How to Price Your Gold Coast Property for a Record Sale

spantaleo
Jul 22
2 min read

Avoid over‑pricing traps: learn market‑matching tactics, suburb comps & negotiation tips to sell faster and higher in 2025.

The Gold Coast Pricing Playbook: Set a Number Buyers Can’t Resist

Updated July 2025

Thinking of listing your Gold Coast home but worried about striking the right price? Most sellers either aim too high and languish on the market, or list too low and leave money on the table. Use this three‑step pricing playbook—tested across the Gold Coast—to position your property for maximum attention, competition and, ultimately, a premium sale.

1. Analyse Sold, Not Listed, Comparables

Why it matters

Active listings show asking prices; they don’t reveal what buyers are actually paying. Focus on settled sales from the past 60–90 days to track real demand.

How to do it

Pull a CoreLogic or RP Data report for homes within ±10 % of your floor area and land size.
Filter to properties with similar key features (water frontage, renovated kitchen, dual living).
Note each property’s days on market (DOM). If a comparable sold in under two weeks, buyers likely paid close to or above guide.

Local snapshot: Carrara homes with four bedrooms and pool access have averaged 27 DOM and a 102 % sale‑to‑list ratio in 2025—evidence that well‑priced family homes are attracting competition.

2. Understand Buyer Search Brackets

Online portals like realestate.com.au and Domain group properties by price filters. Land just below a bracket ceiling so your home appears in more buyer searches.

Price Tier	Filter Increments	Sweet‑Spot Example
Under $1 M	$25 k	Price at $999 k, not $1.02 M
$1 M–$2 M	$50 k	Price at $1.49 M, not $1.52 M
Above $2 M	$100 k	Price at $2.95 M, not $3.02 M

Pro Tip: Search your own suburb filter ranges on a Sunday night (peak traffic) to see how many listings sit in each bracket—aim for the less crowded pool.

3. Choose the Right Method: Auction vs. Private Treaty vs. Price Range:

Auction is ideal for unique, high‑demand pockets such as Surfers Paradise and waterfronts. The fast, transparent format creates urgency and social proof; clearance rates have climbed back above 70 percent in mid‑2025.

Private treaty suits family‑friendly suburbs with plenty of recent comparables—think Carrara or Runaway Bay. A clear price lets conditional buyers (finance, building inspections) compete and often drives multiple written offers.

Price‑range or “offers from” campaigns work best for homes with a wider value spread—unrenovated houses or dual‑living setups. The guided range reassures first‑time buyers while still encouraging premium bids from upgraders.

Red Flags to Avoid

Emotional pricing: “We spent $60 k on renos, so we’ll just add $60 k.” Buyers only pay for perceived value, not receipts.
Outdated online estimates: Auto‑valuers carry a ±15 % error margin in fast‑moving Gold Coast markets—use them as a range, never a list number.
Listing in December with no summer strategy: School holidays and travel can thin buyer pools. If you must list, plan a “New‑Year launch” marketing blitz to catch returning southerners.