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
Buying property in the Gold Coast as a foreigner in 2026 comes with real risks that many buyers only discover after losing money.
We constantly update this blog post to reflect the latest regulations, scam patterns, and insider knowledge specific to the Gold Coast market.
This guide covers everything from legal restrictions to settlement fraud, hidden costs, and the verification steps that actually protect you.
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 risky is buying property in the Gold Coast as a foreigner in 2026?
Can foreigners legally own properties in the Gold Coast in 2026?
As of early 2026, foreign buyers face significant restrictions on what residential property they can purchase in the Gold Coast, with established dwellings essentially off-limits under a ban running from April 2025 to March 2027.
The main restriction is that foreign persons generally cannot buy existing homes or apartments in the Gold Coast, but they can apply to purchase new dwellings, off-the-plan apartments, or vacant land with conditions to build within set timeframes.
Because direct ownership of established properties is blocked, most foreigners looking at the Gold Coast in 2026 end up purchasing new developments in areas like Surfers Paradise, Broadbeach, Southport, or Main Beach, or they buy vacant land and commit to building.
This means that if you see a "great investment opportunity" in the Gold Coast that is an existing apartment or house, you should immediately verify whether you are actually allowed to buy it as a foreigner, because many international listings fail to mention this crucial restriction.
What buyer rights do foreigners actually have in the Gold Coast in 2026?
As of early 2026, foreigners who purchase approved property types in the Gold Coast have broadly the same contractual rights as Australian citizens, including access to standard buyer protections under Queensland law.
If a seller breaches a contract in the Gold Coast, foreign buyers can pursue the same legal remedies as locals, including seeking specific performance, damages, or rescission through Queensland courts, which have a strong track record of enforcing property contracts.
However, the most common right that foreigners mistakenly assume they have in the Gold Coast is an automatic cooling-off period on all purchases, when in fact auctions and some post-auction sales have no cooling-off period at all, leaving buyers locked into deals they cannot exit.
Queensland's standard cooling-off period ends at 5pm on the fifth business day after contract signing, but foreigners often get pressured into waiving this protection or buying at auction without realizing they have no exit option.
How strong is contract enforcement in the Gold Coast right now?
Contract enforcement for real estate transactions in the Gold Coast is strong by global standards, with Australia ranking 11th out of 143 countries in the World Justice Project Rule of Law Index 2025, which is comparable to or better than the United Kingdom, France, and the United States.
The main weakness foreigners should understand is that strong courts cannot undo a scam where you voluntarily transferred money to a criminal's bank account, because recovery after payment redirection fraud is extremely difficult and time-sensitive, meaning prevention matters far more than litigation.
By the way, we detail all the documents you need and what they mean in our property pack covering the Gold Coast.
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.
Which scams target foreign buyers in the Gold Coast right now?
Are scams against foreigners common in the Gold Coast right now?
Real estate scams targeting foreigners in the Gold Coast are common enough that you should assume you will be probed at some point during your property search, especially if you are buying remotely or handling transactions primarily through email.
The type of transaction most frequently targeted by scammers in the Gold Coast is the settlement payment, because large sums move quickly under time pressure, and criminals know that buyers are focused on meeting deadlines rather than questioning bank details.
The profile of foreign buyer most commonly targeted in the Gold Coast is someone purchasing remotely, often in a different time zone, who relies heavily on email communication and may not have established relationships with local professionals they can call directly.
The single biggest warning sign that a deal may be a scam in the Gold Coast is any last-minute change to bank account details, especially if it comes via email and creates urgency to transfer funds immediately without verification.
What are the top three scams foreigners face in the Gold Coast right now?
The top three scams that foreigners face when buying property in the Gold Coast are settlement payment redirection (where criminals impersonate your conveyancer and send fake bank details), off-the-plan pressure tactics (where marketing overpromises and contracts underdeliver), and AFAD shock (where the 8% Additional Foreign Acquirer Duty catches buyers completely off guard).
The most common scam, payment redirection, typically unfolds when a criminal monitors email communications between you and your conveyancer, then sends a convincing email with "updated bank details" right before you are scheduled to transfer your deposit or settlement amount, and because the timing and tone seem legitimate, buyers transfer hundreds of thousands of dollars to the wrong account.
