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 property market in 2026 is one of the most dynamic in Australia, driven by strong population growth, limited housing supply, and major infrastructure projects ahead of the Brisbane 2032 Olympics.
In this blog post, we break down the current housing prices in the Gold Coast, explain what foreigners need to know before buying, and share the latest data on market momentum, rental demand, and neighborhood trends.
We constantly update this blog post to reflect the most recent market conditions and forecasts.
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.
How's the real estate market going in the Gold Coast in 2026?
What's the average days-on-market in the Gold Coast in 2026?
As of early 2026, the estimated average days-on-market for residential properties in the Gold Coast is around 30 to 35 days for houses and 35 to 40 days for apartments, which reflects a market where well-priced homes sell quickly due to persistent buyer demand.
The realistic range of days-on-market that covers most typical listings in the Gold Coast spans from about 20 days for entry-level homes in high-demand suburbs like Southport or Coomera to 50 days or more for premium properties in prestige areas like Mermaid Beach or Main Beach.
Compared to one or two years ago, the current days-on-market in the Gold Coast has remained relatively stable, though properties are now selling slightly faster than in late 2024 as buyer confidence has improved following interest rate stabilization and continued strong migration into the region.
Are properties selling above or below asking in the Gold Coast in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in the Gold Coast shows that most homes sell slightly below their initial asking price, with vendor discounting averaging around 2.5% for houses and 3% for apartments.
In the Gold Coast in 2026, roughly 15% to 20% of properties sell at or above the asking price, while the remaining 80% to 85% sell below their initial list price, though we should note this varies significantly by suburb and property type, and these figures are estimates based on market patterns rather than exhaustive transaction data.
The property types and neighborhoods in the Gold Coast most likely to see above-asking sales are well-located houses under $1.2 million in family-friendly suburbs like Ashmore and Helensvale, as well as beachfront apartments in tightly held areas like Burleigh Heads and Palm Beach where stock is limited and lifestyle demand is strong.
By the way, you will find much more detailed data in our property pack covering the real estate market in the Gold Coast.
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 kinds of residential properties can I realistically buy in the Gold Coast?
What property types dominate in the Gold Coast right now?
The estimated breakdown of residential property types available for sale in the Gold Coast in 2026 is roughly 45% detached houses, 40% apartments and units, and 15% townhouses and semi-detached dwellings, though this mix varies dramatically between the coastal strip and inland suburbs.
The single property type representing the largest share of the market in the Gold Coast is apartments and units along the coastal corridor from Surfers Paradise to Coolangatta, where high-rise and mid-rise developments dominate the skyline and listings.
Apartments became so prevalent in the Gold Coast because the city is geographically constrained between the ocean and the hinterland, which forced density to concentrate along the narrow coastal strip, and decades of tourism-driven development created a culture of high-rise living that continues today.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in the Gold Coast?
- How much should you pay for an apartment in the Gold Coast?
Are new builds widely available in the Gold Coast right now?
The estimated share of new-build properties among all residential listings in the Gold Coast in 2026 is around 15% to 20%, though this is declining because apartment completions are projected to fall from nearly 1,900 in 2025 to fewer than 100 by 2027 due to construction constraints and limited land availability.
As of early 2026, the neighborhoods and districts in the Gold Coast with the highest concentration of new-build developments are the northern growth corridor suburbs of Coomera, Pimpama, and Upper Coomera for detached houses, and the coastal suburbs of Surfers Paradise, Broadbeach, Southport, and Palm Beach for new apartment towers and infill mid-rise projects.
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Which neighborhoods are improving fastest in the Gold Coast in 2026?
Which areas in the Gold Coast are gentrifying in 2026?
As of early 2026, the top neighborhoods in the Gold Coast showing the clearest signs of gentrification are Southport, Labrador, Biggera Waters, Palm Beach, and Miami, where older housing stock is being renovated or replaced and the retail strips are shifting toward cafes, boutiques, and lifestyle businesses.
