Investors
Selling an investment property in Cairns
Selling a Cairns investment property now often means selling to interstate investors who buy on rental yield, so your rent, lease and condition reports matter as much as the property itself.
Who is buying Cairns investment property now?
Tony says many buyers are now interstate investors, often buying through a buyer’s agent and sometimes without seeing the property. They compare yields across towns and suburbs. In one sale, an investor chose a property in Babinda over a beachfront home at Holloways Beach because it returned about 1% more. Elite Agent, “Buying with a calculator”, February 2026
“The buyer didn’t care about the position. He bought on yield alone.”Tony Williamson, Elite Agent, “Buying with a calculator”, February 2026
Low vacancy helps: the Cairns region’s rental vacancy rate was below 1% in Q3 2026. The Buyers Co., Cairns real estate update, Q3 2026
Should I sell with tenants in place?
It depends on who you expect to buy. Investors usually prefer a property with a good tenant, a current lease and a clear rent history. Owner-occupiers usually want vacant possession.
- Selling to investors: keep the tenant if the rent is close to market. Have the lease, rent ledger and the latest entry condition report ready.
- Selling to owner-occupiers: vacant possession can widen your buyer pool, but you lose rent while it is on the market.
- Inspections: tenants must get proper written notice before each inspection. The Residential Tenancies Authority sets the rules. See rta.qld.gov.au or ask your property manager.
How is an investment property valued?
Investors look at the price against the rent (the gross yield), plus outgoings such as rates, insurance and body corporate fees. Comparable sales still set the range. Rent can move the price within it. Insurance costs in Far North Queensland can make a big difference to the net return, so have your current premium ready.
An agent’s appraisal estimates the likely sale price. A formal valuation by a registered valuer is a different thing, used by banks and for SMSF, tax and legal purposes. How investment property is valued in Cairns →
What changed for SMSF buyers in 2026?
A new restriction on self-managed super fund borrowing for residential property applies from 10 August 2026. It may affect demand for properties under about $750,000, where SMSF buyers were active. The Buyers Co., Cairns real estate update, Q3 2026 If you are selling in that range, talk to Tony about who your likely buyers are.
Last updated 3 November 2026
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