The Gold Coast’s skyline has always told the story of the region’s growth – and 2026 is no exception. From Burleigh Heads to Surfers Paradise, new apartment developments continue to reshape the coastline, offering buyers the opportunity to secure a brand-new residence, often years before construction is complete, at pricing locked in today. For many buyers, an off the plan purchase represents one of the most significant financial decisions they will make. Here is what you need to know before signing.

What “Off the Plan” Actually Means

Purchasing off the plan means entering into a contract to buy a property – typically an apartment – before it has been built, based on architectural plans, renders, and a display suite or sample finishes. The buyer typically pays a deposit (commonly 10%) upon signing, with the balance due on completion, which can be anywhere from 12 months to several years later depending on the development’s stage.

The appeal is straightforward: buyers can secure today’s price for a property that will be completed in the future, in a market where prices have historically trended upward over time. For owner-occupiers, it also offers the opportunity to select a brand-new, never-lived-in home with modern finishes and amenities. For investors, it can offer depreciation benefits on a new asset that are not available on established properties.

The Questions Every Off the Plan Buyer Should Ask

Who is the developer, and what is their track record? Before signing anything, research the developer’s previous projects. Have they delivered on time? Have previous buyers reported the finished product matching what was marketed? A developer with a strong track record of delivering quality projects on schedule significantly reduces the risk inherent in an off the plan purchase.

What happens if the project doesn’t proceed? Most off the plan contracts include clauses allowing the developer to terminate if the project does not reach a certain pre-sale threshold or if construction costs make the project unviable. Understand what your rights are – and what happens to your deposit – in this scenario.

How is the deposit held, and is it protected? In Queensland, deposits for off the plan purchases are generally required to be held in a trust account. Confirm this is the case, and understand the conditions under which the deposit can be released to the developer before completion.

What are the sunset clause provisions? A sunset clause specifies a date by which the development must be completed, after which either party may be entitled to terminate the contract. Sunset clauses have occasionally been used by developers to terminate contracts with buyers when property values have risen significantly during construction, allowing the developer to resell at a higher price. Understanding your sunset clause – and the protections it does or doesn’t offer – is essential.

Will the final product match the marketing? Renders, display suites, and marketing materials are designed to sell the vision of a development – but contracts typically include provisions allowing for “minor variations” in the final build compared to what was marketed. Understand what level of variation is contractually permitted, and what recourse you have if the final product differs materially from what was represented.

What are the body corporate fees likely to be? For new developments, especially those with extensive shared amenities – pools, gyms, concierge services, landscaped grounds – body corporate fees can be substantial and are often estimated rather than confirmed at the point of sale. Ask for a realistic projection of likely fees, and factor this into your overall cost calculations.

Why Location and Scarcity Matter More Than Ever

The recent record sale of ONE Burleigh’s penthouse for $30 million – the highest price ever paid for a Queensland apartment – offers an instructive case study for off the plan buyers. ONE Burleigh comprises just 17 full-floor residences across the entire building. This scarcity model, combined with an exceptional beachfront position in Burleigh Heads, created conditions for a result that significantly exceeded historical benchmarks for apartment values in the area.

For buyers considering an off the plan purchase, this underscores an important principle: developments offering genuine scarcity – fewer total residences, larger floorplates, premium positions – tend to hold and grow their value more reliably than high-density developments where similar product is abundant, both within the development itself and from competing projects nearby.

The Gold Coast Apartment Pipeline in 2026

Industry forecasts suggest apartment completions across the Gold Coast are expected to fall significantly – from close to 1,900 completions in recent years to fewer than 100 by 2027 in some forecasts. Combined with a Gold Coast vacancy rate sitting around 1% and weekly rents for houses pushing toward $780, the fundamentals supporting new apartment purchases – both for owner-occupiers and investors – currently appear favourable. Reduced future supply, against a backdrop of strong population growth driven by interstate migration, points toward continued demand for both new and established apartment stock.

The Light Rail Factor

The Gold Coast Light Rail extension to Burleigh Heads, expected in 2026, is already influencing buyer behaviour along the southern corridor – from Broadbeach through to Palm Beach. For off the plan buyers considering developments along this corridor, proximity to light rail infrastructure represents a meaningful long-term value driver, as has been observed in other Australian cities where light rail networks have expanded.

