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
The Gold Coast is one of Australia's most attractive rental markets, with vacancy rates hovering near 1% and strong population growth driving tenant demand well into 2026.
Foreign investors can legally own and rent out property here, but the rules changed significantly in April 2025 with a temporary ban on established dwellings that pushes most overseas buyers toward new builds or vacant land.
We constantly update this blog post to reflect the latest regulations, market data, and rental trends so you always have accurate information.
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
- The Gold Coast vacancy rate sits at just 1.1% in early 2026, meaning roughly 9 tenants compete for every available rental listing, which gives landlords strong pricing power.
- Foreign buyers face an 8% Additional Foreign Acquirer Duty on top of standard Queensland stamp duty, which can add A$60,000 or more to a A$750,000 unit purchase.
- Furnished apartments in Surfers Paradise and Broadbeach command a 15% to 25% rent premium, making them especially profitable for investors targeting expats and corporate tenants.
- Southport units yield around 4.8% to 5.4% gross, making this suburb one of the Gold Coast's best cash flow locations for investors seeking steady returns.
- Properties near G:link light rail stations in Southport, Broadbeach, and Surfers Paradise typically lease within 10 to 14 days when priced correctly.
- Air conditioning is non-negotiable for Gold Coast rentals, as properties without it take 50% longer to lease and attract 10% to 15% lower rents.
- Short-term rental occupancy on the Gold Coast averages 49% to 62% annually, with peak months like December reaching 60% occupancy and average daily rates of A$338.
- The temporary ban on foreign purchases of established dwellings runs until 31 March 2027, steering most overseas investors toward new apartments or vacant land with build conditions.
Can I legally rent out a property in the Gold Coast as a foreigner right now?
Can a foreigner own-and-rent a residential property in the Gold Coast in 2026?
As of early 2026, foreign investors can legally own and rent out residential property on the Gold Coast, but Australia's temporary ban on established dwellings (running from 1 April 2025 to 31 March 2027) means most overseas buyers must target new builds, near-new apartments, or vacant land with build conditions.
The main ownership structures available to foreigners include purchasing in your personal name with Foreign Investment Review Board (FIRB) approval, buying through an Australian company you control, or using a trust structure, though each option triggers the same foreign buyer surcharges and approval requirements.
The single biggest restriction foreign investors face is the requirement to obtain FIRB approval before signing a contract, combined with the reality that you generally cannot buy established (secondhand) homes during the current ban period, which effectively limits your Gold Coast options to off-the-plan apartments, newly completed units, or house-and-land packages.
If you're not a local, you might want to read our guide to foreign property ownership in the Gold Coast.
Do I need residency to rent out in the Gold Coast right now?
You do not need to be an Australian resident to own and rent out property on the Gold Coast, as the law allows foreign investors to hold rental properties remotely as long as they have the required FIRB approval and comply with tax obligations.
However, you will practically need an Australian Tax File Number (TFN) to collect rental income legally, because without one your property manager or tenant must withhold tax at the top marginal rate of 47% from your rent payments.
A local Australian bank account is not strictly required since international transfers are permitted, but most property managers and tenants prefer paying into a local account, and having one simplifies your tax reporting and reduces currency conversion fees.
Managing a Gold Coast rental entirely from overseas is feasible and common, provided you engage a licensed local property manager who handles tenant sourcing, rent collection, maintenance, and compliance with Queensland tenancy laws on your behalf.
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What rental strategy makes the most money in the Gold Coast in 2026?
Is long-term renting more profitable than short-term in the Gold Coast in 2026?
As of early 2026, long-term renting generally delivers more consistent and lower-risk returns for most Gold Coast investors, though short-term rentals can outperform in prime beachside locations if you accept higher operating costs and seasonal volatility.
A well-managed long-term rental in a suburb like Southport might generate A$35,000 to A$40,000 net annually (US$23,500 to US$26,800 or €20,000 to €22,800), while a comparable short-term rental in Surfers Paradise could gross A$45,000 to A$55,000 (US$30,200 to US$36,900 or €25,700 to €31,400) but net closer to A$30,000 to A$38,000 after platform fees, cleaning, utilities, and higher vacancy.
Short-term renting tends to outperform financially in beachfront locations like Surfers Paradise, Broadbeach, and Burleigh Heads where tourists pay premium nightly rates, especially for furnished apartments with ocean views, resort amenities, and walkable access to restaurants and entertainment.
