The Gold Coast has a rich collection of older homes — from post-war fibro cottages to 1970s brick-and-tile family homes and elegant Queenslander-style residences. Renovating these homes presents unique challenges and opportunities that differ significantly from designing a new build.
This guide covers the design considerations, regulatory requirements, and practical realities of renovating heritage and character homes on the Gold Coast.
There’s an important distinction between the two:
Heritage-listed properties are formally recognised for their historical, cultural, or architectural significance. They appear on the Queensland Heritage Register or the Gold Coast City Plan heritage overlay. Heritage-listed homes have strict requirements about what can be changed, demolished, or added.
On the Gold Coast, heritage-listed homes are relatively rare compared to cities like Brisbane. Most are concentrated in older suburbs like Southport, Main Beach, and Surfers Paradise (original settlement areas).
Character homes are older homes that contribute to the streetscape character of a neighbourhood without being formally heritage-listed. The Gold Coast City Plan includes Character Residential overlays in some suburbs that protect the overall character of the area. See our guide to Gold Coast building codes and regulations for more on overlays.
More broadly, many Gold Coast homeowners think of their pre-1990s home as having “character” — distinctive design features, quality construction, and a style that’s different from modern builds.
The single biggest issue with pre-1990 homes on the Gold Coast. Asbestos was used extensively in:
Before any renovation work begins, have your home tested for asbestos by a licensed assessor. Asbestos in good condition can be left undisturbed (encapsulated), but any work that disturbs asbestos requires licensed removal. Budget $5,000-$30,000+ for asbestos removal depending on the extent.
Older homes were built to the standards of their era, which are often below current requirements. Common structural issues include:
A structural assessment is essential before designing any renovation of an older home. The assessment identifies what structural work is needed and informs the design approach.
Older homes typically have:
Major renovations usually trigger requirements to upgrade services to current standards, which adds cost but improves safety and performance.
Older homes often have floor levels that don’t suit modern open-plan living:
Resolving floor level differences is one of the trickiest aspects of renovation design. Solutions include ramps, stepped thresholds, or in some cases, adjusting the floor structure itself.
Keep the original home’s best features (character facade, high ceilings, timber details) and add a contemporary extension at the rear. This is the most popular approach on the Gold Coast because it:
Gut the interior while keeping the external shell. This works well for brick homes with good external walls but dated, compartmentalised interiors. Opening up walls between rooms, adding skylights, and modernising finishes can transform the living experience.
For timber homes on stumps, raising the house and building a new ground level underneath creates additional living space while preserving the original home. This approach:
In some cases, the most cost-effective approach is to demolish and rebuild in a style sympathetic to the original home and neighbourhood character. This gives you a completely new home with modern performance while respecting the streetscape. See our guide on renovation vs knockdown rebuild to help make this decision.
If your home is heritage-listed, you need approval from the Queensland Heritage Council (or their delegate) for any work that affects the heritage significance. This includes:
Work that doesn’t affect heritage significance (internal painting, like-for-like repairs, modern kitchen in a non-significant room) generally doesn’t require heritage approval.
Properties in character residential overlay areas must comply with additional requirements:
All renovations on the Gold Coast that involve structural changes, new rooms, or changes to the building envelope require Building Approval. See our guide to the Gold Coast council approval process. If the renovation increases floor area beyond certain thresholds, it may also trigger a Development Approval.
Character home renovations are inherently less predictable than new builds. Unknown conditions, asbestos, structural surprises, and the challenge of matching old and new all contribute to higher contingency requirements.
| Renovation Type | Cost Range | Contingency |
|---|---|---|
| Cosmetic refresh (kitchen, bathroom, paint) | $50,000 – $150,000 | 10% |
| Internal renovation (gutting and reconfiguring) | $150,000 – $350,000 | 15% |
| Extension + renovation | $250,000 – $600,000 | 15-20% |
| Major renovation (raise, extend, renovate) | $400,000 – $800,000+ | 20% |
The higher contingency compared to new builds (10% for new builds vs 15-20% for renovations) reflects the uncertainty inherent in working with existing structures. For design fee details, see our guide on building designer costs.
Check the Queensland Heritage Register (maintained by the Department of Environment and Science) and the Gold Coast City Plan heritage overlay map. Your building designer can check both sources during the initial consultation.
Often yes. 1970s brick homes on the Gold Coast typically have:
The main drawback is dated layouts and finishes, which renovation addresses. If the structure is sound and the location is good, renovation can be an excellent investment.
Potentially, but it depends on the overlay requirements and the existing structure. In character overlay areas, a second storey may need to be set back from the front facade to minimise its visual impact from the street. The existing structure will also need a structural assessment to determine if it can support the additional load.
Preserve them if they’re in reasonable condition. Original VJ walls and timber floors are highly valued in the current market and are expensive to replicate. Sanding and re-coating timber floors, repairing and painting VJ walls, and restoring original hardware adds value and character.
If original features are beyond repair, document them photographically before removal and consider using salvaged materials from the same era as replacements.
Longer than a new build of equivalent size, typically:
The construction phase is longer because renovation involves careful demolition, discovery of hidden conditions, and the time-consuming work of connecting new construction to existing fabric. For what to expect during the design phase, see our guide on working with a building designer.
Renovating a heritage or character home on the Gold Coast requires a different approach to designing a new build. The key challenges — asbestos, structural adequacy, services upgrades, and regulatory compliance — all require early assessment and experienced design.
The reward is a home that combines the character and location advantages of an older property with modern comfort, efficiency, and functionality. Done well, a character home renovation creates something that a new build can never replicate.
Design Science has extensive experience renovating older homes on the Gold Coast. David Steadman’s construction background means he understands the hidden challenges of working with existing structures — from asbestos assessment to structural upgrades to matching old and new construction. Book a $280 consultation to discuss your renovation project.
David Steadman
Licensed Builder & Building Designer
David Steadman is the founder of Design Science, a Gold Coast building design practice backed by over 30 years of hands-on construction experience. One of few Australians holding both a QBCC Builder's Licence and Building Designer licence, David brings a rare combination of design thinking and practical building knowledge to every project.
