Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of the Gold Coast's property market is included in our pack
If you are a foreigner thinking about buying property in the Gold Coast, you are probably wondering what you can actually own, what rules apply to you, and how the whole process works in practice.
This article breaks down every key question about foreign ownership on the Gold Coast as of the first half of 2026, covering legal restrictions, visa requirements, buying steps, due diligence checks, mortgages, taxes, and fees.
We constantly update this blog post to reflect the latest rules and market conditions, so the information you read here is as current as possible.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the Gold Coast.
Insights
- Foreign buyers in the Gold Coast face an estimated 11% to 14% in total closing costs due to Queensland's Additional Foreign Acquirer Duty, which is roughly double what Australian residents pay.
- The temporary ban on established dwellings (April 2025 to March 2027) means most beachfront and canal-front homes on the Gold Coast are currently off-limits to foreign buyers.
- Foreign borrowers on the Gold Coast typically see mortgage rates between 6% and 7.5% in January 2026, which is about 0.5% to 1.5% higher than what locals with similar profiles are offered.
- Queensland allows foreigners to hold freehold title in their own name, but the bigger question is whether the foreign investment rules let you acquire that specific property at all.
- The Gold Coast City Plan mapping tool is essential for checking flood, coastal hazard, and height overlays before buying, especially in canal and beachfront areas.
- Buying property in Australia does not give you any pathway to residency or citizenship, and the Significant Investor visa requires A$5 million in eligible investments, not just a Gold Coast apartment.
- Body corporate levies on Gold Coast apartments typically range from A$4,000 to A$9,000 per year depending on building amenities like pools, gyms, and concierge services.
- Foreign owners who rent out property are taxed under foreign resident rates with no tax-free threshold, starting at 32.5% on the first dollar of rental income.
What can I legally buy and truly own as a foreigner in the Gold Coast?
What property types can foreigners legally buy in the Gold Coast right now?
As of early 2026, foreigners in the Gold Coast can generally buy new dwellings, off-the-plan apartments, and vacant residential land (with conditions to build), but established homes are temporarily banned until March 2027.
The single most important limitation is that you need approval from the Foreign Investment Review Board (FIRB) before purchasing, and if you buy vacant land, you must build within a set timeframe or face penalties.
In practical terms on the Gold Coast, this means most beachfront houses and older canal-front properties are off-limits right now, so foreign buyers typically focus on new high-rise developments in Surfers Paradise, Broadbeach, or master-planned communities in areas like Robina and Coomera.
The ban on established dwellings runs from 1 April 2025 to 31 March 2027, so if you are reading this in January 2026, you are right in the middle of that restriction period.
Finally, please note that our pack about the property market in the Gold Coast is specifically tailored to foreigners.
Can I own land in my own name in the Gold Coast right now?
Yes, Queensland allows freehold ownership and foreigners can hold title in their own name, provided the acquisition is permitted under Australia's foreign investment rules and you have any required FIRB approval.
This applies to most property types including strata-titled apartments (common in Surfers Paradise and Broadbeach) and freehold houses, but the real question is not whether Queensland's title system will register you as owner, it is whether the foreign investment rules let you buy that specific property in the first place.
For example, you could own a brand-new apartment outright in your name, but you cannot currently buy an established canal-front house on Isle of Capri because of the temporary ban, even though the title system would otherwise allow it.
As of 2026, what other key foreign-ownership rules or limits should I know in the Gold Coast?
As of early 2026, the rules that most often affect foreign purchases on the Gold Coast are the FIRB approval requirement, the established-dwelling ban, and Queensland's Additional Foreign Acquirer Duty (AFAD) which adds a significant extra cost on top of normal stamp duty.
There is no specific foreign-ownership quota for apartments or condos in Queensland like you might find in some Southeast Asian countries, so the limit is really about the type of property (new versus established) rather than a percentage cap on foreign owners in a building.
The main registration requirement is that you must apply to FIRB before signing an unconditional contract, and if you are buying vacant land, your approval will typically include a condition requiring you to complete construction within a certain period.
The most notable recent change is the temporary ban on buying established dwellings that started on 1 April 2025 and runs until 31 March 2027, which was introduced by the federal government to ease housing pressure and represents a significant shift from previous rules.
What's the biggest ownership mistake foreigners make in the Gold Coast right now?
The biggest mistake foreigners make on the Gold Coast in January 2026 is paying a deposit or signing a contract before confirming the property is eligible under the foreign-buyer rules and before ensuring the contract is properly conditioned on FIRB approval.
If you make this mistake, you could end up legally bound to complete a purchase you are not allowed to make, which can mean losing your deposit, facing penalties from FIRB, or being forced to sell the property at a loss.