What's the average gross rental yield in the Gold Coast in 2026?
As of early 2026, the average gross rental yield for residential properties on the Gold Coast ranges from about 3.5% to 4.5% for houses and 4.5% to 5.5% for units, with significant variation depending on suburb and property type.
The realistic low-to-high gross rental yield range that covers most Gold Coast residential properties is 3.0% at the low end for premium beachfront houses in Mermaid Beach or Main Beach, up to 5.5% or higher for well-located units in Southport, Labrador, or Coomera.
Units and apartments typically achieve the highest gross rental yields on the Gold Coast because their lower purchase prices relative to weekly rents create better percentage returns, with suburbs like Southport (4.8% to 5.4%), Ashmore (5.3%), and Molendinar (5.2%) leading the pack.
By the way, we have much more granular data about rental yields in our property pack about the Gold Coast.
What's the realistic net rental yield after costs in the Gold Coast in 2026?
As of early 2026, the average net rental yield after all costs for Gold Coast residential properties is approximately 2.5% to 3.5%, which is about 1.5 to 2 percentage points below gross yields once you account for holding costs and vacancy.
The realistic low-to-high net rental yield range that most Gold Coast landlords actually experience runs from about 2.0% for premium properties with high strata levies and council rates, up to 4.0% for well-managed units in high-yield suburbs with minimal vacancy.
The three main cost categories that reduce gross yield to net yield on the Gold Coast are property management fees (typically 7% to 9% of rent plus letting fees), council rates and water charges (A$3,000 to A$5,000 annually for most properties), and body corporate or strata levies for apartments (A$4,000 to A$8,000 per year for standard buildings, higher for resort-style complexes with pools and gyms).
You might want to check our latest analysis about gross and net rental yields in the Gold Coast.
What monthly rent can I get in the Gold Coast in 2026?
As of early 2026, the typical monthly rent for a studio on the Gold Coast is approximately A$2,380 (US$1,600 or €1,360), for a 1-bedroom apartment about A$2,820 (US$1,890 or €1,605), and for a 2-bedroom apartment around A$3,250 to A$3,680 (US$2,180 to US$2,470 or €1,855 to €2,100).
A realistic entry-level monthly rent for a decent studio in suburbs like Southport or Labrador ranges from A$2,165 to A$2,600 (US$1,450 to US$1,740 or €1,235 to €1,480), with lower prices available further inland or in older buildings.
For a typical 1-bedroom apartment in mid-range suburbs like Broadbeach Waters, Robina, or Parkwood, expect monthly rents of A$2,380 to A$3,035 (US$1,600 to US$2,035 or €1,360 to €1,730).
A typical 2-bedroom apartment in desirable suburbs like Surfers Paradise, Burleigh Heads, or Main Beach commands A$3,470 to A$4,335 per month (US$2,325 to US$2,905 or €1,980 to €2,470), with premium waterfront units exceeding A$5,200 monthly.
If you want to know more about this topic, you can read our guide about rents and rental incomes in the Gold Coast.
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 are the real numbers I should budget for renting out in the Gold Coast in 2026?
What's the total "all-in" monthly cost to hold a rental in the Gold Coast in 2026?
As of early 2026, the estimated total "all-in" monthly cost to hold and maintain a typical rental property on the Gold Coast ranges from A$800 to A$1,500 (US$535 to US$1,005 or €455 to €855) for a unit, and A$1,200 to A$2,200 (US$805 to US$1,475 or €685 to €1,255) for a house, excluding mortgage payments.
A realistic low-to-high monthly cost range that covers most standard Gold Coast rental properties is A$700 to A$2,500 (US$470 to US$1,675 or €400 to €1,425), depending on property type, location, strata fees, and whether you are classified as an absentee for land tax purposes.
For foreign investors specifically, land tax tends to be the largest single contributor to total monthly holding costs because the 3% absentee surcharge on top of standard Queensland land tax rates can add A$5,000 to A$15,000 annually for properties with land values above the threshold, which translates to A$400 to A$1,250 per month.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in the Gold Coast.
What's the typical vacancy rate in the Gold Coast in 2026?
As of early 2026, the typical vacancy rate for rental properties on the Gold Coast is approximately 1.0% to 1.2%, which is well below the 2.5% to 3% level that indicates a balanced market, meaning landlords currently have strong pricing power.