The visible changes indicating gentrification in these Gold Coast areas include the transformation of industrial zones like Miami Marketta into arts and entertainment precincts, the proliferation of specialty coffee shops and organic grocers in Palm Beach, and the steady demolition of fibro cottages to make way for designer duplexes in Labrador and Biggera Waters.
The estimated price appreciation in these gentrifying Gold Coast neighborhoods over the past two to three years has been substantial, with Southport houses up around 25% to 30%, Palm Beach units gaining roughly 20%, and Miami properties rising approximately 18% to 22% as lifestyle demand intensified.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Gold Coast.
Where are infrastructure projects boosting demand in the Gold Coast in 2026?
As of early 2026, the top areas in the Gold Coast where major infrastructure projects are boosting housing demand are the Light Rail Stage 3 corridor from Broadbeach to Burleigh Heads, the northern growth suburbs connected by the Coomera Connector road project, and the broader region benefiting from Brisbane 2032 Olympics preparations.
The specific infrastructure projects driving demand in the Gold Coast include the $1.2 billion Light Rail Stage 3 extension adding 6.7 kilometers of track and eight new stations to Burleigh Heads, the Coomera Connector bypass improving road access in the northern corridor, and the Gold Coast Faster Rail upgrades between Kuraby and Beenleigh that will improve Brisbane connectivity.
The estimated timeline for completion of these major Gold Coast infrastructure projects is mid-2026 for the Light Rail Stage 3, with the Coomera Connector and Olympics-related transport upgrades rolling out progressively through 2030 and the Brisbane 2032 Games serving as a hard deadline for completion.
The typical price impact on nearby properties in the Gold Coast once infrastructure projects are announced versus completed tends to be around 5% to 10% uplift at announcement stage, with a further 10% to 15% appreciation by completion, though suburbs directly on the Light Rail line like Miami and Nobby Beach have already seen premiums of 15% or more priced in.
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.
What do locals and insiders say the market feels like in the Gold Coast?
Do people think homes are overpriced in the Gold Coast in 2026?
As of early 2026, the general sentiment among locals and market insiders is that Gold Coast homes feel overpriced relative to local wages, but many acknowledge that prices are justified by the extreme scarcity of housing, the lifestyle appeal, and the ongoing migration pressure from Sydney and Melbourne.
The specific evidence locals typically cite when arguing homes are overpriced in the Gold Coast includes the fact that median dwelling values have nearly doubled since 2020, that entry-level houses now start above $800,000 in most suburbs, and that renters are struggling with vacancy rates below 1.5% and median weekly rents around $780 for houses.
The counterarguments commonly given by those who believe Gold Coast prices are fair include the city's transformation from a volatile holiday market into a permanent population hub, the constrained coastal land supply that cannot be expanded, and the ongoing infrastructure investment ahead of the 2032 Olympics that will benefit the region for decades.
The price-to-income ratio in the Gold Coast currently sits around 10.3 times the average household income, which is higher than Brisbane at approximately 8 times and comparable to Sydney's outer suburbs, making it one of the least affordable regional markets in Australia relative to local wages.
What are common buyer mistakes people regret in the Gold Coast right now?
The most frequently cited buyer mistake that people regret making in the Gold Coast is underestimating body corporate fees and special levies in apartment buildings, especially in older high-rise towers along the coastal strip where aging infrastructure can trigger unexpected costs of $10,000 to $50,000 for facade repairs or lift replacements.
The second most common buyer mistake in the Gold Coast is purchasing a property for its holiday lifestyle appeal without considering the reality of living near transient tourism areas, where weekend noise, parking problems, and Schoolies crowds in Surfers Paradise or Broadbeach can make daily life frustrating for permanent residents.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in the Gold Coast.
It's because of these mistakes that we have decided to build our pack covering the property buying process in the Gold Coast.
Get the full checklist for your due diligence in the Gold Coast
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in the Gold Coast in 2026?
