For Gold Coast agencies from Pimpama to Palm Beach, and for letting managers based inside the coast's apartment buildings: listings that treat a Main Beach apartment, a canal-front home and a Springbrook acreage differently, an appraisal form that asks the right questions about each, and listing pages that switch their price rules and open-home times when the property is over the border in Tweed.
The coast's housing isn't Brisbane's. Titles Queensland's quarterly figures, published in July 2026, put 14,093 community titles schemes in the Gold Coast council area, more than Brisbane City's 13,621, so many of your listings sit in a building with a body corporate. Add more than 400 kilometres of canals, hinterland blocks under hazard overlays and a state border at the southern end, and a single listing template stops fitting.
Where you sell or lease in the same tower again and again, give it a page: the address, the facilities as you describe them, your current listings there and an appraisal button, so someone searching for the building by name has a page of yours to land on. Queensland's body corporate guidance says investor-owners don't have to use the building's authorised letting agent, so the same page can invite leasing enquiries from owners.
City of Gold Coast says waterfront owners maintain the revetment walls on their land, a body corporate looks after walls that serve a community titles development, owners maintain their private pontoons and jetties, and an exclusive-use area on City land needs a lease. Our canal listing template has optional lines for frontage, wall, pontoon and any lease, filled in only with what the seller can confirm.
Queensland bars a price guide on an auction listing. NSW goes the other way: for agency agreements entered into from 17 November 2026, Fair Trading wants a selling price or price range in residential sale ads, websites included. Each listing gets a state setting, so a Coolangatta auction drops the price line, a Tweed Heads listing under a newer agreement can't go live without one, and the agent profile beside it shows the licence for that state.
NSW runs daylight saving from 4 October 2026 to 4 April 2027 and Queensland stays on standard time, so through summer a 10am open home in Kingscliff starts at 9am by a Burleigh Heads clock. In those months, listings over the border show the state beside each time, and the weekend open-home list on your home page puts both sides in true order.
The coast's flood information works differently from Brisbane's. Council's public flood depth map shows whether a property is in a 1% annual chance flood area, while its paid flood level search report gives the designated flood level and the ground level at the centre of a lot, covers riverine and regional flooding only, and leaves out flash flooding and flood extent. A short page in your words that explains the difference, with links to both, saves agents explaining it at every open.
The first question sorts the owner: apartment or townhouse, house in an estate, waterfront, or acreage. An apartment owner adds the building name and level and whether the unit is let permanently, let for holidays or lived in; a canal owner says whether there's a pontoon; an acreage owner gives the land size. Everyone leaves the address, a rough timeframe and how they'd like to hear back, and landlord requests go to your leasing inbox.
If you're a building's authorised letting agent, your business is one address rather than a list of suburbs. The Property Occupations Act requires a resident letting agent's registered office to be in the building complex it manages, or in one of them. A small site for the building, with its apartment types, holiday and permanent letting, where to find your office and a link to the booking system you already use, or one we build and quote separately, suits that business better than a page on a sales agency's site.
Queensland's rules, briefly. Coast agencies work under the same law as Brisbane's: no price guide or reserve disclosed for an auction property, an offers-over figure set at the seller's Form 6 minimum, a Form 2 disclosure statement and certificates in the buyer's hands before they sign, and on the leasing side a fixed advertised rent and the standard Form 22 application. Our Brisbane real estate page covers each of those with links to the Office of Fair Trading and the RTA. One point from the seller disclosure scheme (opens in a new tab) deserves a place on coast auction listings: the documents have to be given or made available before the fall of the hammer, and for a unit they include the community management statement and body corporate certificate. A tower apartment going to auction needs an obvious way for bidders to ask for that pack.
Buildings and the people who let them. The scheme numbers above come from Titles Queensland's figures by council area (opens in a new tab). Inside a scheme, Queensland's body corporate guidance (opens in a new tab) describes an authorised letting agent as someone the body corporate authorises to let lots and collect rent for investor-owners, who must be licensed under the Property Occupations Act 2014; where that agent is also the caretaking service contractor, they generally own or lease a lot and run the letting business from it. Owners can still let privately or through a real estate agent, which is the opening for a sales agency's leasing team. Holiday letting adds a council question. City of Gold Coast's development compliance page (opens in a new tab) describes party houses as residential premises used as a commercial venue for accommodation or regularly used by guests for parties, and says they require approval, so holiday copy that sells a house to groups and celebrations is worth clearing with your licensee and the owner first.
Canals and the waterfront. City of Gold Coast's constructed lakes and canals page (opens in a new tab) counts 135 constructed lakes and more than 400 kilometres of canals, so a waterfront listing is routine work for many coast offices rather than an occasional one. Council's Living on our waterways page (opens in a new tab) sets out who maintains walls, pontoons and jetties, and that council won't dredge to suit an individual or an unsuitable vessel. Its revetment wall page (opens in a new tab) adds two things a listing shouldn't paper over: walls built by developers as part of an estate may not appear in council's records for an individual property, and rebuilding a wall or changing its shape, position or materials usually needs a new approval. A canal listing should say only what the seller can document, such as an engineer's report, a structure approval or a lease, and our template leaves a line out rather than guess.