The most effective protection against payment redirection is to verify all bank details by calling your conveyancer on a phone number you obtained independently (not from the email), while for off-the-plan risks you should ensure every promise is written into the contract, and for AFAD shock you simply need to budget an extra 8% of the purchase price from day one.
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 do I verify the seller and ownership in the Gold Coast without getting fooled?
How do I confirm the seller is the real owner in the Gold Coast?
The standard verification process to confirm the seller is the real owner in the Gold Coast is to order an official title search through Titles Queensland (OTIS), which shows the registered owner's name and any interests recorded against the property.
The official document foreigners should check is the current title search from Titles Queensland, and you should verify that the seller's name on the contract matches the registered owner exactly, including correct spelling.
The most common trick fake sellers use to appear legitimate in the Gold Coast is sending PDFs or screenshots of title documents via email, which can easily be altered, and this happens often enough that you should never rely on any document you did not source directly from the official registry yourself.
Where do I check liens or mortgages on a property in the Gold Coast?
The official registry where you check liens or mortgages on a property in the Gold Coast is Titles Queensland, where a current title search will reveal registered mortgages, caveats, and other encumbrances recorded against the property.
When checking for liens in the Gold Coast, you should request a current title search showing all registered interests, and if you see any caveats or mortgages, you can order images of the dealing instruments to understand exactly what claims exist against the property.
The type of lien most commonly missed by foreign buyers in the Gold Coast is a caveat, which is a warning that someone claims an interest in the property, and while it may be resolvable, it can delay settlement and create unexpected leverage problems if discovered late.
It's one of the aspects we cover in our our pack about the real estate market in the Gold Coast.
How do I spot forged documents in the Gold Coast right now?
The most common type of forged document used in property scams in the Gold Coast is a fake email or altered PDF claiming to be from your conveyancer or solicitor with "updated" bank details, and this happens commonly enough that PEXA has published dedicated guidance on the issue.
The specific red flags that indicate a document may be forged in the Gold Coast include slight differences in email addresses (like an extra letter or different domain), unexpected urgency to transfer funds, bank details that differ from what you were given earlier, and any request to keep the change confidential.
The official verification method you should use in the Gold Coast is to source all critical documents directly from official portals like Titles Queensland and the Gold Coast Council mapping service, and to verify any payment instructions by calling your conveyancer on a phone number you obtained independently before the transaction began.
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.
What "grey-area" practices should I watch for in the Gold Coast?
What hidden costs surprise foreigners when buying a property in the Gold Coast?
The three most common hidden costs that foreigners overlook in the Gold Coast are the Additional Foreign Acquirer Duty (AFAD) at 8% of the purchase price (around A$120,000 or US$78,000 or EUR 72,000 on a A$1.5 million property), standard transfer duty (around A$67,000 or US$43,500 or EUR 40,000 on the same property), and flood or insurance-related costs that can be significantly higher on waterfront properties in areas like Surfers Paradise, Broadbeach Waters, and Hope Island.
The hidden cost most often deliberately concealed by sellers or agents in the Gold Coast is the full impact of AFAD, which sometimes happens when agents focus on the headline price and downplay or fail to mention that foreign buyers face an extra 8% duty that Australians do not pay.
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.
Are "cash under the table" requests common in the Gold Coast right now?
In mainstream Gold Coast residential transactions, overt "cash under the table" requests are not common and are not considered normal or safe practice, though you may encounter grey-area pressure tactics like demands for immediate holding deposits or suggestions to use "preferred" service providers.
The typical reason a seller might request undeclared cash payments in the Gold Coast is to reduce the declared purchase price and thereby lower the transfer duty and capital gains tax owed, but this is illegal and creates serious risks for the buyer.
If you agree to an undeclared cash payment in the Gold Coast, you face potential prosecution for tax fraud, difficulty proving what you actually paid if a dispute arises, and the risk that your contract may be unenforceable because it was based on a false declaration to authorities.
Are side agreements used to bypass rules in the Gold Coast right now?
Side agreements that attempt to bypass official rules in Gold Coast property transactions sometimes happen, particularly in the form of inflated furniture valuations to reduce duty on the land component, or verbal promises about off-the-plan developments that never make it into the contract.