Do foreigners face extra challenges in the Gold Coast right now?
The estimated overall difficulty level foreigners face when buying property in the Gold Coast in 2026 is moderate to high compared to local buyers, primarily because Australian law restricts what types of properties non-residents can purchase and imposes additional approval requirements and taxes.
The specific legal restrictions applying to foreign buyers in the Gold Coast include a temporary ban on purchasing established dwellings that runs from April 2025 to March 2027, the requirement to obtain Foreign Investment Review Board approval before buying, and additional stamp duty surcharges of 8% on top of standard Queensland stamp duty for foreign purchasers.
The practical challenges foreigners most commonly encounter in the Gold Coast include navigating the complex FIRB application process from overseas, finding Australian banks willing to lend to non-residents, and managing settlement timelines when off-the-plan apartment projects face construction delays that are common in the current building environment.
We will tell you more in our blog article about foreigner property ownership in the Gold Coast.
Do banks lend to foreigners in the Gold Coast in 2026?
As of early 2026, mortgage financing for foreign buyers in the Gold Coast is available but significantly more restricted than for Australian residents, with only a handful of major banks and non-bank lenders willing to consider non-resident applications and many foreign buyers opting to purchase with cash.
The typical loan-to-value ratios foreign buyers can expect in the Gold Coast range from 50% to 70% maximum, compared to 80% to 95% for Australian residents, and interest rates for foreign borrowers are generally 0.5% to 1.5% higher than standard variable rates due to the perceived higher risk.
The documentation and income requirements banks typically demand from foreign applicants in the Gold Coast include certified translated financial statements, proof of overseas income verified by an Australian accountant, evidence of the source of deposit funds for anti-money laundering compliance, and often a requirement to hold visa status or demonstrate a clear connection to Australia.
You can also read our latest update about mortgage and interest rates in Australia.
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.
How risky is buying in the Gold Coast compared to other nearby markets?
Is the Gold Coast more volatile than nearby places in 2026?
As of early 2026, the Gold Coast's price volatility is estimated to be slightly higher than Brisbane but comparable to the Sunshine Coast, with the Gold Coast historically experiencing sharper boom-and-bust cycles due to its larger exposure to tourism, investors, and discretionary lifestyle buyers.
The historical price swings the Gold Coast has experienced over the past decade include a near-doubling of values since 2020 with approximately 90% cumulative growth, but the market also saw significant corrections during the 2008 global financial crisis and the mining downturn of 2012 to 2015 when some suburbs dropped 15% to 25% before recovering.
If you want to go into more details, we also have a blog article detailing the updated housing prices in the Gold Coast.
Is the Gold Coast resilient during downturns historically?
The estimated historical resilience of Gold Coast property values during past economic downturns is moderate, meaning the market does correct during recessions but typically recovers within three to five years, with owner-occupier-dominated suburbs holding up better than investor-heavy apartment towers.
During the most recent major downturn following the 2008 global financial crisis, Gold Coast property prices dropped approximately 10% to 15% on average, with some high-rise apartment markets falling 20% or more, and full recovery to pre-crisis levels took roughly five to six years in most suburbs.
The property types and neighborhoods in the Gold Coast that have historically held value best during downturns are detached houses in established family suburbs like Robina, Varsity Lakes, and Helensvale where owner-occupier demand is strong, as well as tightly held beachfront pockets like Burleigh Heads and Mermaid Beach where supply is permanently constrained.
Get to know the market before you buy a property in the Gold Coast
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How strong is rental demand behind the scenes in the Gold Coast in 2026?
Is long-term rental demand growing in the Gold Coast in 2026?
As of early 2026, the estimated growth trend for long-term rental demand in the Gold Coast remains very strong, with vacancy rates hovering around 1% to 1.1%, which is well below the 3% level considered balanced, and median weekly rents for houses sitting around $780.
