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 popular destinations for expats, offering a unique blend of beach lifestyle, modern infrastructure, and proximity to Brisbane.
This guide covers everything you need to know about moving to the Gold Coast in 2026, from visa options and cost of living to neighborhoods and job opportunities.
We constantly update this blog post with the latest data and insights to keep it accurate and useful.
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.
Is the Gold Coast a good place to live in 2026?
Is quality of life getting better or worse in the Gold Coast in 2026?
As of early 2026, quality of life on the Gold Coast remains high overall but is under increasing pressure from housing costs that continue to outpace wage growth.
The most notable improvement over the past two to three years has been the expansion of the light rail network and healthcare infrastructure, with Gold Coast University Hospital now serving as a major tertiary facility that reduces the need to travel to Brisbane for specialized care.
However, the persistent challenge that keeps getting worse is housing affordability, with Gold Coast rents climbing faster than the regional Consumer Price Index and making it harder for average-income earners to feel financially relaxed.
Are hospitals good in the Gold Coast in 2026?
As of early 2026, hospitals on the Gold Coast meet or exceed Western European and North American standards, with well-equipped public facilities and several private options offering fast specialist access.
The hospitals expats most commonly recommend are Gold Coast University Hospital in Southport for major tertiary care, Robina Hospital for the central and southern corridor, and Pindara Private Hospital in Benowa for those with private insurance seeking faster elective procedures.
A standard GP consultation on the Gold Coast typically costs between A$0 and A$60 out of pocket if you are Medicare-eligible (around US$0 to US$40 or EUR 0 to EUR 35), but if you are on a temporary visa without Medicare access, expect to pay A$80 to A$130 (US$55 to US$90 or EUR 50 to EUR 80).
Private health insurance is strongly recommended and often financially necessary for expats on temporary visas who are not eligible for Medicare, while those with Medicare access mainly use private cover for faster specialist appointments and choice of hospital.
Are there any good international schools in the Gold Coast in 2026?
As of early 2026, the Gold Coast does not have many traditional "international schools" like those found in Singapore or Dubai, but it offers several excellent independent schools that are very popular with expat families and provide globally recognized pathways such as the IB or strong university preparation.
The schools most reputable among expat families include A.B. Paterson College in Arundel, Somerset College in Mudgeeraba, and All Saints Anglican School in Merrimac.
Annual tuition fees at these independent schools on the Gold Coast typically range from A$12,000 to A$30,000 per child (US$8,000 to US$20,000 or EUR 7,500 to EUR 18,500), depending on the year level and whether extras like devices, uniforms, and excursions are included.
Waitlists can be significant at popular schools in the Arundel, Benowa, Southport, and Robina corridor, so expats should apply 6 to 12 months ahead, and Queensland public schools are a viable alternative if you choose a suburb with a good local catchment.
Is the Gold Coast a dangerous place in 2026?
As of early 2026, the Gold Coast is not dangerous by global city standards and is generally considered safe for both residents and expats, though it does have localized pockets of nightlife-related incidents and property crime.
The most common safety concerns expats should be aware of are alcohol-fueled incidents around Surfers Paradise on weekend nights, opportunistic property theft in areas with high tourist traffic, and occasional vehicle break-ins in beach parking areas.
The neighborhoods generally considered safest for expats on the Gold Coast include Broadbeach, Mermaid Beach, Burleigh Heads, Main Beach, and the Southport hospital and university corridor, all of which offer good lighting, walkability, and proximity to daily amenities.
Women can generally live alone safely on the Gold Coast, especially in these well-lit, walkable suburbs, though common precautions include avoiding late-night transit through nightlife hotspots alone and using the Queensland Police Service crime mapping tool to compare suburbs before signing a lease.
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How much does everyday life cost in the Gold Coast in 2026?
What monthly budget do I need to live well in the Gold Coast in 2026?
As of early 2026, a single person needs around A$5,500 to A$6,500 per month (US$3,700 to US$4,400 or EUR 3,400 to EUR 4,000) to live comfortably on the Gold Coast, covering a one-bedroom unit, utilities, groceries, transport, and some social activities.
For a more modest but decent lifestyle, a single person can manage on around A$4,500 to A$5,000 per month (US$3,000 to US$3,400 or EUR 2,800 to EUR 3,100), though this means a smaller apartment, cooking at home more often, and limiting dining out.
For a more comfortable or upscale lifestyle, especially for couples or families, budgets climb to A$9,500 to A$12,000 per month for a couple (US$6,400 to US$8,100 or EUR 5,900 to EUR 7,400) and A$13,000 to A$17,000 per month for a family of four (US$8,800 to US$11,500 or EUR 8,000 to EUR 10,500).