Working With an Experienced Local Agent

Perhaps the single most valuable resource an off the plan buyer can have is access to an agent with direct, current knowledge of the local market – someone who can provide honest context on a development’s pricing relative to comparable established properties, who understands the track record of developers operating in the area, and who can advise on how a particular position is likely to perform once completed.

Freddie Tehle’s recent involvement in the sale of ONE Burleigh’s $30 million penthouse – itself an off the plan transaction within a development still under construction – provides a unique vantage point on how genuinely premium off the plan opportunities are priced, marketed, and ultimately valued by the market once delivered.

Considering an Off the Plan Purchase on the Gold Coast?

Whether you’re evaluating a specific development, want a second opinion on pricing relative to the established market, or are simply exploring what’s available across Burleigh Heads, Burleigh Waters, and Miami, Freddie Tehle’s team can provide the local context that marketing material alone never will.

The post Off the Plan Apartments Gold Coast 2026 – What Buyers Need to Know Before Signing appeared first on Freddie Tehle – Lead Agent, PRD Burleigh Heads.

Ask most people outside the Gold Coast to name the region’s standout suburbs and you’ll likely hear Surfers Paradise, Broadbeach, or Burleigh Heads. Miami rarely makes that list – and that, according to the data, is precisely why it represents one of the most compelling property investment opportunities in South East Queensland right now.

The Numbers Tell a Story of Transformation

As of 2025/26, Miami’s median house price sits at approximately $1.6 million, with a median unit price of approximately $869,000. House prices have grown by 7.27% over the past twelve months – a figure that places Miami among the stronger-performing Gold Coast suburbs over that period.

What makes the Miami story particularly compelling, however, isn’t just the growth that has already occurred – it’s the conditions that suggest further growth is likely. Stock on market currently sits at a remarkably low 0.19%, meaning the proportion of properties available for sale relative to the total housing stock is extraordinarily small. Combined with a rental vacancy rate under 1% and an auction clearance rate of 83%, the picture that emerges is a market characterised by genuine scarcity and sustained demand.

Perhaps most tellingly, the average length of property ownership in Miami sits at 11.56 years – well above what would be expected in a suburb still considered, by many, to be “up and coming.” This is a strong signal that current owners recognise the value of what they hold and are not inclined to sell, even as values continue to rise.

From Sleepy Side Street to Urban-Coastal Hub

Five years ago, Miami’s identity within the Gold Coast was relatively undefined – a beachside suburb sandwiched between the more established identities of Burleigh Heads to the south and Mermaid Beach to the north. That has changed dramatically with the emergence of Miami Marketta, a night market and creative food precinct that has become one of the most talked-about destinations on the entire Gold Coast.

The Marketta’s success has catalysed a broader transformation. Independent cafes, boutique retailers, and a growing hospitality scene have sprung up around the precinct, attracting a younger, professional demographic – predominantly aged 30 to 40 – who are drawn to Miami’s combination of genuine beachfront access, walkable urban character, and a price point that, despite recent growth, remains meaningfully below comparable positions in Burleigh Heads or Mermaid Beach.

This demographic shift matters for property values. As a suburb’s resident profile shifts toward higher-income professionals, demand for quality housing stock – both to rent and to buy – tends to follow, and Miami’s rental and sales data both point to exactly this dynamic playing out.

Location: The Quiet Advantage

Miami’s geography is, in many ways, its quiet superpower. The suburb sits approximately 10 minutes north of Burleigh Heads and 15 minutes south of Surfers Paradise – placing it squarely within the Gold Coast’s most desirable beachfront corridor, while avoiding the premium pricing that direct proximity to either of those more established markets commands.

Miami also features a patrolled surf beach that locals will tell you rivals anything further south, along with access to Pizzey Park Sporting Complex, the Burleigh Golf Course, and a state-of-the-art aquatic centre – all within the suburb itself. For buyers seeking beachside living without the price tag of Burleigh Heads or Mermaid Beach, Miami offers a genuinely compelling proposition.

The Light Rail Effect

The Gold Coast Light Rail’s extension through the southern corridor – connecting Broadbeach through to Burleigh Heads – runs directly through Miami’s northern boundary, with the extension expected to open in 2026. Infrastructure projects of this nature have historically had measurable effects on property values in the suburbs they service, by improving connectivity for residents commuting to employment centres further north, including Southport, Surfers Paradise, and eventually Brisbane via connecting rail services.