Behind the beaches. Hinterland listings raise different questions. Council's mapping search page (opens in a new tab) points to a bushfire hazard overlay in City Plan interactive mapping and to landslide hazard maps that are free to view, and says proposed development in a moderate or higher landslide hazard area needs a geotechnical stability assessment. For acreage in Springbrook, Bonogin or Currumbin Valley, copy promising a house site or room for a second dwelling is worth checking against those maps first. The flood depth map (opens in a new tab) and the flood level search (opens in a new tab) belong on the same buyer's page, so every buyer finds the flood tools and the slope maps in one place.
Over the border, and working with us. Tweed Heads and Kingscliff are in New South Wales, and NSW Fair Trading's licence page (opens in a new tab) says anyone working as a real estate agent in NSW needs a licence. It lists Queensland as outside automatic mutual recognition for that licence, though a Queensland licensee may be able to apply for a NSW licence under ordinary mutual recognition. An agent who sells on both sides shows both licences, labelled by state. NSW listings then follow the rules on our Sydney page, and holiday lets in Tweed fall under the NSW register covered on our Newcastle page. We're an Adelaide team at Hutt St and would work with a coast agency by phone and email. Our Queensland clients include M.J. Debney Plumbing & Gas, but we haven't built a real estate agency's site yet, and you should know that before you call.
Neither client is an agency. One is a Queensland trade site whose gallery and testimonials map onto listings and vendor reviews; the other is a South Australian charter business whose booking request form is close to what an on-site letting manager needs.
M.J. Debney Plumbing & Gas, a licensed plumber and gas fitter in Queensland: services, testimonials, a protected contact form and 13 project photos that can be swiped through on a phone. On an agency site the same gallery carries a canal home's pontoon, wall and view from the water.
Visit the M.J. Debney site (opens in a new tab) See it in our portfolio
Full-day charters out of Cape Jervis in South Australia, on one page with a booking request form, gift voucher requests, a catch gallery, an FAQ and an embedded map. A letting manager's site needs much the same: dates, number of guests and a question, sent straight to the office in the building.
Visit the Cape Fishing Charters site (opens in a new tab) See it in our portfolio
“Rebuilt two websites for our businesses and saved us a fortune on hosting etc. Nothing is ever a problem, will email back on a Saturday night if need be.”
★ 5.0 from 33 Google reviews (opens in a new tab)
See all 14 recent client sites in our portfolio.
$399
An on-site letting manager or a solo agent: the building or the suburbs you cover, your licence, an enquiry or appraisal form, and links to your portal listings or booking platform.
$899
Home with the appraisal form, a team page listing each person's licence (NSW ones too, if you sell in Tweed), and a buyer's page linking council's flood maps, waterway guidance and hazard maps.
Suits an office with sales, leasing and holiday lets
$1,499
Room for pages on the towers you work in, a canal and waterfront page, holiday and permanent leasing, the buyer's guide, and suburb pages for the northern or southern end of the city.
Yes. Each listing carries a state setting that controls the price line, the licence shown and how open-home times are labelled while NSW is on daylight saving, and the team page lists each agent's Queensland and NSW licences separately. What the NSW price rules require of a particular ad is for your licensee and NSW Fair Trading's guidance (opens in a new tab) to settle; we set the listing up to hold whatever they approve.
Where you have several sales or leases in one building, it can be, because it gives people searching for that building by name a page of yours to land on. We can't promise where it ranks. We arrange it from the description and photos you send; the words are yours. Body corporate details should come from the seller or the body corporate certificate. Up to four building pages alongside home, team, leasing and a buyer's guide fit the 8-page site at $1,499.
Usually one page or three: the building and its apartment types, holiday and permanent letting, where to find your office, and an enquiry form. Guests can book through the platform you already use, linked from every page, or we can build booking and payment into the site and quote that job on its own. One page is $399 and up to three pages is $899.
Whatever the seller can back up, in words your licensee approves. Council's waterways page (opens in a new tab) sets out who maintains walls, pontoons and jetties and when a lease of City land is needed, and its revetment wall page notes that council may hold no record of a wall built as part of an estate. The waterfront lines in our template stay hidden when they're empty, so nothing goes up as a guess.
If the seller has a flood level search report and agrees to share it, we can add the designated flood level with the report's date, or simply link council's flood depth map. The report covers riverine and regional flooding only, so the listing should say that beside the figure. Whether to publish it at all is a decision for your licensee and the seller.
By phone and email. We're an Adelaide (South Australia) web design team working with businesses Australia-wide, and our current clients are in SA, NSW, VIC and QLD. Adelaide sits half an hour behind the coast in winter and half an hour ahead while South Australia is on daylight saving. You send the words, photos and licence details, we send a draft link you can check between opens, and you pay once you approve it. We reply within 24 hours.
Tell us which buildings, canals or suburbs you work, whether you list over the border, and who holds which licence. We'll quote it and build the draft, and you pay nothing until you've approved it.
We reply within 24 hours. Prefer email? info@webcraftstudio.com.au