Housing is by far the largest expense on the Gold Coast, with SQM Research showing unit rents averaging around A$857 per week, which means your accommodation alone can consume 40% to 50% of a comfortable budget before you even buy groceries.
What is the average income tax rate in the Gold Coast in 2026?
As of early 2026, a typical middle-income earner on the Gold Coast with a taxable income of around A$80,000 pays an effective income tax rate of approximately 19%, while someone earning A$110,000 pays closer to 24%.
Australia uses a progressive tax system, and for the 2025-26 financial year, the brackets are 16% from A$18,200 to A$45,000, 30% from A$45,000 to A$135,000, 37% from A$135,000 to A$190,000, and 45% above A$190,000, so your marginal rate depends on where your income falls within these thresholds.
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 kind of foreigners actually live in the Gold Coast in 2026?
Where do most expats come from in the Gold Coast in 2026?
As of early 2026, the largest expat communities on the Gold Coast come from New Zealand, the United Kingdom, and South Africa, with growing representation from various Asian and European countries depending on the suburb.
According to ABS Census data, roughly 30% to 35% of Gold Coast residents were born overseas, making it one of Australia's more internationally diverse cities outside of Sydney and Melbourne.
New Zealanders are drawn by the easy migration pathway through the Trans-Tasman arrangement, British expats often cite the climate and lifestyle upgrade from the UK, and South Africans frequently mention safety and economic stability as key reasons for choosing the Gold Coast.
The expat population on the Gold Coast is a genuine mix of working professionals, retirees seeking sun and healthcare access, and increasingly digital nomads and remote workers attracted by the beach lifestyle and Australia's time zone overlap with Asia.
Where do most expats live in the Gold Coast in 2026?
As of early 2026, the neighborhoods where expats concentrate most heavily on the Gold Coast include Broadbeach, Surfers Paradise, Main Beach, Southport, Mermaid Beach, Burleigh Heads, and Robina.
What makes these areas attractive is a combination of walkability, beach access, light rail connectivity (especially along the Broadbeach to Southport corridor), and proximity to amenities like hospitals, schools, and dining, which means expats can often get by without a car in their first year.
Emerging neighborhoods attracting more expats include Palm Beach, Currumbin, and Tugun in the southern end for those seeking a more local, less touristy feel, as well as Hope Island and Paradise Point for families who prefer a quieter marina and low-density lifestyle.
Are expats moving in or leaving the Gold Coast in 2026?
As of early 2026, the Gold Coast is experiencing a net inflow of expats, driven by continued domestic and international migration from people seeking a lifestyle change away from larger capitals like Sydney and Melbourne.
The main factor pulling expats to the Gold Coast right now is the combination of beach lifestyle, relatively lower property prices compared to Sydney, proximity to Brisbane's job market, and the upcoming infrastructure boost from the 2032 Olympics preparations.
However, some expats do leave the Gold Coast after a year or two, primarily because housing costs ended up higher than expected or because the car dependence outside the light rail corridor made daily life inconvenient.
Compared to similar destinations like the Sunshine Coast or Byron Bay, the Gold Coast tends to attract more expats due to its larger scale, better healthcare infrastructure, and more diverse job market, though the Sunshine Coast is gaining ground among those prioritizing a quieter pace.
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What paperwork do I need to move to the Gold Coast in 2026?
What visa options are popular in the Gold Coast in 2026?
As of early 2026, the three most popular visa types for expats moving to the Gold Coast are employer-sponsored temporary work visas (subclass 482), skilled independent visas (subclass 189), and partner visas for those joining an Australian citizen or permanent resident.
The most commonly used pathway, the employer-sponsored visa, requires a genuine job offer from an Australian employer willing to sponsor you, your occupation to be on the relevant skilled occupation list, and typically some years of relevant work experience plus English language proficiency.
Australia does not currently offer a dedicated digital nomad visa, but remote workers sometimes use visitor visas (with no work rights) for short stays, or they secure employer sponsorship if their overseas company has an Australian entity willing to employ them locally.
Most temporary work visas are valid for 2 to 4 years and can be renewed or transitioned to permanent residency if you meet the requirements, while skilled independent visas grant permanent residency from the start but involve a points-based assessment and longer processing times.
How long does it take to get residency in the Gold Coast in 2026?
As of early 2026, temporary work visas can often be processed within a few months if your employer is organized and your documents are complete, while permanent residency through skilled or partner routes typically takes anywhere from 6 months to over 2 years depending on the stream.
