PRD Ashmore Market Update 2nd Half 2026 FINAL

Ashmore Market Update 2 nd H a l f 2 0 2 6

OVERVIEW

In Q2 2026, Ashmore* recorded a median house price of $1,303,333 and a median unit price of $850,000. This represents an annual (Q2 2025 – Q2 2026) price growth of 11.9% for houses and 13.3% for units. Comparing Q2 2025 and Q2 2026, total sales decreased by -8.8% for houses (to 52 sales in Q2 2026) and -35.2% for units (to 35 sales in Q2 2026); confirming an undersupply for both property types. Median unit price growth is higher than median house price growth, as house buyers pivoted to units – due to a lower price point and a lack of houses available. Thus, now remain an ideal time for owners to capitalise on their investments.

CHANGE FROM LAST

YEAR

FUTURE DEVELOPMENTS** Ashmore£ plans to see approximately $464.1M of new projects commencing construction in 2026.

Commercial $64.2M

HALF YEAR

HOUSE SALE S

Mixed-Use Projects $285.0M

HOUSE ME DIAN PRICE HOUSE RE NTAL PRICE

Infrastructure $96.0M

UNIT SALE S Ashmore£ and its surrounding areas are expected to see approximately 788 new units and 32 townhouses commence construction in 2026. A key mixed-use project plans to deliver 218 units, with construction scheduled to commence on 1 December 2026.

UNIT ME DIAN PRICE UNIT RE NTAL PRICE

$

The nearest residential projects (to the suburb of Ashmore specifically) are in Southport, which includes:

MARKET CONDITIONS MEDIAN PRICE Q2 2026

$1.30M

$850K

MEDIAN PRICE Q2 2026

$950

SALES

AVERAGE DAYS ON MARKET Q2 2026

41

50

HOUSE

U N I T

RENTALS

$680

AVERAGE DAYS ON MARKET Q2 2026

20

17

HOUSE

U N I T

•

84 Pohlman Street (12 Villas)

•

114 Eugaree Street (6 Townhouses)

•

16-18 Meyer Street (5 Apartments)

Although there are several residential projects planned, most are due to be completed by late 2027 and mid-2028.

Within the suburb of Ashmore itself the potential for a housing shortage is very high; as the nearest new housing supply is in Southport. This will drive property price growth in Ashmore, not only for houses but for all units and townhouses as well.

788 Units/ Apartments

32 Townhouses

%

AVERAGE VENDOR DISCOUNT*

Average vendor discount reflects the average percentage difference between the first list price and final sold price. A lower percentage difference (closer to 0.0%) suggests that buyers are willing to purchase close to the first asking price of a property.

6.0%

Q2 2025

6.5%

In the past 5 years the suburb of Ashmore has historically offered a slightly more affordable median price for both houses and units when compared to the Gold Coast Local Government Area (LGA). This trend continues in 2026#.

2.5%

0.1%

Q1 2025

1.2%

0.3%

2.0%

1.4%

4.0%

Q3 2025

Q4 2025

House

Q1 2026

-2.6%

-1.7%

-4.0%

-1.6%

-1.6%

-2.0%

-0.3%

0.0%

-2.5%

Change from Listing to Sale Price

8.0%

Q2 2026

Unit

Ashmore (4214) House

Average vendor discounts between Q2 2025 and Q2 2026 have widened to -2.6% for houses and swung from a slight premium to a discount of -1.7% for units. Market conditions in Ashmore* still favors buyers in Q2 2026, as sellers are accepting below the first listed prices. That said, with very little new ready-to-sell stand-alone houses planned, buyers must act fast.

Most of the homes sold in Ashmore* in 2026# were in the more affordable price bracket between $1,050,000 to $1,259,999 (37.8%) for houses and the most affordable price point of below $649,999 (25.5%) for units. This is an ideal opportunity for first-home buyers. However, the premium market also performed well, with 9.5% of houses sold above $1.8M and 18.4% units sold above $950,000. This benefits owners wishing to capitalise on their investments. There are also ample options in the middle price brackets, ensuring there is a home for all budgets in Ashmore*.

MARKET COMPARISON Gold Coast LGA House

Ashmore (4214) Unit

Gold Coast LGA Unit

$1,500,000

$1,000,000

$500,000

$0 2022

2023

2024

2025

2026#

The market comparison graph provides a comparative trend for median price of houses and units over the past 5 years. The main LGA chosen was based on their proximity to the main suburb analysed, which is Ashmore.

$

PRICE BREAKDOWN 2026# UNITS SOLD

HOUSES SOLD 9.5% 11.5%

18.4%

Less than $1,049,999

25.5%

$1,050,000 to $1,299,999

$1,300,000 to $1,549,999

22.8%

18.4%

37.8%

$650,000 to $749,999 $750,000 to $849,999

16.3%

$1,550,000 to $1,799,999 $1,800,000 and above

Less than $649,999

17.7% 22.1%

$850,000 to $949,999 $950,000 and above

RENTAL GROWTH 2026 € House rental yield in Ashmore¥ was 4.1% as of June 2026, higher than Gold Coast Main (3.9%), and Brisbane Metro (3.1%). This is paired with a 3.8% growth in median house rental price over the past 12 months to Q2 2026, to $950 per week, and a -5.6% decline in the number of houses rented (to 134 houses in Q2 2026). This indicates an undersupply for the house rental market in Ashmore¥, which benefits investors and suggests indicates there is still room for investors.

2-bedroom houses have provided investors with a significant +5.6% rental growth annually, achieving a median rent of $750 per week.