For investors specifically, proximity to light rail infrastructure tends to support both rental demand (tenants value the convenience) and long-term capital growth (as the suburb becomes more accessible to a broader pool of potential buyers and renters).

What the Investment Case Looks Like

Putting the pieces together, the case for Miami as an investment destination rests on several converging factors: extremely tight supply (0.19% stock on market), strong existing demand (vacancy under 1%, auction clearance of 83%), a demographic shift toward higher-income professionals, significant infrastructure investment in the form of the Light Rail extension, and a price point that – despite 7.27% annual growth – remains below comparable beachfront suburbs immediately to the north and south.

Markets characterised by tight supply and rising demand tend to experience sustained price growth until either supply increases meaningfully (which, in an established suburb with limited vacant land, is difficult) or demand cools (which the data does not currently suggest is occurring). For investors with a medium to long-term horizon, Miami represents a suburb at what may prove to be an inflection point in its value trajectory.

A Track Record That Matters

The Freddie Tehle team at PRD Burleigh Heads Tallebudgera has been active in the Miami market for several years, with results spanning entry-level apartments through to substantial family homes – including transactions alongside co-agent Jemma Psaila across a range of price points. This sustained activity in the Miami market means the team has direct visibility into buyer demand, pricing trends, and the types of properties attracting the strongest interest – insight that is difficult to replicate without genuine, ongoing presence in the suburb.

Considering Miami for Your Next Purchase?

Whether you’re an investor assessing Miami’s fundamentals, a lifestyle buyer drawn to its beachfront and café culture, or a current Miami owner curious about what the suburb’s growth means for your property’s value, Freddie Tehle’s team brings genuine local expertise to every conversation.

The post Miami Gold Coast – Why This Suburb Is the Gold Coast’s Most Exciting Property Investment Right Now appeared first on Freddie Tehle – Lead Agent, PRD Burleigh Heads.

Few suburbs on the Gold Coast generate the level of sustained buyer demand that Burleigh Waters does – and the 2026 market data confirms why. With a median house price now sitting at approximately $1.35 million, annual growth of 8.1%, and a rental vacancy rate below one percent, Burleigh Waters continues to outperform broader Gold Coast averages by a significant margin. For families, upgraders, and investors alike, the suburb represents one of the most compelling property propositions in South East Queensland.

The Numbers Behind the Story

As of the most recent data available, Burleigh Waters recorded a median house price of approximately $1.35 million and a median unit price of approximately $750,000. House values have grown by 8.1% over the past twelve months – a figure that comfortably exceeds growth recorded across many neighbouring Gold Coast suburbs over the same period.

Perhaps more telling than the growth figure itself is the vacancy rate. At under 1%, Burleigh Waters sits among the tightest rental markets on the Gold Coast. Median weekly rents for houses now range between $950 and $1,050, with gross rental yields for houses sitting at approximately 3.8% to 4.2% – solid by Gold Coast standards, particularly given the suburb’s strong capital growth trajectory.

Average time on market for well-presented, well-priced homes in Burleigh Waters currently sits at around 28 days – a timeframe that reflects consistent, healthy buyer demand rather than the extended campaigns sometimes seen in softer markets.

Why Families Keep Choosing Burleigh Waters

If there is one word that defines Burleigh Waters’ enduring appeal, it is “schools.” The suburb sits within the catchment for Caningeraba State School – one of the most sought-after primary school catchments on the Gold Coast – and feeds into Palm Beach-Currumbin State High School, consistently regarded as one of the top-performing public secondary schools in the region.

For families relocating from Sydney or Melbourne, this combination of school quality, family-friendly streets, abundant parks and sporting facilities, and a genuine sense of community is often the deciding factor. Unlike some Gold Coast suburbs that skew heavily toward holiday rentals or short-term accommodation, Burleigh Waters has a strong owner-occupier base – residents who have put down roots and have no intention of leaving.

This owner-occupier concentration has an important flow-on effect for the property market: it constrains the volume of homes coming onto the market at any given time, which in turn supports price stability and growth even during periods when other markets may be more volatile.