Common factors that speed up your application include having a complete and accurate document set, a skills assessment already done, a straightforward medical and police check, and an employer experienced with sponsorship, while delays often come from missing documents, complex personal circumstances, or occupations with high application volumes.
To become eligible for permanent residency, most pathways require you to have lived and worked in Australia for at least 2 to 4 years on a temporary visa, and citizenship eligibility typically requires 4 years of residence including 1 year as a permanent resident.
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.
How hard is it to find a job in the Gold Coast in 2026?
Which industries are hiring the most in the Gold Coast in 2026?
As of early 2026, the top three industries hiring the most on the Gold Coast are healthcare and aged care (driven by population growth and the expanded Gold Coast University Hospital), construction and trades (fueled by residential development and 2032 Olympics infrastructure), and tourism and hospitality (the backbone of the local economy).
English is the working language in Australia, so expats do not face a language barrier, but the real hurdles are often licensing requirements (especially for healthcare and trades), local work experience preferences, and having the right visa with work rights.
The roles most accessible to foreign job seekers on the Gold Coast include registered nurses and aged care workers (high demand and sponsorship-friendly), project managers and engineers in construction, hospitality supervisors and chefs, and IT professionals who can work for Brisbane-based companies while living on the coast.
What salary ranges are common for expats in the Gold Coast in 2026?
As of early 2026, typical salaries for expats working on the Gold Coast range from around A$55,000 to A$140,000 gross per year (US$37,000 to US$95,000 or EUR 34,000 to EUR 86,000), depending heavily on the industry and seniority level.
Entry-level and mid-level positions in hospitality, retail, or administrative roles typically pay between A$55,000 and A$75,000 gross (US$37,000 to US$50,000 or EUR 34,000 to EUR 46,000), while skilled corporate roles in healthcare, construction management, or finance often range from A$90,000 to A$140,000 gross (US$60,000 to US$95,000 or EUR 55,000 to EUR 86,000).
Senior or highly specialized roles, such as medical specialists, senior IT architects, or construction directors, can command A$140,000 or more (US$95,000+ or EUR 86,000+), especially if the role is hard to fill locally.
Employers on the Gold Coast do sponsor work visas, but sponsorship is most realistic when your occupation is on the skilled occupation list, the employer has experience with sponsored hires, and they genuinely cannot find a suitable local candidate.
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What's daily life really like for expats in the Gold Coast right now?
What do expats love most about living in the Gold Coast right now?
Expats on the Gold Coast most frequently praise the outdoor beach lifestyle that actually becomes part of daily routine, the distinct personality of each micro-neighborhood from Burleigh to Broadbeach, and the fact that it feels like a small city while still having access to big-city healthcare and amenities.
The lifestyle benefit that comes up again and again is the ability to swim, surf, or walk along the beach before work as a normal part of the morning, something that feels like a permanent vacation to people coming from colder or more urban environments.
The practical advantage expats appreciate most is the combination of modern infrastructure (hospitals, schools, light rail) with significantly lower housing costs than Sydney or Melbourne, meaning you can get a better lifestyle for less money than in Australia's larger capitals.
Socially, expats enjoy that Gold Coast locals are generally friendly and relaxed, the cafe and dining scene is strong without being pretentious, and the international community is large enough that you can find people from your home country while still feeling integrated into Australian life.
What do expats dislike most about life in the Gold Coast right now?
The top complaints from expats on the Gold Coast are the high cost and competition for rental housing, the heavy car dependence once you live outside the Broadbeach-to-Southport light rail corridor, and the crowding in beach suburbs during peak tourist seasons like Christmas and Schoolies week.
The daily inconvenience that frustrates expats most is discovering that many suburbs require a car for even basic errands, which adds significant expense and time if you expected to live car-free like you might in European cities.
The bureaucratic headache that causes the most frustration is dealing with real estate agents and the competitive rental application process, where you often need to provide extensive documentation, attend multiple inspections, and compete against many other applicants for the same property.
Most expats find these frustrations manageable rather than deal-breakers, especially once they secure stable housing and understand the rhythm of the city, but the first few months of settling in can feel stressful until you get established.
What are the biggest culture shocks in the Gold Coast right now?
The biggest culture shocks expats experience when moving to the Gold Coast are the early-morning outdoor culture where people exercise at sunrise, the slower pace of service compared to major global cities, and how much your suburb choice affects your entire weekly routine and social life.
The social norm that surprises newcomers most is how casually Australians dress and interact even in professional settings, combined with the expectation that you will embrace outdoor activities and beach culture rather than just admiring it from a distance.
The daily routine adjustment that takes longest is getting used to shops and services closing earlier than in European or Asian cities, and accepting that Sunday and public holiday trading hours are limited, which requires more planning for errands.