2 BEDROOMS

+5.6%

3 BEDROOMS

+3.7%

Ashmore¥ recorded a vacancy rate of 0.6% in June 2026, well below the Gold Coast Main’s average of 2.2% and Brisbane Metro’s 0.9%. Vacancy rates have fluctuated in the past 12 months. However, it has declined overall, indicating a tighter rental market. Further, a 0.6% vacancy rate is significantly below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, indicating quicker occupancy of rental homes in Ashmore¥. This creates a conducive environment for investors, even with a higher entry price in the past 12 months to Q2 2026.

4 BEDROOMS

+0.0%

RENTAL VACANCY RATES 2026

3.5% 3.0% 2.5%

2.0% 1.5% 1.0% 0.5% 0.0%

Jun-26

Mar-26

Dec-25

Brisbane Metro

Sep-25

Jun-25

Gold Coast Main

Mar-25

Dec-24

Sep-24

Jun-24

Mar-24

Dec-23

Sep-23

Jun-23

Ashmore (4214)

REIA 'Healthy' Benchmark

%

RENTAL YIELD 2026 §

4.1%

3.9%

3.1%

5.2%

4.5%

3.8%

Ashmore¥

Gold Coast Main

Brisbane Metro

Ashmore¥

Gold Coast Main

Brisbane Metro

PROJECT DEVELOPMENT MAP 2026₳ LEGEND Commercial Infrastructure Industrial Mixed-Use Residential

ASHMORE

# 1 2

Project£ Oxford On Scarborough (218 Units | 41 Serviced Apartments | Office | Shops | Restaurants) Sunlight Lifestyle Precinct Bundall Mixed Use Buildings Stages 1-3 (557 Units | Retail | Commercial | Club)

Type

Estimated Commence Valueµ Dateψ

Mixed Use

$100,000,000

1/12/2026

Mixed Use

$100,000,000

1/08/2026

3

Golden Age Retirement Village Redevelopment Stages 2-6

Commercial

$60,000,000

1/11/2026

4

Gold Coast Life Science Centre (Hospital | Medical)

Mixed Use

$55,000,000

8/09/2026

5

Former Ridgeway Tafe Campus Seniors Housing & Open Space (State Government)

Infrastructure

$50,000,000

1/10/2026

6

Southport Health & Advanced Technology Research & Innovation Centre (State Government)

Infrastructure

$35,000,000

6/07/2026

7

North Star Healthcare Innovation Hub (Healthcare Tenancies | Restaurant | Bar | Function Room)

Mixed Use

$30,000,000

14/12/2026

8

Gold Coast University Hospital Generator Expansion Project (State Government)

Infrastructure

$7,000,000

27/02/2026

9

84 Pohlman Street Villas (12 Villas)

Residential

$4,000,000

16/12/2026

10

Lumina Piazza Public Realm Works (State Government)

Infrastructure

$3,000,000

29/04/2026

11

519 Olsen Avenue Warehouse Units

Industrial

$2,000,000

1/03/2026

12

114 Eugaree Street Townhouses (6 Townhouses)

Residential

$2,000,000

4/12/2026

13

49 & 51 Ward Street Rooming Accommodation Dwellings

Commercial

$1,800,000

28/08/2026

14

16-18 Meyer Street Apartments (5 Apartments)

Residential

$1,800,000

22/09/2026

15

14 Kinloch Avenue Health Care Services

Commercial

$1,500,000

14/01/2026

16

10 Dominions Road Self Storage Facility Additions

Industrial

$1,500,000

13/08/2026

17

17-19 Stevens Street Townhouses (3 Townhouses)

Residential

$1,500,000

16/12/2026

18

111 Minnie Street Units (5 Units)

Residential

$1,500,000

15/10/2026

19

3 Ellen Street Townhouses (3 Townhouses)

Residential

$1,200,000

23/12/2026

20

60 Ward Street Townhouses (4 Townhouses)

Residential

$1,200,000

27/05/2026

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REFERENCES * Ashmore sales market data and key indicators encapsulates aggregate property market conditions within suburbs of Ashmore and Molendinar. ** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value. # 2026 encapsulates sales transactions for 1st half of 2026 (01/01/2026 – 30/06/2026) only, other years encapsulates sales transactions for the full year (i.e 01/01 to 31/12 of the relevant year). € Annual rental growth is a comparison between Q2 2025 (01/04/2025 – 30/06/2025) and Q2 2026 (01/04/2026 – 30/06/2026) house median rent figures. ¥ Ashmore rental market data encapsulates aggregate property conditions within the postcode of 4214. § Rental yields shown are as reported as of June 2026.

₳ Project development map showcases a sample of upcoming projects only, due to accuracy of addresses provided by the data provider for geocoding purposes. £ Projects refers to the top developments within the suburbs of Ashmore, Benowa, Southport, and Bundall. µ Estimated value is the value of construction costs provided by relevant data authority, it does not reflect the project’s sale/commercial value. ψ Commencement date quoted for each project is an approximate only, as provided by the relevant data authority, PRD does not hold any liability to the exact date.

Source: APM Pricefinder, Cordell Connect database, SQM Research, Esri ArcGIS. Disclaimer: PRD does not give any warranty in relation to the accuracy of the information contained in this report. If you intend to rely upon the information contained herein, you must take note that the information, figures and projections have been provided by various sources and have not been verified by us. We have no belief one way or the other in relation to the accuracy of such information, figures and projections. PRD will not be liable for any loss or damage resulting from any statement, figure, calculation or any other information that you rely upon that is contained in the material.

Prepared by PRD Research. © All medians and volumes are calculated by PRD Research. Use with written permission only. All other responsibilities disclaimed. © Copyright PRD 2026.