Buying Off the Plan on the Gold Coast: Risks and Rewards

Buying off-the-plan can look like the perfect shortcut to securing a new lifestyle on the Gold Coast. Sleek finishes, resort-style amenities, and the chance to lock in a property before completion are all appealing. But for premium buyers, particularly those purchasing from interstate, New Zealand or overseas, the decision is rarely black and white.

Here is what you need to know about the real risks and the real rewards of buying off-the-plan in today’s Gold Coast market.

The Benefits of Buying Off-the-Plan

1. Modern, Low-Maintenance Living

Off-the-plan apartments are typically new builds with high-spec finishes, energy-efficient inclusions, and building warranties. For buyers relocating from large homes or upgrading from older investment stock, this can be a major drawcard.

2. Stamp Duty Savings

In Queensland, you usually only pay stamp duty on the land component, not the full value of the finished apartment. That can mean substantial savings, especially at the higher end of the market.

3. Time to Plan Your Move

A 12 to 24 month settlement period gives you time to arrange finance, sell an existing property, or organise a major relocation.

4. Capital Growth Before You Settle

If the market increases between signing the contract and completion, you may find the property is worth more by the time settlement arrives. In a rising Gold Coast market, this can be a genuine upside.

The Risks Premium Buyers Need to Consider

1. Quality Mismatches

What is in the brochure does not always match the final product. Layouts, finishes, ceiling heights and even views can change. Once the apartment is complete, it is yours, even if the result feels underwhelming. Unless you are on-site or have a trusted local representative, expectations can be difficult to manage.

2. Sunlight, Privacy and Noise

Floorplans will not tell you if the afternoon sun heats the living room, if your balcony overlooks air conditioning units, or if there is future construction nearby. These details matter, particularly when your budget commands better.

3. Developer Risk

With rising construction costs and ongoing builder collapses, buyers face exposure to project delays, changes in design, or the development not proceeding. It is essential to understand the developer's reputation, financial stability and delivery history.

4. Valuation Risk at Settlement

Banks assess the property just before settlement. If market conditions have shifted, the valuation may fall short. That can leave buyers needing to contribute more cash than anticipated, sometimes significantly.

Watch Out for Sunset Clauses

A sunset clause is a standard condition in off-the-plan contracts. It allows either the developer or the buyer to cancel the agreement if the development is not completed by a certain date.

The risk? Some developers use these clauses to cancel contracts close to completion, return buyers' deposits, and then re-sell the same apartments at higher prices. This practice, often referred to as a "sunset clawback," has occurred in strong markets like the Gold Coast, where values rise during long construction windows.

As your buyer’s agent, I help you:

• Understand the risks written into your contract

• Review the developer’s track record

• Avoid projects that may leave you out of pocket

Not all sunset clauses are problematic, but knowing how to identify the ones that are makes a significant difference.

Tips for Premium Buyers Considering Off-the-Plan

• Do your due diligence on the developer, including previous projects and building partners

• Visit the site if possible, or work with a local buyer’s agent who can

• Review the disclosure statement and contract carefully. Queensland off-the-plan contracts are lengthy and can favour the developer

• Have a clear exit or holding strategy if you are purchasing as an investment

• Confirm long-term view security. Understand what can be built around or in front of your property

Final Word

Buying off-the-plan can work well, especially for premium buyers who want new, low-maintenance living close to the beach, dining and light rail. But the Gold Coast is a rapidly changing market, and no two developments are the same.

The biggest risk? Buying something that does not meet your expectations or your budget.

As an independent buyer’s agent with no developer affiliations, my role is to help you navigate the fine print, assess the local context, and ensure that what you are buying today is something you will still value tomorrow.

Thinking about buying off-the-plan on the Gold Coast? Let’s talk about what makes sense for your lifestyle, timeline and peace of mind.