Location, Location, Location

Burleigh Waters sits approximately five minutes by car from Burleigh Heads beach – one of the most beloved stretches of coastline on the entire Gold Coast, renowned for its consistent surf, the iconic Burleigh Headland walking track, and the James Street dining and café precinct that has become one of the region’s most popular lifestyle destinations.

Beyond the beach, residents enjoy easy access to Pacific Fair shopping centre, Robina Town Centre, the Gold Coast Aquatic Centre, and direct connections to the Pacific Motorway for commuters travelling toward Brisbane or further afield on the Gold Coast. The upcoming Gold Coast Light Rail extension through the southern corridor – linking Broadbeach through to Burleigh Heads – is expected to further enhance connectivity, and early indications suggest increased buyer interest along this corridor ahead of the line’s opening.

A Suburb Built for Long-Term Holding

One of the more striking characteristics of the Burleigh Waters market is the average length of property ownership. Properties in this suburb tend to be held for significantly longer periods than the Gold Coast average – a pattern that reflects genuine lifestyle satisfaction rather than speculative or investment-driven ownership.

For investors, this dynamic creates an interesting opportunity. While the relatively low turnover means fewer properties come to market at any given time, it also means that when a quality home does become available, buyer competition tends to be strong – supporting both rental demand (as families seek to secure a position in the catchment before committing to a purchase) and eventual resale value.

A Suburb With Record-Breaking Form

Burleigh Waters isn’t just a steady performer – it has also produced genuinely landmark results. The Freddie Tehle team at PRD Burleigh Heads Tallebudgera has been directly responsible for one of the suburb’s highest-ever recorded residential sales, achieving a result in excess of $5,000,000. This sale demonstrates that even within a suburb known primarily for its family-friendly character, there is genuine depth of demand at the prestige end of the market when the right property meets the right buyer pool.

PRD Burleigh Heads Tallebudgera has been recognised by RateMyAgent as Agency of the Year for Burleigh Waters in 2025 – a reflection of the volume and quality of transactions the team completes in this suburb relative to other local agencies.

What This Means If You’re Thinking About Burleigh Waters in 2026

For buyers, the message from the 2026 data is clear: Burleigh Waters is not a suburb where you can expect to find bargains born of desperation. Stock is tight, demand is consistent, and well-presented properties are transacting within a month. However, for those willing to move when the right property appears, the long-term fundamentals – school catchments, lifestyle, proximity to the beach, and a track record of sustained capital growth – make a strong case for paying a fair price today rather than waiting for a market correction that the data simply doesn’t support.

For sellers, the current environment – tight supply, strong demand, and growth outperforming the broader Gold Coast – represents one of the more favourable conditions the suburb has seen in some time.

Thinking About Buying or Selling in Burleigh Waters?

Whether you’re a family looking to secure your spot in one of the Gold Coast’s best school catchments, an investor assessing the numbers, or a homeowner curious what your Burleigh Waters property might be worth in today’s market, the Freddie Tehle team brings more local transaction experience to this suburb than any other Gold Coast agency.

The post Burleigh Waters Property Market Update 2026 – Why Buyers Are Choosing This Gold Coast Suburb appeared first on Freddie Tehle – Lead Agent, PRD Burleigh Heads.

In 2025, the Gold Coast property market witnessed a moment that will be referenced for years to come. The penthouse at ONE Burleigh — 1/88 The Esplanade, Burleigh Heads — sold for $30,000,000, setting a new benchmark as the highest price ever paid for a residential apartment in Queensland history. The sale was negotiated by Freddie Tehle of PRD Burleigh Heads Tallebudgera, and it represents far more than a single impressive transaction. It signals a structural shift in how prestige property is valued on the Gold Coast.

A Residence Without Comparison

Spanning Levels 18 and 19 of ONE Burleigh, the penthouse covers 762 square metres of internal living space — a true sky home. With five bedrooms, five bathrooms, multiple car spaces, and uninterrupted ocean frontage, the residence is crowned by a private infinity pool suspended above the coastline. At a sale price of $30 million, the transaction equates to approximately $57,142 per internal square metre — a figure that places it firmly among the most valuable residential floor space in Australia, let alone Queensland.

