is Riviera. The price discovery is not yet.

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THE LANDHOLDING AT SCALE

No. 2 Cypress Court carries 1,034m² of land and 760m² under roof. Eleven car parks. A private boat ramp that cannot be replicated under current planning guidelines. A boathouse. Council-approved architectural plans. 23 metres of north-facing waterfront.

No. 3 Cypress Court carries 840m² of land and 443m² under roof. Seven bedrooms. Three bathrooms. A duplex design — five-bedroom principal residence alongside a fully self-contained two-bedroom residence. A private pontoon. An inground pool. 20 metres of north-facing waterfront.

Combined: 1,874m² of land. 1,203m² under roof. 12 bedrooms. 7 bathrooms. 14 car parks. Dual pools. Dual pontoons. Boat ramp. Boathouse. 43 continuous metres of north-facing deep-water waterfront. Bridge-free Pacific Ocean access.

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MARKET EVIDENCE

Six confirmed transactions across the Minyama and Mooloolah River corridor establish the independent data context for the $13,000,000 joint offering.

39 Masthead Quay, Noosa Waters — $10,000,000, April 2026. 986m² of land. 34 metres of north-facing canal frontage. One residence. No boat ramp. For $3,000,000 more, the Cypress Court buyer acquires nearly double the land, more than three times the house, nine more bedrooms, a second complete residence, a boat ramp, a boathouse, and bridge-free Pacific Ocean access that Noosa Waters canal cannot deliver.

8 Minyama Island, Minyama — $17,000,000, February 2025. 1,809m² of land. 37 metres of north-facing river frontage on the same corridor. 2 & 3 Cypress Court delivers more land, more than double the house, more waterfront, a private boat ramp, a boathouse, and bridge-free Pacific Ocean access — for $4,000,000 less. Same corridor. Superior position. Lower price.

4/63 River Esplanade, Mooloolaba — $12,400,000, April 2024. 414m² internal area. One of four freehold lots. $600,000 below the joint price — for one lot of four, against two full freehold titles at scale.

79 Mooloolah Drive, Minyama — $4,725,000, May 2026. South-facing. Confirms buyer activity exists in this precinct at the right price. Also confirms the premium that north-facing, deep-water frontage commands — the south-facing comparable establishes the floor beneath which the north-facing premium tier sits untouched.

19 Cypress Court, Minyama — $6,600,000, January 2025. Same street. Automated valuation now above $6,750,000. Street trajectory confirmed upward.

14 Cypress Court, Minyama — $6,400,000, July 2024. 840m² of land — the same footprint as No. 3. Automated valuation now above $6,950,000. The street benchmark is set and rising.

$13,000,000 for a rare collectible deep-water landholding of exceptional scale is not optimistic. It is the most intelligently positioned offering this street has seen — and the last of its kind it will ever produce.

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THE ACQUISITION CASE

Why now. Why this. Why GUILFOYLE.

First — an irreplaceable waterfront asset. 1,874m² north-facing. 43 metres of continuous waterfront. Infrastructure non-replicable under current planning. The only combined compound landholding of this scale on this street.

Second — a low leverage environment. UHNW acquisition from a position of balance-sheet strength. The RBA at 4.35% constrains the leveraged buyer. The cash buyer is not constrained.

Third — acquisition during a structural window. The CGT reform passed Parliament on 25 June 2026 and is now law — permanently thinning the competing buyer pool. The structural window is confirmed, legislated, and open now.

Fourth — controlled narrative and buyer pool. GUILFOYLE operates through a relationship-led, invitation-only model. Vendor identity protected. Buyer quality controlled. Pricing discipline maintained.

Fifth — a long-horizon framework. 2026–2046. The twenty-year position strengthens with every macro force active today.

Volatility is not a threat. It is the primary source of opportunity when combined with discipline, liquidity, and positioning control.

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PRIVATE INSPECTION — QUALIFIED BUYERS ONLY

$13,000,000 · Private Treaty · Exclusive to GUILFOYLE

Every inspection of 2 & 3 Cypress Court is private, pre-qualified, and by appointment through GUILFOYLE exclusively.

Qualified buyers are invited to request the GUILFOYLE Buyer Intelligence Brief — a private capital briefing prepared exclusively for this campaign.

Simon Guilfoyle · 0412 211 542 · simon@guilfoyle.com.au · guilfoyle.com.au

The Discipline of Property. The Intelligence of Capital.

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DISCLAIMER

Market observation. Outcomes vary. Not financial advice. All areas and measurements are indicative only and should be independently verified prior to reliance. Development, amalgamation and optionality information is provided for context only — independent professional advice must be obtained prior to any reliance. Artist's impression is illustrative only and does not constitute a representation of any approved design. AVM figures are automated estimates only. Asset class comparison is educational commentary only and does not constitute financial advice. © GUILFOYLE WATERFRONT ADVISORY 2026 · guilfoyle.com.au

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