“If you can't be on the sand or on the water, one of the major things they look for is the walkability and the location.”

That’s the buyer mindset David Higgins, Director at Colliers Residential Gold Coast, sees increasingly shaping decisions across the market.

Where beachfront was once the non-negotiable, today’s buyers are prioritising proximity to lifestyle - dining, retail, transport, and health - as well as the reassurance that the developer has done it all before.

In Market Insights EP 99, Urban.com.au CEO Mike Bird meets with Higgins on-site at Harbour Shores, the landmark waterfront community from Lewis Land Group.

With the new Palm House stage now launched and selling fast, the conversation unpacks how this project reflects a broader shift in the preferences of downsizers and lifestyle buyers - and why Harbour Shores may be one of the most quietly pivotal developments on the northern Gold Coast.

Positioned between the GC Central corridor and North Shore, Harbour Shores is a masterplanned community built for walkability, accessibility and lifestyle.

Backed by the established amenity of Harbour Town Shopping Centre and the soon-to-arrive heavy rail station at Hope Island, the development brings a new layer of connectivity to a region that’s already primed for growth.

“It does open up a lot of new buyers into the area, especially with projects that can provide that walkability… as people rely less on private transport and rely more on their access to that sort of amenity.”

two-bedroom, two-bathroom, two-car [apartment] for around about the million dollars - it's pretty good value.”

Compared to the Gold Coast average of $1.25 million for similar apartments, Palm House offers compelling affordability without compromising on amenity.

Residents will have access to a suite of resort-style amenities, including a 25-metre lagoon pool, state-of-the-art gym, yoga studio, sauna, The Clubhouse, tennis courts and lush parklands, 1.2 km of waterfront boardwalk, and on-site cafés and eateries.

For those wanting more space, the Waterline and villa offerings span from two-bed apartments starting at $1.4 million to $3 million sky homes and luxury three and four-bedroom villas (most with private plunge pools), some of which have nearly sold out.

Across all stages, Lewis Land has partnered with renowned architecture firms, BDA Architecture and Cottee Parker Architects.

Today’s downsizers and investors are doing more due diligence, comparing build quality, developer history, location, and long-term value before committing.

“Buyers are really, really across that detail - whether it be location, quality, development certainty, is the builder appointed, can the price be held?”

With the Gold Coast’s median new apartment price doubling in the last four years, from $1 million in 2021 to $2 million in 2025, projects like Harbour Shores are being carefully assessed not just for their features, but for their future-proofing.

The development is targeting a 6-star Green Star rating, with sustainability measures such as solar power, EV charging, water retention, and over 200,000 new plantings integrated into the precinct.

With landmark projects such as Runaway Islands, Sovereign Island, Ephraim Island, and Harbour Town itself under their belt, Lewis Land brings a rich legacy to the table. Higgins notes that buyers are increasingly savvy about researching developers before committing.

“Especially with the uncertainty around construction delivery - developers’ credibility, what have they done, what’s their track record - that's really high on that buyer confidence register.”

Lewis Land has spent over 65 years building its legacy, delivering more than 40,000 homes and earning its place as one of Australia’s most established and respected private property developers.

Apartments in the new release start from just under $1 million. Limited marina berths are also available.