The tenant demographics driving long-term rental demand in the Gold Coast include young professionals relocating from Sydney and Melbourne for lifestyle and affordability reasons, families seeking suburban homes in the northern growth corridor, students attending Griffith University and Bond University, and healthcare workers employed at Gold Coast University Hospital.
The neighborhoods in the Gold Coast with the strongest long-term rental demand right now are Southport and Labrador near the health and education precinct, Coomera and Pimpama in the northern growth corridor where families seek affordable housing, and Robina and Varsity Lakes near major employment and retail centers.
You might want to check our latest analysis about rental yields in the Gold Coast.
Is short-term rental demand growing in the Gold Coast in 2026?
The regulatory changes currently affecting short-term rental operations in the Gold Coast are relatively light compared to Sydney or Melbourne, though some body corporate rules in apartment buildings restrict or prohibit Airbnb-style letting, and the Queensland Government continues to monitor the sector amid calls for tighter regulation to protect long-term rental supply.
As of early 2026, the estimated growth trend for short-term rental demand in the Gold Coast remains positive, supported by the city's enduring popularity as a domestic tourism destination and the upcoming Brisbane 2032 Olympics which is expected to drive visitor numbers and accommodation demand across South East Queensland.
The current estimated average occupancy rate for short-term rentals in the Gold Coast is around 55% to 65% annually, with peaks during school holidays, Schoolies week, and major events pushing occupancy above 80% in prime beachfront locations.
The guest demographics driving short-term rental demand in the Gold Coast are primarily domestic tourists from Sydney, Melbourne, and Brisbane taking beach holidays, families visiting theme parks, business travelers attending conferences at the Gold Coast Convention Centre, and increasingly digital nomads seeking extended coastal stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in the Gold Coast.
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 are the realistic short-term and long-term projections for the Gold Coast in 2026?
What's the 12-month outlook for demand in the Gold Coast in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in the Gold Coast is steady to firm, with most analysts expecting continued buyer activity driven by migration, tight supply, and the potential for interest rate cuts later in the year.
The key economic and political factors most likely to influence demand in the Gold Coast over the next 12 months are the Reserve Bank of Australia's interest rate decisions, continued interstate migration patterns from southern states, employment growth in the health, education, and construction sectors, and consumer confidence as cost-of-living pressures evolve.
The forecasted price movement for the Gold Coast over the next 12 months ranges from 4% to 11% growth depending on the source, with SQM Research predicting 7% to 11%, major banks forecasting 4% to 7%, and some analysts projecting up to 13% if interest rates fall and migration remains strong.
By the way, we also have an update regarding price forecasts in Australia.
What's the 3 to 5 year outlook for housing in the Gold Coast in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in the Gold Coast is broadly positive with an upward bias, though growth rates are expected to moderate from the exceptional pace of 2020 to 2025 as affordability constraints begin to bite and the market matures.
The major development projects and urban plans expected to shape the Gold Coast over the next 3 to 5 years include the Brisbane 2032 Olympics infrastructure investments, potential Light Rail Stage 4 extension to Coolangatta, continued expansion of the health and knowledge precinct around Southport, and ongoing residential development in the northern growth corridor.
The single biggest uncertainty that could alter the 3 to 5 year outlook for the Gold Coast is the trajectory of interest rates and inflation, because even modest changes in borrowing costs can significantly impact buyer capacity in a market where prices have already stretched affordability to its limits.
Are demographics or other trends pushing prices up in the Gold Coast in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in the Gold Coast is very significant, with population growth consistently outpacing new housing supply and creating persistent upward pressure on both purchase prices and rents.
The specific demographic shifts most affecting prices in the Gold Coast are the continued interstate migration of cashed-up buyers from Sydney and Melbourne seeking lifestyle relocations, the aging population of Baby Boomers downsizing from southern capitals to coastal apartments, and the growth of young families settling in northern suburbs like Coomera and Pimpama.