The most common type of side agreement in the Gold Coast is an off-the-plan "promise" where marketing material describes views, finishes, or amenities that are not actually guaranteed in the contract, leaving buyers with no legal recourse when the finished product differs from expectations.
If a side agreement is discovered by authorities in the Gold Coast, foreigners face potential reassessment of duties owed plus penalties, possible contract disputes if the agreement contradicts official documents, and in serious cases, investigation for fraud or tax evasion.
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 trust real estate agents in the Gold Coast in 2026?
Are real estate agents regulated in the Gold Coast in 2026?
As of early 2026, real estate agents in the Gold Coast are regulated under Queensland law, which requires agents and salespeople to hold appropriate licences or registrations to legally conduct property transactions.
A legitimate real estate agent in the Gold Coast should hold a licence or registration issued under the Property Occupations Act 2014, and you can ask for their licence details before engaging with them.
Foreigners can verify whether an agent is properly licensed in the Gold Coast by requesting the agent's licence or registration number and checking it through Queensland's official licensing verification channels, rather than accepting "I work for a big brand" as proof.
Please note that we have a list of contacts for you in our property pack about the Gold Coast.
What agent fee percentage is normal in the Gold Coast in 2026?
As of early 2026, there is no "standard" agent commission rate in the Gold Coast because Queensland deregulated commission caps years ago, meaning fees are negotiated between the seller and agent.
The typical range of agent fee percentages that covers most residential transactions in the Gold Coast is around 2% to 3.5% plus GST, though luxury waterfront properties and unique situations may see different arrangements.
In the Gold Coast, the seller typically pays the agent's commission, so as a buyer you are not directly charged this fee, but it can still affect you through how the property is priced and how aggressively the agent pushes for a quick sale.
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.
What due diligence actually prevents disasters in the Gold Coast?
What structural inspection is standard in the Gold Coast right now?
The standard structural inspection process for property purchases in the Gold Coast is a combined building and pest inspection, which Queensland Government guidance explicitly recommends as part of making an offer on a home.
A qualified inspector in the Gold Coast should check the foundation, roof structure, walls, plumbing, electrical systems, and signs of termite damage or water ingress, with particular attention to moisture issues given the coastal humidity.
The type of professional qualified to perform structural inspections in the Gold Coast is a licensed building inspector, and for pest issues you need a licensed pest inspector, though many inspectors offer combined services.
The most common structural issues that inspections reveal in Gold Coast properties are termite damage, water ingress and waterproofing failures, mould from coastal humidity, and for apartments, defects related to common areas that may trigger special levies.
How do I confirm exact boundaries in the Gold Coast?
The standard process for confirming exact property boundaries in the Gold Coast is to obtain the official survey plan through Titles Queensland and, if boundaries are critical to your decision, hire a registered cadastral surveyor to physically mark them on site.
The official document that shows the legal boundaries of a property in the Gold Coast is the survey plan, which can be accessed through the OTIS system at Titles Queensland and shows the exact dimensions and position of your lot.
The most common boundary dispute that affects foreign buyers in the Gold Coast involves waterfront and canal properties in areas like Broadbeach Waters, Mermaid Waters, and Paradise Point, where setbacks, easements, and constraints make "where your land ends" more complicated than fences suggest.
The professional you should hire to physically verify boundaries on the ground in the Gold Coast is a registered cadastral surveyor, because Queensland law requires that only properly registered surveyors can undertake surveys that legally define property boundaries.
What defects are commonly hidden in the Gold Coast right now?
The top three defects that sellers commonly conceal from buyers in the Gold Coast are water ingress and waterproofing failures (common due to coastal weather), mould growth in poorly ventilated areas (common in older coastal stock and apartments), and flood exposure that affects insurance costs and resale value (common in low-lying areas near canals).
The inspection technique that helps uncover hidden defects in the Gold Coast is a thorough building and pest inspection combined with checking the City of Gold Coast mapping search for flood overlays before you become emotionally committed to a property, especially for waterfront listings in areas like Hope Island, Runaway Bay, and Benowa Waters.
