The Hidden Costs of Tropical Property Investments: Paradise Comes with a Price
In the tropical north, weather patterns can trip up the unsuspecting investor, with extra costs on everything from pools and aircon to insurance and garden design
3 min
There’s a lot to think about when purchasing an investment property, and location is often at the top of the list. This will crucially affect rentability, income and ultimately, sale price. Investors also need to factor in its knock-on effect on maintenance costs. And nowhere is that more apparent than in the Tropics.
The Wet Tropics World Heritage Area accounts for the land between Townsville and Cooktown on the north-east coast of Queensland, covering an area of more than 8000km. Within this, FNQ holiday hotspots such as Mission Beach, Cairns, Palm Cove and Port Douglas have become sought-after investment addresses in the post-pandemic era. Ah, the Aussie Tropics! Year- round sunshine, a holiday lifestyle and (compared to our more southerly cities) affordability. So far, so idyllic.
But what else do you need to know before you put down that deposit? Here are some of the ongoing costs involved in investing in a tropical dream.
Growing pains
Most landlords in the Tropics include regular garden (and irrigation) maintenance as part of the monthly rent. Mitch Sullivan, horticulturalist with Papillon Landscapes and Construction, works on properties in Cairns, the Daintree and everywhere in between.
“Anyone who’s been around long enough, knows how hard it can be,” he says. “People from down south often aren’t aware of the rate at which everything grows. If you don’t have the knowledge, or the time, it can get away from you really quickly.”
And if you have paying guests, you need to keep your corner of paradise in tip-top shape.
“Occasionally you may get a tenant who says they want to look after the gardens but that usually doesn’t go too well,” he says.
Landscaping companies charge from around $120 for a fortnightly service, depending on the size and scope of your block. It’s always good to get a quote upfront.
Keep it covered
Extreme weather patterns all over Australia in the past few years have made it clear that adequate insurance is a no-brainer. And when you’re buying property in a region that’s at risk of cyclones for six months of the year, it’s especially pertinent. According to financial comparison site Canstar’s calculation of average annual home and contents insurance premiums across Australia in 2021, North Queensland’s premium more than doubles the Queensland average and approximately triples the other states and territories (except NT). While the risks are minimised by the fact that the properties are built to code — ie to withstand a cyclone — it isn’t a foolproof system, and the wise investors will have their properties checked prior to cyclone season for signs of deterioration.
How’s the humidity?
With winter lows at around 25 degrees and hot, humid conditions in the wet season, aircon is a must. Jason and Anne Moore (pictured below) are resident managers at Freestyle Resort in Port Douglas, where air conditioning is a responsibility of the individual apartment owner/investor.
“Aircon units have a relatively short shelf life here because they’re almost constantly in use,” says Jason. “They often don’t outlast the warranty period so it’s something else for buyers to factor in.”
Humidity is also responsible for mould, which can be a major issue in the tropics, especially if a property is left vacant for periods of time during the wet season.
“If you leave a place locked up for eight weeks you may well come back to find it’s turned green,” says Jason. “Once it’s in, mould is not easy to get rid of. Removal is an expensive exercise.”
In the swim
Not every property has a pool but it’s one of the most popular add-ons for a rental in the Tropics, so let’s assume your investment has one. As with gardening, pool maintenance is generally built into the rent. Holiday makers expect a pristine pool, and you probably don’t want to trust long-term tenants to maintain the chlorine levels and keep the filter running.
Daryl Taylor owns and runs Happy Pools, servicing pools from the Northern Beaches of Cairns northwards up the coast.
“Most landlords have a pool maintenance service,” he says. “It makes sense up here because people swim pretty much all year round, so you need it to be operating perfectly. In the wet season, we get an enormous amount of rain, and this dilutes the chemicals and washes the garden into the pool.”
Happy Pools offers different tiers of service for rentals from monthly and fortnightly regulars up to several times a week.
“Holiday properties need more attention because guests are in the pool a lot — people are leaving beer bottles around and kids are weeing in there — so we need to service it between each booking.”
Expect to pay around $45 (plus chemicals) for a fortnightly service, depending on your pool.
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King Living has unveiled a modular version of its Aura Sofa, bringing greater flexibility to the sculptural design collection as demand grows for furniture that can adapt to changing lifestyles.
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Australian furniture brand King Living has expanded its Aura Collection with the launch of a new modular sofa designed to blend contemporary aesthetics with adaptable living.
The Aura Sofa builds on the success of the Aura Island range, first introduced in 2023, which included indoor and outdoor sofas as well as fixed and swivel occasional chairs.
The latest evolution introduces modular functionality to the collection, allowing homeowners to configure the sofa to suit a variety of spaces and uses.
As living spaces continue to evolve, particularly in urban environments where flexibility is increasingly valued, furniture designers are placing greater emphasis on products that can adapt over time.
King Living says the new Aura Sofa has been developed with this trend in mind, enabling customers to create corner, L-shaped or U-shaped layouts, while also allowing additional modules to be added as needs change.
King Living founder David King said the original Aura concept began as an exploration of sculptural design before being reimagined as a modular system.
“Aura began as an exploration of sculptural form. Now, we’ve brought modularity into that design language, giving the freedom to reimagine your space with a modular design made for flexibility,” he said.
The collection’s defining feature remains its soft, flowing silhouette, with curved forms replacing traditional angular sofa designs.
The company describes the sofa as a response to changing lifestyles, where living rooms increasingly serve multiple purposes, from entertaining guests and family gatherings to quiet reading corners and work-from-home spaces.
Its rounded profile and minimalist aesthetic are intended to enhance the flow of contemporary interiors while maximising available space. According to the company, the design is equally suited to compact apartments and larger open-plan homes.
“Today, living space is both a luxury and a constraint. Aura is our response, a purposeful design that proves when intention and fluidity converge, the result can feel both expansive and refined,” King said.
Beyond aesthetics, the new sofa incorporates several engineering features synonymous with the King Living brand.
These include the company’s Postureflex steel suspension system, extra-high pocket springs and its signature steel frame, which is backed by a 25-year warranty. The company says the design has been engineered to deliver long-term comfort and durability.
Sustainability has also been a focus of the design. Each module features a removable cover that can be professionally cleaned, repaired or replaced individually, reducing the need to replace an entire sofa and potentially extending the product’s lifespan.
The Aura Sofa is available made to order in a range of premium fabrics and European leathers, allowing customers to tailor the piece to different interior styles and colour palettes.
Designed, manufactured and sold exclusively by King Living, the Aura Sofa launched in showrooms and online early this month, marking the latest addition to the Australian company’s growing portfolio of modular furniture designs.
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