The non-demographic trends also pushing prices in the Gold Coast include the shift to remote work that has made coastal living viable for white-collar professionals, the wealth transfer effect from older Australians to younger buyers enabling larger deposits, and the structural undersupply of new apartments as construction costs make development financially unviable.
These demographic and trend-driven price pressures are expected to continue in the Gold Coast for at least the next five to seven years, as population growth projections show the Gold Coast reaching one million residents by 2037 and infrastructure investment remains committed through the 2032 Olympics and beyond.
What scenario would cause a downturn in the Gold Coast in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in the Gold Coast would be a combination of interest rates staying high or rising further while unemployment increases, which would simultaneously reduce borrowing capacity and buyer confidence at a time when prices are already stretched.
The early warning signs that would indicate a downturn is beginning in the Gold Coast include a sustained rise in days-on-market beyond 50 days, vendor discounting increasing above 5%, vacancy rates climbing toward 2% or higher, and a noticeable increase in distressed or mortgagee sales particularly in investor-heavy apartment buildings.
Based on historical patterns, a potential downturn in the Gold Coast could realistically see prices fall 10% to 20% from peak levels over 12 to 24 months, with apartment markets and investor-heavy suburbs likely to be hit hardest while owner-occupier suburbs with strong fundamentals would experience more modest corrections of 5% to 10%.
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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 | It's Australia's official government statistics agency responsible for collecting and publishing population, housing, and economic data. | We used ABS data to anchor population growth figures, rental market insights, and building approval trends for the Gold Coast. We cross-referenced their regional population releases with local market indicators. |
| Cotality (CoreLogic) | It's Australia's leading property data and analytics provider, producing the most widely cited home value indices and market research. | We used Cotality data for median prices, vendor discounting benchmarks, and days-on-market indicators. We also referenced their regional market updates for Gold Coast-specific growth rates. |
| Real Estate Institute of Queensland | It's Queensland's peak real estate industry body and the authoritative source for state and regional market commentary. | We used REIQ reports to establish Queensland baseline metrics for days-on-market and market sentiment. We triangulated their data with national figures to estimate Gold Coast-specific ranges. |
| SQM Research | It's a respected independent housing research firm known for its transparent vacancy rate methodology and property forecasts. | We used SQM Research data to quantify Gold Coast rental vacancy rates and rental demand tightness. We also referenced their price forecasts for the 12-month outlook section. |
| Australian Government Foreign Investment | It's the official government source for foreign investment rules, including what properties non-residents can legally purchase. | We used their guidance to accurately describe the restrictions foreign buyers face in 2026, including the temporary ban on established dwellings. We ensured our foreign buyer section reflects current law. |
| Reserve Bank of Australia | It's Australia's central bank and the authoritative source for interest rate policy and economic conditions affecting housing markets. | We used RBA data to frame the interest rate backdrop affecting Gold Coast buyers in 2026. We linked rate expectations to demand sensitivity and affordability pressures. |
| Centre for Population | It's a federal government unit that interprets official population data and provides housing-relevant demographic analysis. | We used their regional population commentary to validate that the Gold Coast is structurally one of Australia's fastest-growing markets. We linked this to demand fundamentals throughout the article. |
| Queensland Government Statistician's Office | It's Queensland's official statistics office publishing method-backed regional growth analysis and demographic data. | We used QGSO reports to position Gold Coast demand versus other Queensland regions like Sunshine Coast and Brisbane. We referenced their growth data to explain why supply stays tight. |
| AirDNA | It's one of the most widely used short-term rental analytics platforms globally, providing consistent market coverage for vacation rentals. | We used AirDNA metrics to estimate short-term rental occupancy rates and demand trends in the Gold Coast. We cross-checked their data against tourism reporting for accuracy. |
| Queensland Department of Transport and Main Roads | It's the official government source for infrastructure project timelines, budgets, and completion dates in Queensland. | We used their project information to accurately describe the Light Rail Stage 3 timeline and other transport upgrades boosting Gold Coast property demand. |
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