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 insider lessons do foreigners share after buying in the Gold Coast?
What do foreigners say they did wrong in the Gold Coast right now?
The most common mistake foreigners say they made when buying property in the Gold Coast is trusting emailed bank details without independently verifying them by phone, which in several cases led to settlement funds being transferred to criminals instead of the correct account.
The top three regrets foreigners most frequently mention after buying in the Gold Coast are not budgeting for AFAD (the extra 8% duty that added A$100,000 or more to their costs), assuming an overseas-friendly agent would handle compliance only to discover the property type was not eligible for foreign purchase, and skipping flood and constraint checks until after they had emotionally committed to a waterfront property.
The single piece of advice experienced foreign buyers most often give to newcomers in the Gold Coast is to pull all official documents yourself from Titles Queensland and Gold Coast Council, rather than trusting whatever PDFs get emailed to you by agents or sellers.
The mistake foreigners say cost them the most money in the Gold Coast is failing to price in AFAD early in their budget, which can blow up your total costs by over A$100,000 on a typical Gold Coast purchase and leave you scrambling to find additional funds at settlement.
What do locals do differently when buying in the Gold Coast right now?
The key difference in how locals approach buying property in the Gold Coast compared to foreigners is that locals pull official documents themselves from Titles Queensland, Gold Coast Council mapping, and survey records rather than relying on whatever an agent emails them, because they know how easy it is to alter a PDF.
The verification step locals routinely take that foreigners often skip in the Gold Coast is checking the City of Gold Coast flood overlay maps before getting emotionally attached to a waterfront property, because locals know that flood constraints in areas like Paradise Point, Runaway Bay, and parts of Surfers Paradise can dramatically affect insurance costs and future resale value.
The local knowledge advantage that helps Gold Coast residents get better deals is understanding which body corporate situations signal trouble (such as pending special levies for defect repairs in high-rise buildings), because locals ask to see body corporate records and meeting minutes before making an offer, while foreigners often focus only on the apartment itself.
Don't buy the wrong property, in the wrong area of the Gold Coast
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Foreign Investment Review Board (FIRB) | The Australian Government's official rulebook for foreign property buyers. | We used it to confirm the current ban window on established dwellings for foreigners. We shaped the "what you can actually buy" section around these rules. |
| Australian Taxation Office (ATO) | The ATO runs foreign investment applications and publishes practical compliance rules. | We used it to verify which property types foreigners can apply to purchase. We translated their guidance into practical workflow expectations. |
| Queensland Revenue Office (QRO) | The Queensland Treasury authority that sets and explains state property duties. | We used it to confirm that AFAD is an extra 8% on top of transfer duty. We flagged this as the biggest hidden cost foreigners underestimate. |
| Titles Queensland | The official register for land titles and ownership records in Queensland. | We used it to explain exactly where to order a current title search. We built the ownership verification checklist around their products. |
| PEXA Scam Awareness White Paper | PEXA is Australia's dominant digital settlement platform with direct scam data. | We used it to quantify settlement scam losses and explain how payment redirection works. We created our "verify bank details" protocol from their findings. |
| City of Gold Coast Mapping Search | The local government's official planning and flood information channel. | We used it to highlight flood and constraint risks specific to Gold Coast waterfront properties. We show exactly where to check before committing to a listing. |
| Queensland Government Cooling-Off Guidance | The government explanation of a key buyer protection under Queensland law. | We used it to explain the 5-business-day cooling-off period and its exemptions. We highlighted where foreigners get pressured into waiving protections. |
| ACCC Scamwatch | Australia's national consumer regulator's official scam reporting channel. | We used it to ground our scam prevalence claims in official reporting data. We framed scam patterns that overlap with property transactions. |
| World Justice Project Rule of Law Index 2025 | A major international index comparing legal reliability across 143 countries. | We used it to benchmark Australia's contract enforcement strength. We kept our enforcement discussion evidence-based rather than opinion-based. |
| Property Occupations Act 2014 (Queensland) | The actual Queensland law governing property agents and conduct. | We used it to anchor agent regulation claims in statute. We explained why paperwork like written appointments matters legally. |
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.
Related blog posts
- Is now a good time to invest in property in the Gold Coast?