A landlord should realistically budget for about 1 to 2 weeks of vacancy per year in the Gold Coast's current tight market, though this can stretch to 3 to 4 weeks if your property is priced above market, poorly presented, or located in a less desirable pocket.
The main factor that causes vacancy rates to vary across Gold Coast neighborhoods is proximity to employment, transport, and lifestyle amenities, with suburbs near the G:link light rail, Griffith University, and the Gold Coast University Hospital consistently showing the lowest vacancy, while outer growth suburbs like Coomera and Pimpama occasionally experience slightly higher turnover during oversupply periods in new developments.
Tenant turnover and vacancy on the Gold Coast tend to peak in December through February when leases aligned with the academic year expire, university students relocate, and some tenants move during the summer holidays, creating a brief window of higher listing activity before the market tightens again in autumn.
We have a whole part covering the best rental strategies in our pack about buying a property in the Gold Coast.
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Where do rentals perform best in the Gold Coast in 2026?
Which neighborhoods have the highest long-term demand in the Gold Coast in 2026?
As of early 2026, the top three neighborhoods with the highest overall long-term rental demand on the Gold Coast are Southport (driven by Griffith University, the hospital precinct, and G:link access), Robina (a master-planned hub with strong family and professional appeal), and Broadbeach (combining lifestyle amenities with excellent transport links).
Families show the strongest long-term rental demand in Robina, Varsity Lakes, and Ashmore, where larger homes near quality schools like Somerset College, Hillcrest Christian College, and Benowa State High School command consistent interest and typically rent for A$800 to A$1,000 per week for 3 to 4 bedroom houses.
Students generate the strongest rental demand in Southport and Parkwood (near Griffith University) and Robina (close to Bond University), creating predictable lease cycles aligned with academic calendars and high demand for affordable studios and shared apartments.
Expats and international professionals favor Surfers Paradise (for resort-style furnished living), Broadbeach (walkable lifestyle and dining), and Main Beach (prestigious towers with Broadwater views), typically paying A$700 to A$1,100 per week for furnished 1 to 2 bedroom apartments with modern amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Gold Coast.
Which neighborhoods have the best yield in the Gold Coast in 2026?
As of early 2026, the top three neighborhoods with the best rental yield on the Gold Coast are Southport (4.8% to 5.4% for units), Labrador (4.5% for units), and Ashmore (5.3% for units), all offering strong cash flow relative to purchase prices.
The estimated gross rental yield range for these top-yielding Gold Coast neighborhoods runs from 4.5% at the lower end for Labrador houses to 5.5% or slightly higher for well-positioned units in Southport and Ashmore.
The main characteristic that allows these suburbs to achieve higher yields than others is their combination of relatively affordable median prices (A$650,000 to A$750,000 for units) with strong tenant demand driven by proximity to major employment centers like the Gold Coast University Hospital, Griffith University, and the Southport CBD, keeping rents competitive while purchase prices remain accessible.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in the Gold Coast.
Where do tenants pay the highest rents in the Gold Coast in 2026?
As of early 2026, the top three neighborhoods where tenants pay the highest rents on the Gold Coast are Main Beach, Mermaid Beach, and Burleigh Heads, where premium apartments and houses command A$1,000 to A$1,500+ per week (US$670 to US$1,005+ or €570 to €855+).
A typical monthly rent range for a standard apartment in these premium Gold Coast neighborhoods is A$4,335 to A$6,500 (US$2,905 to US$4,360 or €2,470 to €3,710), with waterfront penthouses and luxury houses exceeding A$8,000 per month.
The main characteristic that makes these neighborhoods command the highest rents is their absolute beachfront or Broadwater positioning combined with tightly restricted supply, as strict height limits, heritage overlays, and lack of developable land mean new stock rarely enters these markets, keeping existing properties highly sought after.
The typical tenant profile in these highest-rent Gold Coast neighborhoods includes senior executives, business owners, medical specialists working at nearby hospitals, wealthy retirees downsizing from Sydney or Melbourne, and international professionals on corporate packages seeking prestigious addresses with resort-style amenities.
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.
What do tenants actually want in the Gold Coast in 2026?
What features increase rent the most in the Gold Coast in 2026?
