You can use this Gold Coast Property Market Scorecard (2025–26) as a checklist you update monthly/quarterly.

1) Price & Sales Momentum – Current Reality

Median Prices

• Gold Coast house values have been rising strongly — over ~10%+ annual growth recently, with median house values around ~$1.3–$1.4M. Real Estate
• Unit prices have also surged, with medians near ~$900k and even outpacing Sydney unit medians in recent data. Real Estate
• Around 50/80 Gold Coast suburbs now have median house prices > $1m. Kollosche

Growth Trend

• Growth has warmed after a slight mid-year slowdown, rebounding with demand and rate cuts. Australian Broker News
• Analysts describe growth as “normalising” rather than crashing. Real Estate

✅ Signal if rising:
✔ 6–12 month rolling price increases remain positive
✔ Strong neighbourhood/suburb gains continue

❗ Signal if slowing:
✔ 3–6 month ladder shows flat or negative (prices stalling)

2) Rentals — Tight, Still Supportive (Demand)

Vacancy and Rents

• Rental vacancy has been extremely tight — around ~1% or below in many suburbs. SQM Research
• Tight vacancy usually pushes rents higher (which supports yields and investor appetite). Mortgage Innovations
• Vacancy slightly eased in some pockets but still well below the 3% “healthy” benchmark. PRD

Quick Check:
Low vacancy + rising rents = underlying demand still strong

3) Supply — Still Tight but Watch Closely

New Stock & Approvals

• Listings remain constrained compared to demand, and building approvals have not matched the number of homes needed.
• Apartment supply pipeline may fall year-on-year (Urbis report). Property Council Australia

❗ Signal if slowing:
✔ More new listings than sales
✔ Bigger pipeline deliveries than expected

❗ Current signal:
Stock still tight — supports prices continuing upward unless supply suddenly increases

4) Demand Drivers — Migration & Lifestyle

Population & Net Migration

• Southeast Queensland — including Gold Coast — has seen strong net migration.
• Lifestyle, hybrid work, and local jobs continue to attract buyers from interstate.

Watch:
➡ ABS or Queensland Government migration updates

❗ Signal of weakening demand:
❌ Migration falls or reverses
❌ Local unemployment or job growth stalls

5) Finance & Affordability — Are Buyers Priced Out?

Interest Rates & Borrowing Power

• Multiple RBA rate cuts this cycle have improved borrowing conditions. Australian Broker News
• But higher prices mean affordability remains tight, which could eventually cool demand.

Useful data:
📌 RBA rate decisions
📌 Bank serviceability changes

❗ Signal of slowing start:
📉 Applications slow
📉 More buyers priced out due to affordability

6) Sentiment & Market Behaviour

Vendor/Bidder Activity

• Ongoing multiple offers or low days on market = still a seller’s market
• Rising vendor discounting or longer time on market = cooling

Media / Market Narratives

• If headlines shift from “boom” to “wait and see” or “buyers gaining power,” that’s a brewing change.

Note: This is softer data but often an early signal.

🧠 Quick Interpretation

Bullish Indicators (prices keep rising)

✔ Strong median price growth still positive
✔ Tight rental market + strong rents
✔ Low stock relative to demand
✔ Continued net migration
✔ Rate cuts support borrowing

Bearish / Slowing Indicators

⚠ Price growth moderating
⚠ Affordability stretched
⚠ Slight rental vacancy uptick in some micro-segments
⚠ Supply increases (especially new apartments)

Current Gold Coast view:
Prices still trending up overall but at a more normalised pace rather than hyper-boom, with tight rental markets and supply constraints continuing to underpin values. Real Estate

📌 What to Track Monthly

Ready to purchase with confidence? reach out to rob@wiserhomeloans.com.au