Other classic pitfalls specific to the Gold Coast include skipping overlay checks for flood zones, coastal hazards, and building height controls, which is especially risky in canal-front and beachside areas like Mermaid Waters, Runaway Bay, and Paradise Point where these constraints can seriously affect what you can do with the property.
We have made this infographic to give you a quick and clear snapshot of the property market in Australia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in the Gold Coast?
Do I need a specific visa to buy property in the Gold Coast right now?
There is no special "property buyer visa" in Australia, but your visa status determines whether you are treated as a foreign person under the rules, and if you are on a tourist visa (or any visa that does not give you permanent residency), you will generally need FIRB approval and face the established-dwelling restrictions.
The single most common administrative blocker for buyers without local residency is the FIRB approval process itself, which can take several weeks and must typically be secured before you go unconditional on a contract.
You do not strictly need an Australian Tax File Number (TFN) to buy property, but you will want one if you plan to earn rental income and file tax returns, and you will definitely need to engage with Australian tax processes if you become a property owner.
A typical document set for a foreign buyer includes your passport, proof of visa status, FIRB approval letter, evidence of funds, and identification documents that meet Australian verification standards.
Does buying property help me get residency and citizenship in the Gold Coast in 2026?
As of early 2026, buying a residential property in Australia does not give you any pathway to residency or citizenship, so you cannot buy a Gold Coast apartment and expect to get a visa or passport from it.
Australia does have investment visas, but the Significant Investor stream requires a minimum of A$5 million in complying investments, and residential property does not count toward that threshold.
If you want permanent residency, you would need to qualify through other pathways such as skilled migration, employer sponsorship, or family ties, and citizenship requires you to first hold permanent residency and meet residence and other criteria.
Can I legally rent out property on my visa in the Gold Coast right now?
Your visa status does not generally prevent you from renting out property you own in the Gold Coast, since owning and renting out a home is treated as investment activity rather than work, and you can hire a local property manager to handle everything while you are overseas.
You do not need to live in Australia to rent out your property, but you should check your FIRB approval conditions because some approvals (especially for vacant land) come with requirements about what you must do with the property.
The most important thing foreign landlords need to know is that rental income is taxable in Australia, and if you are a foreign resident for tax purposes, you will be taxed under foreign resident rates which start at 32.5% with no tax-free threshold.
We cover everything there is to know about buying and renting out in the Gold Coast here.
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How does the buying process actually work step-by-step in the Gold Coast?
What are the exact steps to buy property in the Gold Coast right now?
The standard sequence on the Gold Coast is: find a property and do initial due diligence, make an offer and negotiate contract terms with conditions (finance, building inspection, FIRB approval), pay your deposit into trust, use the cooling-off period if needed, complete formal searches and inspections, obtain FIRB approval, go unconditional, and then settle (usually electronically through your conveyancer).
You do not need to be physically present for most steps because contracts can be signed electronically and your solicitor or conveyancer handles settlement on your behalf, though you will need to manage identity verification and potentially arrange a power of attorney for some processes.
The step that typically makes the deal legally binding is when you waive all conditions or the conditions are satisfied and the contract becomes unconditional, though there is also a 5-business-day cooling-off period in most private treaty sales where you can withdraw (with a small penalty).
From accepted offer to final registration, the typical timeline on the Gold Coast is around 30 to 90 days, though off-the-plan purchases can take much longer if the building is still under construction.
We have a document entirely dedicated to the whole buying process our pack about properties in the Gold Coast.
Is it mandatory to get a lawyer or a notary to buy a property in the Gold Coast right now?
A notary is not typically part of normal Queensland residential conveyancing, but while a lawyer or licensed conveyancer is not strictly mandatory by law, in practice you absolutely should use one, especially as a foreign buyer, because they handle title searches, contract negotiation, and settlement correctly.
The main difference in Queensland is that conveyancers are licensed to handle the technical transfer process but cannot give broader legal advice, while a solicitor can advise on legal risks, tax implications, and complex contract issues that often affect foreign buyers.
One key item to include in your engagement scope is ensuring your lawyer or conveyancer specifically checks that your contract includes a FIRB approval condition, reviews overlay and zoning issues, and confirms the seller's foreign resident withholding status to avoid surprises at settlement.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in the Gold Coast?
How do I verify title and ownership history in the Gold Coast right now?
The official registry you should use to verify title and ownership history on the Gold Coast is Titles Queensland, which is Queensland's land registry system where all property ownership is officially recorded.
The key document to request is a current title search, which shows the registered owner, the lot and plan description, the type of title (freehold or strata), and any registered interests like mortgages, easements, caveats, or covenants.
Buyers on the Gold Coast commonly look back at least 10 to 20 years of ownership history to check for unusual patterns, though your conveyancer will advise on what is appropriate for your specific property.