As of early 2026, the top three property features that increase monthly rent the most on the Gold Coast are air conditioning (essential in this subtropical climate), secure parking (especially in beachside suburbs where street parking is limited), and ocean or Broadwater views (which can add A$100 to A$200 per week in premium locations).
Air conditioning alone, the single most valuable feature, adds an estimated 10% to 15% rent premium on the Gold Coast, and properties without it take approximately 50% longer to lease, making it a non-negotiable investment for any landlord.
One commonly overrated feature that Gold Coast landlords invest in but tenants do not pay much extra for is high-end kitchen appliances or stone benchtops, as most renters prioritize location, air conditioning, and parking over luxury finishes that add significant cost but minimal rent uplift.
One affordable upgrade that provides a strong return on investment for Gold Coast landlords is installing ceiling fans in all bedrooms and living areas (A$200 to A$400 per fan installed), which complements air conditioning, reduces tenant electricity bills, and signals a well-maintained property to prospective renters.
Do furnished rentals rent faster in the Gold Coast in 2026?
As of early 2026, furnished apartments in beachside suburbs like Surfers Paradise and Broadbeach typically lease 5 to 10 days faster than unfurnished equivalents, though in family-oriented suburbs like Robina or Varsity Lakes the difference is negligible because most tenants bring their own furniture.
The typical rent premium that furnished apartments command over unfurnished ones on the Gold Coast is 15% to 25%, translating to roughly A$100 to A$200 extra per week, with the highest premiums achieved in tourist zones where corporate tenants and expats expect move-in-ready accommodation.
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How regulated is long-term renting in the Gold Coast right now?
Can I freely set rent prices in the Gold Coast right now?
Landlords on the Gold Coast have full freedom to set initial rent prices at any level the market will bear, as Queensland has no rent control or caps on what you can charge when signing a new lease with a tenant.
However, once a tenancy is in place, Queensland law restricts rent increases to once every 12 months, and you must give tenants at least two months' written notice, though there is no cap on the percentage increase you can apply as long as it reflects market conditions.
What's the standard lease length in the Gold Coast right now?
The standard and most common lease length for residential rentals on the Gold Coast is 12 months fixed term, though 6-month leases are also popular for furnished properties and short-stay corporate tenants, with leases automatically converting to periodic (month-to-month) after the fixed term expires.
The maximum security deposit (called a "bond" in Queensland) that a landlord can legally require is four weeks' rent, which for a typical A$700 per week Gold Coast apartment equals A$2,800 (US$1,875 or €1,595).
At the end of a tenancy, the bond must be lodged with the Residential Tenancies Authority (not held by the landlord), and upon lease termination both parties complete a bond refund form; if there are no disputes over damage or unpaid rent, the RTA releases the full bond to the tenant within a few business days.
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.
How does short-term renting really work in the Gold Coast in 2026?
Is Airbnb legal in the Gold Coast right now?
Airbnb-style short-term rentals are legal on the Gold Coast, but the regulatory environment is more complex than in many Australian cities, with requirements varying based on your property's zoning, whether you live on-site, and your building's body corporate rules.
If you do not live in the property and it falls outside zones automatically approved for short-term accommodation, you will need to apply for a Material Change of Use (MCU) development approval from Gold Coast City Council plus register for a rental property license, though the license itself is free.
The Gold Coast does not impose annual night limits or caps on how many days per year you can rent short-term (unlike Sydney's 180-day limit), meaning full-time holiday letting is permitted if you have the correct approvals and your body corporate does not restrict it.
The most common penalty for operating an unlicensed or non-compliant short-term rental on the Gold Coast includes show cause notices from Council, fines of several thousand dollars, and in serious cases an order to cease operations, with the Council actively monitoring online listings and responding to neighbor complaints.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in the Gold Coast.
What's the average short-term occupancy in the Gold Coast in 2026?
As of early 2026, the estimated average annual occupancy rate for short-term rentals on the Gold Coast is approximately 49% to 62%, depending on property type, location, and how professionally the listing is managed.
The realistic low-to-high occupancy rate range that most Gold Coast short-term rentals experience runs from about 40% for poorly optimized or inland properties up to 70% or higher for well-managed beachfront listings with strong reviews and dynamic pricing.
The months with the highest occupancy rates for Gold Coast short-term rentals are December through January (summer school holidays, peaking at 60% to 70%) and the Easter/April period, when domestic tourists flood the beaches and major events like the Gold Coast Marathon drive bookings.
