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Concerns tight Gold Coast rental market means tenants won’t assert their rights

rental market

There are concerns that low vacancy rates in the Gold Coast rental market are discouraging tenants from asserting their rights with real estate agents and landlords.

Median vacancy rates remain below 1 per cent across the city and the tight competition for available properties has grown amid booming interstate migration.

Burleigh Waters resident Aline Christ said her real estate agent proposed a 15 per cent increase to her rent, due to the competitive market.

“My salary doesn’t really reflect that type of price for rent, especially being a single mother and I am the sole provider,” she said.

While advocacy bodies for both tenants and landlords disagree on what policy responses to the issue should look like, both agree some renters feel discouraged from pressing their rights.

‘It’s a two-way relationship’

Ms Christ said she wrote to her agents because the proposed increase “doesn’t seem fair” and asked for her message to be passed on to the owner.

“[The owner] had no idea the real estate was proposing to raise my rent that much,” she said.

Ms Christ said she and the landlord reached a new agreement, but that it was “a two-way relationship”.

“We’ve been doing the right thing; how about rewarding us for being clean, quiet, paying rent on time?

However, Tenants Queensland chief executive Penny Carr said that, with such low vacancy rates, many renters were desperate.

“People are taking things sight unseen, tenants are up-bidding the rent and offering long periods of time upfront to pay the rent,” she said.

“The past few months have created a lot of problems for renters.”

Review of rental rules underway

Prior to the surge in housing demand seen towards the end of 2020, the Queensland government announced it would review tenancy laws.

According to the Residential Tenancies Authority, a landlord or real estate agent can choose to not renew a lease without providing a reason, so long as they give two months’ notice ahead of the contract’s end date.

But Ms Carr said that rule “brings a lot of instability to renters”.

“Those rights might be around getting repairs done or challenging the amount of [a] rent increase.”

Ms Carr said that, if a tenant suspected their lease had been ended “in retaliation for standing up for your rights”, then there was an ability to challenge that.

“But it’s very hard to prove,” she said.

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Cube Developments lodge plans for Alexandra Headland apartment project, Harmony

Cube Developments

The Sunshine Coast developer, Cube Developments, has lodged plans for its latest coastal development, dubbed Harmony.

Cube, led by director Scott Juniper, is seeking to create a resort-style apartment development in Alexandra Headland, tabling plans to the Sunshine Coast Council for three seven-level buildings at 8 Mari Street, which will home 109 apartments.

Modulus Architects has drawn up the plans which will be centred around a swimming pool and set in landscaping by FORM Landscape Architects.

There will be just two and three-bedroom apartments,

Cube Developments

One of the sleek towers. Image credit: Modulus Architecture 

Modulus advise in their design statement that the apartments have been designed with sub-tropical Queensland living in mind; providing expansive living zones opening out to external balconies, whilst offering zones for relaxation and privacy.

“Nestled amongst the trees, the sculptural form of Harmony rises above the treetops to encompass the panoramic view of the Pacific Ocean.

“External balconies are wrapped and enveloped by a sculptural exo-skeleton reminiscent of the internal structures of marine elements such as coral and shells.”

Cube Developments

The towers will sit side by side on Mari Street. Image credit: Modulus Architecture 

Harmony will be Cube’s second development in Alexandra Headland after Beach Life, at 120 Alexandra Parade, which sold out all of its 55 apartments.

Cube recently secured a sell-out of their Mooloolaba development, Picasso, and currently have in market Seasons Birtinya.


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MVGS secure sell-out of The Tally, Palm Beach apartments

MVGS Property Group

The Tally, just a stone’s throw from the beach, was the work of Scott Dolso’s MVGS Property Group

The Gold Coast apartment market is continuing its bull run of sell-outs.

The latest comes from Palm Beach, where The Tally, the 45-apartment development on Twenty-Eighth Avenue, sold out in under three months.

The marketing began in mid-July, where half of the apartments were accounted for in less than two weeks through KM Sales and Marketing agents Todd Matheson and Chez Fraser.

Matheson says around 70 per cent of apartments went to locals.

MVGS Property Group

The Tally 14-18 Twenty-Eighth Avenue, Palm Beach QLD 4221 

“It was a huge success, with big pricing per square metre bettering anything else that side of the Gold Coast Highway”, Matheson added.

The Tally, to the western side of the Gold Coast Highway but still just a stone’s throw from the beach, was the work of Scott Dolso’s MVGS Property Group.

They had BDA Architecture design the nine-level building, which in their design statement said was inspired by the natural landforms of Burleigh Headland and Tallebudgera Creek, the fluid movements of waves, and the subtle curves of the creek.

“The architectural form and colour tones pay homage to the local context and history,” the statement read.

A raft of first home buyers hit the enquiry submission early in the marketing campaign, with the one-bedroom apartments priced from $450,000, which included a car space Unsurprisingly, they were the first to be snapped up.

MVGS recently developed Canopy, a similar development of 49 apartments also designed by BDA, nearby at 3-7 Twenty Fourth Avenue.

A number of the buyers in The Tally came from Canopy.


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Caydon Files Plans for 18-Storey Tower in Miami

Melbourne developers Caydon Property Group are moving into the Gold Coast market with an 18-storey apartment tower at Miami.

The apartment developer will build 51 apartments on the 1012sq m site at 266 The Esplanade at Miami, opposite North Burleigh Beach.

A 12-unit complex would make way for the apartment tower if the development application is approved by the Gold Coast City Council.


▲ The 18-storey tower would take style cues from its coastal backdrop. 

The building’s facade will feature ‘fins’ that emulate the light reflecting off wave peaks.

“The inclusion of ‘fins’ as architectural features and shading devices provides shade to key facades, while privacy is provided to eastern-facing balconies through balustrade screening around the landscaped planter beds,” the town planning report states.

“The building facade has been developed to host light fins representing the light rays over the ocean and how the rays rise and shadow falls.”

The building will offer 35 two-bedroom units, 14 three-bedroom units and two penthouse units.

The slender 18-storey tower sits within the allowable height constraints for the site, and is consistent with other developments in the area, including a planned 19-storey tower on a neighbouring site, which is currently before the council.


▲ A private rooftop terrace caps off the penthouse, while communal space and a pool deck are on the ground floor. 

Zone Planning Group’s town planning report says the area was going through gentrification and urban renewal.

“The proposal provides a contemporary and sophisticated built form character for the Miami locality, making efficient use of the site while ensuring that amenity impacts on surrounding properties are mitigated through key orientation of balconies and habitable rooms within the proposed units,” the report stated.

“The building’s form responds to its beachfront environment, with articulation informed by the climatic orientation and architectural elements for privacy for its residential occupiers.

“The inclusion of ‘fins’ as architectural features and shading devices provides shade to key facades, while privacy is provided to eastern-facing balconies through balustrade screening around the landscaped planter beds across the south-eastern corner of the tower form.”

The development would also include four basement car parks, communal area and pool deck, and a private rooftop terrace for the penthouse.

The slender form of the tower includes significant glazing with fins woven across the facade to provide screening.


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