A clear red flag that should stop or pause your purchase is finding unresolved caveats, multiple recent ownership changes in a short period, or registered interests that the seller has not disclosed, as these can indicate disputes or hidden problems.
You will find here the list of classic mistakes people make when buying a property in the Gold Coast.
How do I confirm there are no liens in the Gold Coast right now?
The standard way to confirm there are no liens or encumbrances on a Gold Coast property is through a title search from Titles Queensland, which shows all registered interests including mortgages, caveats, and other encumbrances.
One common type of encumbrance buyers should specifically ask about is outstanding body corporate levies (for apartments and townhouses) and any rates or water charges owing to Gold Coast City Council, as these can transfer to the new owner if not settled.
The best form of written proof is the title search itself combined with settlement statements showing all debts have been cleared, and your conveyancer should also obtain a body corporate certificate if you are buying a strata property.
How do I check zoning and permitted use in the Gold Coast right now?
The authority you should use to check zoning and permitted use on the Gold Coast is the City of Gold Coast, specifically through their City Plan and interactive mapping tool which shows exactly what zone your property is in and what overlays apply.
The document that confirms zoning classification is the City Plan zone map, which you can access online through the Gold Coast planning portal and which shows whether a property is in low density residential, medium density, high density, or another zone.
A common zoning pitfall that foreign buyers miss on the Gold Coast is not checking for flood overlays, coastal hazard overlays, and building height controls, which are especially important in canal-front areas like Isle of Capri, Mermaid Waters, and Runaway Bay where these constraints can limit renovations or affect insurance costs.
Buying real estate in the Gold Coast can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in the Gold Coast, and on what terms?
Do banks lend to foreigners for homes in the Gold Coast in 2026?
As of early 2026, yes, Australian banks do lend to foreigners for homes on the Gold Coast, but they are more selective than with Australian citizens or permanent residents, and you should expect stricter requirements.
The realistic loan-to-value (LTV) range that foreign borrowers commonly see on the Gold Coast is around 50% to 70%, which means you will typically need a deposit of at least 30% to 50% of the purchase price.
The single most common eligibility requirement is demonstrating strong income documentation and having FIRB approval in place, and lenders also look closely at whether your income is in Australian dollars or a stable foreign currency.
You can also read our latest update about mortgage and interest rates in Australia.
Which banks are most foreigner-friendly in the Gold Coast in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages on the Gold Coast are typically the major banks like Commonwealth Bank, Westpac, and ANZ, which have established processes for international borrowers and transparent published pricing.
The single most important feature that makes these banks more foreigner-friendly is that they have dedicated home loan teams experienced with foreign income verification and international documentation, rather than treating every foreign application as an unusual case.
These banks will generally lend to non-residents (buyers without local residency), but the terms are stricter, with lower LTV ratios, higher rates, and more documentation requirements than for permanent residents or citizens.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in the Gold Coast.
What mortgage rates are foreigners offered in the Gold Coast in 2026?
As of early 2026, foreign borrowers on the Gold Coast are typically offered mortgage rates in the range of 6% to 7.5% per year, which is roughly 0.5% to 1.5% higher than the sharpest rates available to Australian residents with strong profiles.
The difference between fixed and variable rates for foreigners is similar to the broader market, with fixed rates sometimes offering more certainty at a slightly higher starting point, while variable rates track the RBA cash rate and can move up or down over time.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in the Gold Coast?
What are the total closing costs as a percent in the Gold Coast in 2026?
For foreign buyers on the Gold Coast in 2026, total closing costs typically run between 11% and 14% of the purchase price, which is significantly higher than what Australian residents pay because of Queensland's Additional Foreign Acquirer Duty.
The realistic low-to-high range is 11% to 14% for most foreign buyers, compared to roughly 4% to 6% for locals, so this extra cost is something you need to budget for carefully.
The specific fee categories that make up total closing costs on the Gold Coast include Queensland transfer duty (stamp duty), Additional Foreign Acquirer Duty (AFAD), legal and conveyancing fees, title searches, registration fees, and building and pest inspections.
The single biggest contributor to closing costs for foreign buyers is the combination of transfer duty and AFAD, which together can easily exceed 10% of the purchase price depending on the property value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Gold Coast.
What annual property tax should I budget in the Gold Coast in 2026?
As of early 2026, typical annual holding costs for a Gold Coast property include council rates and water charges of around A$3,500 to A$5,000 per year (roughly US$2,200 to US$3,200 or EUR 2,000 to EUR 2,900), plus body corporate levies of A$4,000 to A$9,000 per year if you buy an apartment or townhouse.
Annual property-related charges on the Gold Coast are assessed through council rates (based on land value) and state land tax (if applicable), with land tax potentially applying to foreign or absentee owners at higher rates than local residents, especially for investment properties.