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.
Can I buy a home as a foreigner in the Gold Coast in 2026?
Can foreigners legally own property in the Gold Coast in 2026?
As of early 2026, foreigners can legally own property in Australia including the Gold Coast, but they face restrictions that generally steer them toward purchasing new dwellings rather than established homes.
The specific restrictions require foreign buyers to obtain approval from the Foreign Investment Review Board (FIRB) before purchasing, pay an application fee that scales with the property value, and in most cases buy only newly constructed or off-the-plan properties unless they hold a qualifying temporary visa allowing them to buy an established home to live in.
Foreigners can own apartments, houses, and land on the Gold Coast, but the rules strongly favor new construction, and buying established property typically requires temporary resident status with FIRB approval and comes with a condition to sell when you leave Australia.
By the way, we've written a blog article detailing the whole property buying process for foreigners in the Gold Coast.
What is the average price per m² in the Gold Coast in 2026?
As of early 2026, the average price per square meter for residential property on the Gold Coast ranges from approximately A$7,500 to A$11,500 per m² for houses (US$5,000 to US$7,800 or EUR 4,600 to EUR 7,100) and A$9,000 to A$14,000 per m² for units (US$6,000 to US$9,500 or EUR 5,500 to EUR 8,600), though beachfront and premium suburbs can be significantly higher.
Property prices on the Gold Coast have risen substantially over the past two to three years, with the median house price now around the A$1 million mark, driven by strong interstate migration, limited supply, and continued demand from both domestic and international buyers.
Also, you'll find our latest property market analysis about the Gold Coast here.
Do banks give mortgages to foreigners in the Gold Coast in 2026?
As of early 2026, mortgages for foreigners are available in Australia but come with stricter conditions than for citizens or permanent residents, including higher deposit requirements and more documentation.
Banks known to offer mortgages to foreigners include Commonwealth Bank, Westpac, and ANZ, though policies vary and some use specialist non-bank lenders for foreign income borrowers.
Typical mortgage conditions for foreigners on the Gold Coast require a deposit of 20% to 40% (higher than the 10% to 20% often available to residents), interest rates that may include a small premium, and loan terms up to 30 years depending on your age and visa status.
To qualify, foreigners typically need to provide proof of foreign income with certified translations, a valid passport and visa, FIRB approval documentation, Australian bank statements, and evidence of the deposit source, with lenders closely scrutinizing income stability and currency of earnings.
You can also read our latest update about mortgage and interest rates in Australia.
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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 Bureau of Statistics Census | Australia's official statistics agency providing baseline population data. | We used it to ground the expat profile for the Gold Coast, including birthplace, languages, and household structure. We also used it as a reality check for income and housing patterns. |
| SQM Research | Established housing analytics firm with consistent time-series methodology. | We used it to get Gold Coast-specific rent benchmarks for early 2026 budgeting. We cross-checked it against CPI to ensure housing costs did not distort overall budget estimates. |
| AIHW MyHospitals | Australia's national health statistics agency hospital reporting platform. | We used it to evaluate public hospital performance metrics relevant to newcomers. We combined this with Queensland Health data to make hospital assessments evidence-based. |
| Department of Home Affairs | The official visa decision-maker for Australia. | We used it to frame realistic visa pathways that expats actually use. We cross-checked with processing time guidance to provide accurate timeline estimates. |
| Federal Register of Legislation | The official, legally binding source for Australian income tax rates. | We used it to compute accurate effective tax rates for the 2025-26 financial year. We applied the bracket thresholds to common salary levels for precise planning estimates. |
| Queensland Police Service | The primary law enforcement body providing official local crime data. | We used it to discuss safety with real offense patterns rather than anecdotes. We also directed readers to the QPS tool for comparing suburbs before choosing housing. |
| Foreign Investment Review Board | Sets and explains Australia's foreign investment rules for property. | We used it to explain whether foreigners can legally buy property and what types. We combined it with ATO guidance for both policy and practical steps. |
| Cotality/CoreLogic Housing Chart Pack | Major Australian housing data provider with transparent, widely used indices. | We used it to anchor housing value momentum and estimate 2026 price levels. We triangulated it with other market indicators to avoid relying on a single index. |
| Jobs and Skills Australia | Australian Government's labor market analytics hub for workforce planning. | We used it to identify hiring-heavy industries and realistic job prospects. We cross-checked with local industry structure to make guidance specific to the Gold Coast. |
| Translink | Official public transport operator for South East Queensland. | We used it to build realistic monthly transport budgets for expats. We also used it to explain which Gold Coast areas are easiest to live in without a car. |
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.
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