The lowest occupancy months are typically May through August (autumn and winter), when occupancy can drop to 40% to 45% and nightly rates soften, though the Gold Coast's mild winter climate still attracts some domestic travelers escaping colder southern states.
Finally, please note that you can find much more granular data about this topic in our property pack about the Gold Coast.
What's the average nightly rate in the Gold Coast in 2026?
As of early 2026, the estimated average nightly rate (ADR) for short-term rentals on the Gold Coast is approximately A$239 to A$281 (US$160 to US$188 or €136 to €160), with significant variation based on property size, location, and seasonality.
The realistic low-to-high nightly rate range that covers most Gold Coast short-term rental listings runs from about A$157 (US$105 or €90) for entry-level studios or inland properties up to A$497+ (US$333+ or €283+) for premium beachfront apartments with ocean views and resort amenities.
The typical nightly rate difference between peak season (December and January) and off-season (June through August) on the Gold Coast is roughly A$90 to A$100 (US$60 to US$67 or €51 to €57), with peak ADRs averaging A$338 compared to low-season rates around A$247.
Is short-term rental supply saturated in the Gold Coast in 2026?
As of early 2026, the Gold Coast short-term rental market shows moderate saturation with approximately 7,300 to 11,400 active listings competing for bookings, meaning new entrants face meaningful competition but well-managed properties can still perform strongly.
The current trend in active short-term rental listings on the Gold Coast is stable to slightly growing, with supply increases of 3% to 5% annually being absorbed by steady tourism demand, though the market has moved past the rapid post-pandemic growth phase.
The most oversaturated neighborhoods for short-term rentals on the Gold Coast are Surfers Paradise (where listing density is highest), Broadbeach (heavily competitive for beachfront apartments), and Southport (where many owners have converted long-term rentals to Airbnb), making it harder for new hosts to stand out without superior amenities or pricing.
Neighborhoods that still have room for new short-term rental supply include Burleigh Heads (where zoning and body corporate rules have limited STR growth), Coolangatta (proximity to the airport with less competition than central beaches), and northern suburbs like Hope Island and Runaway Bay (attracting boating and golf tourism with fewer existing listings).
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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 (ATO) | Federal tax authority administering foreign investment property rules. | We used it to confirm the current ban on established dwelling purchases for foreigners. We verified the ban period runs from April 2025 to March 2027. |
| FIRB Guidance Notes | Official federal government guidance on foreign investment approvals. | We used it to explain why rules steer foreigners toward new housing supply. We referenced FIRB's intent to increase dwelling stock through foreign investment. |
| Queensland Revenue Office (AFAD) | Official Queensland Treasury authority for stamp duty surcharges. | We used it to confirm the 8% Additional Foreign Acquirer Duty rate. We incorporated this into acquisition cost calculations for foreign buyers. |
| Queensland Revenue Office (Land Tax) | Official calculator for Queensland land tax including absentee surcharge. | We used it to explain the 3% absentee surcharge that affects most foreign landlords. We built this into our holding cost estimates. |
| Residential Tenancies Authority (RTA) | Queensland's official tenancy regulator and bond custodian. | We used it to confirm rent increase rules and bond limits. We verified the 12-month minimum between rent increases and four-week bond maximum. |
| SQM Research | Widely cited Australian housing market data provider with transparent methodology. | We used it to estimate current Gold Coast rent levels across dwelling types. We calculated gross yields using their asking rent and price data. |
| Real Estate Institute of Queensland (REIQ) | Peak body for Queensland real estate with standardized vacancy reporting. | We used it to anchor the Gold Coast vacancy rate baseline at 1.0%. We converted this into realistic vacancy assumptions for budgeting. |
| AirDNA | Leading short-term rental analytics provider used by investors worldwide. | We used it to estimate occupancy, ADR, and annual revenue for Gold Coast STRs. We assessed market saturation and the STR versus long-term trade-off. |
| OpenAgent | Australian property platform with detailed suburb-level investment analysis. | We used it to identify top-performing suburbs for yields and growth. We cross-referenced their median prices and rental yields with other sources. |
| Profile.id | Demographic data platform using ABS Census information. | We used it to understand tenant demographics and suburb preferences. We identified which areas attract families, students, and professionals. |
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.
Related blog posts
- Is now a good time to invest in property in the Gold Coast?