How is rental income taxed for foreigners in the Gold Coast in 2026?
As of early 2026, foreign residents for Australian tax purposes pay tax on rental income starting at 32.5% on the first dollar with no tax-free threshold, which means you will pay significantly more tax than an Australian resident earning the same rental income.
The basic requirement for foreign owners is to lodge an Australian tax return declaring your rental income, and you must keep proper records of all rental income and deductible expenses like property management fees, maintenance, and depreciation.
What insurance is common and how much in the Gold Coast in 2026?
As of early 2026, typical annual insurance premiums on the Gold Coast range from around A$500 to A$1,500 per year (roughly US$320 to US$960 or EUR 290 to EUR 870) for apartment contents or landlord insurance, and A$1,800 to A$4,500 or more per year (roughly US$1,150 to US$2,900 or EUR 1,050 to EUR 2,600) for house building insurance.
The most common type of property insurance that owners carry on the Gold Coast is building insurance for houses (or reliance on body corporate building insurance for apartments), plus contents insurance if you live there or landlord insurance if you rent it out.
The biggest factor that makes insurance premiums higher or lower on the Gold Coast is location-based risk, particularly flood zone classification, coastal exposure, and claims history in areas like canal-front suburbs (Mermaid Waters, Runaway Bay, Isle of Capri) where water-related risks push premiums up.
Get the full checklist for your due diligence in the Gold Coast
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about the Gold Coast, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Australian Taxation Office (Property Types) | The ATO enforces foreign investment rules and defines property categories. | We used it to explain what property types foreigners can buy. We cross-checked it against FIRB guidance for consistency. |
| Australian Taxation Office (Established Dwelling Ban) | The ATO publishes enacted policy details on the ban. | We used it to confirm the exact ban dates (April 2025 to March 2027). We referenced it to explain what this means for Gold Coast buyers in January 2026. |
| Foreign Investment Review Board (Guidance Note 1) | FIRB is the Australian Government's authority on foreign investment rules. | We used it to map what foreigners can buy by dwelling type. We also referenced approval conditions for vacant land. |
| Foreign Investment in Australia (Official Site) | This is the official federal foreign investment website. | We used it to confirm the national ban on established dwellings. We referenced it to explain what this means on the Gold Coast specifically. |
| Queensland Revenue Office (AFAD) | QRO administers stamp duty and foreign surcharges in Queensland. | We used it to explain the extra duty foreign buyers pay. We incorporated AFAD into our closing cost estimates. |
| Queensland Revenue Office (Duty Estimator) | This is the official calculator for Queensland transfer duty. | We used it to anchor the duty component of closing costs. We added AFAD and other fees to reach realistic all-in ranges. |
| Queensland Revenue Office (Land Tax) | QRO sets land tax rules for absentee and foreign owners. | We used it to explain when annual land tax applies. We referenced it for ongoing cost estimates for foreign owners. |
| Department of Home Affairs (Housing) | Home Affairs is Australia's immigration authority. | We used it to confirm that most foreigners need FIRB permission. We referenced its recommendation to use a lawyer. |
| Department of Home Affairs (Significant Investor Visa) | This is the official visa criteria page from the issuing authority. | We used it to explain that buying property is not a residency pathway. We referenced the A$5 million threshold to keep the discussion factual. |
| Department of Home Affairs (Citizenship) | This is the definitive source for Australian citizenship eligibility. | We used it to clarify that citizenship requires permanent residency first. We referenced it to prevent the property-equals-passport misconception. |
| Queensland Government (Contract of Sale) | This is Queensland's official explanation of buyer contracts. | We used it to structure the step-by-step buying process. We highlighted where contract conditions typically protect buyers. |
| Queensland Government (Cooling-Off Period) | This is the official statement of cooling-off rules for buyers. | We used it to confirm the 5-business-day cooling-off period. We flagged timing risks for overseas buyers signing remotely. |
| Titles Queensland | This is Queensland's official land titles registry. | We used it to explain how buyers verify title and ownership. We referenced it as the backbone for due diligence checks. |
| City of Gold Coast (City Plan) | This is the local planning authority for zoning on the Gold Coast. | We used it to explain how to check zoning and overlays. We tailored due diligence advice to Gold Coast specifics like flood and coastal hazards. |
| Commonwealth Bank | CBA is a major lender with published retail mortgage rates. | We used it as a real-world benchmark for mortgage rates available in the market. We built the foreign borrower rate range using this as a baseline. |
| Australian Taxation Office (Foreign Resident Tax Rates) | The ATO sets how non-residents are taxed in Australia. | We used it to explain how rental income is taxed for foreign owners. We referenced the 32.5% starting rate with no tax-free threshold. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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