For context, prestige apartment sales on the Gold Coast have historically clustered in the $5 million to $15 million range, even for premium beachfront positions. The ONE Burleigh result effectively doubles the previous ceiling for apartment values in the state, and it does so in a market — Burleigh Heads — that has traditionally been viewed as a more understated, lower-key alternative to Surfers Paradise or Main Beach.

Why This Sale Happened in Burleigh Heads

For decades, Queensland’s most expensive residential transactions were concentrated in Sydney-style trophy markets: Noosa’s Hastings Street, Main Beach’s superyacht-adjacent towers, or acreage estates in the Gold Coast hinterland. Burleigh Heads, by contrast, built its reputation on a more relaxed, village-style character — excellent surf, a beloved headland, and the famous James Street dining precinct, but historically without the ultra-prestige apartment stock to match suburbs further north.

That has changed. ONE Burleigh represents a new generation of boutique, full-floor residential development — just 17 homes across the entire building, each occupying an entire level. This scarcity model, combined with Burleigh’s enduring lifestyle appeal and its proximity to some of the best beaches in Australia, created the conditions for a genuinely unprecedented result.

According to Freddie Tehle, the buyer — a private local Gold Coast family — considered all available comparable stock across South East Queensland before making their decision. “At this level, buyers aren’t just purchasing a property — they’re making a decision that becomes part of their legacy,” Tehle said following the sale. “Opportunities at this level are rare. Results like this are built through precision, positioning, and access to the right buyers.”

What This Means for the Broader Burleigh Heads Market

When a record sale of this magnitude occurs, the ripple effects extend well beyond the individual property. Comparable sales evidence is one of the primary tools used by valuers, buyers’ agents, and lenders to assess property values — and a $30 million transaction recalibrates the upper end of what is considered achievable in the Burleigh Heads postcode.

For owners of the remaining four residences at ONE Burleigh — currently priced from $9.5 million to $13.75 million and scheduled for completion in Q1 2027 — the sale provides powerful validation of the development’s positioning. For owners of other prestige apartments and beachfront homes throughout Burleigh Heads, Burleigh Waters, and the surrounding suburbs, it reinforces that genuinely premium, well-located property in this corridor commands genuinely premium pricing — a dynamic that has historically been underestimated relative to comparable positions in Sydney or Melbourne.

A Signal for Off-the-Plan and Future Development

The ONE Burleigh result also carries significance for the broader off-the-plan apartment market across the Gold Coast. Developers and architects assessing future sites in premium beachfront locations now have a powerful data point demonstrating genuine buyer appetite for ultra-premium, full-floor residences with private amenity — pools, wellness facilities, and uncompromising ocean views.

For buyers considering an off-the-plan purchase in a comparable development, the sale underscores an important principle: scarcity and quality at the very top of the market tend to hold their value — and in some cases, appreciate ahead of the broader market — because the pool of buyers capable of transacting at this level is itself limited, and demand from that cohort for genuinely exceptional product appears to be growing.

The Bigger Picture for Gold Coast Property

Beyond the headline figure, the ONE Burleigh sale arrives at a moment when the Gold Coast property market more broadly is exhibiting strong fundamentals. Interstate migration from Sydney and Melbourne continues to drive demand across price points. Rental vacancy rates in suburbs like Burleigh Waters and Miami sit below one percent. And the upcoming Gold Coast Light Rail extension through the southern corridor — connecting Broadbeach through to Burleigh Heads and beyond — is already contributing to increased buyer interest along that route ahead of its opening.

A $30 million apartment sale doesn’t happen in isolation. It happens in a market where confidence is high, where genuinely exceptional product is scarce, and where buyers — both owner-occupiers and investors — are willing to pay a premium for position, quality, and lifestyle that simply cannot be replicated elsewhere.

Considering Prestige Property on the Gold Coast?

Whether you are considering selling a significant residential asset, exploring an off-the-plan opportunity, or simply want to understand how this record sale might affect the value of your own property, Freddie Tehle’s team at PRD Burleigh Heads Tallebudgera brings unmatched experience at the very top of the Gold Coast market. Get in touch today to discuss your situation.

The post Queensland Apartment Record — What the $30M ONE Burleigh Sale Means for Gold Coast Property Values appeared first on Freddie Tehle – Lead Agent, PRD Burleigh Heads.