PEACE OF MIND PROPERTY MANAGEMENT
Property Management Runaway Bay Landlords Can Rely On
Property Management Runaway Bay: Boating, the Broadwater and Easy Living
BETTER PROPERTY MANAGEMENT
FOR YOUR INVESTMENT PROPERTY
Good property management Runaway Bay starts with knowing the suburb. Runaway Bay sits on the Broadwater just north of Southport, with Biggera Creek on its southern edge and Coombabah, Hollywell and Biggera Waters around it. It was planned as a residential and boating area: Lae Enterprises bought the land in 1967 and development began in 1972. Today it has the Bayview Harbour Yacht Squadron marina, the Runaway Bay Sports Super Centre and a shopping centre on Lae Drive.
At the 2021 Census, 24.3% of occupied homes in Runaway Bay were rented. The housing is a genuine mix: 45.3% separate houses, 26.4% townhouses and semi-detached homes and 28.2% apartments (source: ABS 2021 Census QuickStats for Runaway Bay). That covers waterfront houses, townhouse complexes and units close to the Broadwater.
We can manage your Runaway Bay property for a flat 5% + GST, explained up front on our flat 5% + GST fee. Book a free consultation and we’ll talk through what it should rent for today and who is likely to apply.
Good property management Runaway Bay starts with knowing the suburb. Runaway Bay sits on the Broadwater just north of Southport, with Biggera Creek on its southern edge and Coombabah, Hollywell and Biggera Waters around it. It was planned as a residential and boating area: Lae Enterprises bought the land in 1967 and development began in 1972. Today it has the Bayview Harbour Yacht Squadron marina, the Runaway Bay Sports Super Centre and a shopping centre on Lae Drive.
At the 2021 Census, 24.3% of occupied homes in Runaway Bay were rented. The housing is a genuine mix: 45.3% separate houses, 26.4% townhouses and semi-detached homes and 28.2% apartments (source: ABS 2021 Census QuickStats for Runaway Bay). That covers waterfront houses, townhouse complexes and units close to the Broadwater.
We can manage your Runaway Bay property for a flat 5% + GST, explained up front on our flat 5% + GST fee. Book a free consultation and we’ll talk through what it should rent for today and who is likely to apply.
Table of Contents
Who rents in Runaway Bay
Runaway Bay has one of the older populations on the Gold Coast. The median age at the 2021 Census was 54, and couples without children made up 55.9% of families (source: ABS 2021 Census QuickStats for Runaway Bay).
Households are small, averaging 2.2 people, so two-bedroom units and townhouses suit much of the market.
Read More - Find out who your Runaway Bay property suits best
Tenants here include retirees and downsizers, couples who work in Southport and the hospital precinct, and people drawn to boating and the water.
Hospitals were the largest single industry of employment for Runaway Bay residents in 2021, at 4.4%, with aged care also in the top three.
The Runaway Bay Sports Super Centre, the marina and the shopping centre on Lae Drive give the suburb most of what tenants need close by. St Francis Xavier Catholic School has been here since 1975.
Our tenanting process starts with who your property suits best. We’ll write the listing for that tenant, screen every applicant properly and bring you the strongest applications with a recommendation.
Renting out a waterfront home
Runaway Bay was designed as a boating suburb, and waterfront homes come with pontoons, jetties, pools and salt air.
Each of those needs a line in the lease and a place on the inspection list.
Read More - Talk to us about your Runaway Bay waterfront home
If your home has a pontoon or jetty, we’ll agree with you whether the tenant can use it, include the terms in the tenancy agreement and check that your insurance covers that use.
Salt air is hard on metal fittings, balustrades, pool equipment and air-conditioner units. We’ll watch for corrosion at every inspection so it is dealt with before it becomes a safety issue.
Pools need a current pool safety certificate before a new lease starts. We’ll check it and arrange an inspector if needed.
Waterfront homes can command a stronger rent, but only when they are presented well. We’ll advise on what is worth fixing before a new tenancy.
Setting the right rent in Runaway Bay
At the 2021 Census the median weekly rent in Runaway Bay was $435. Rents have changed since then, so that is a record of 2021, not a guide to today.
A water view, a unit block and a canal-front house are three different markets.
Read More - Get a current rental appraisal for your Runaway Bay property
We’ll prepare an appraisal against current comparable listings: the same property type, similar bedrooms and parking, and a similar outlook and distance from the water.
For units and townhouses, most of which sit inside a body corporate, we’ll make sure the tenant knows the by-laws and work out who pays for each repair.
In Queensland, rent can only be increased once every 12 months, with written notice. We’ll review the market before each renewal and recommend a figure you can support. Our page on maximising rental returns explains our thinking.
If an asking rent isn’t drawing enquiries in the first days, we’ll tell you straight and suggest an adjustment rather than waiting out a vacancy.
Keeping your property compliant under Queensland law
Queensland’s rental rules have changed a lot in recent years, including minimum housing standards, smoke alarm rules and limits on rent increases.
Getting one of them wrong can mean a fine, a dispute or a tenant who is entitled to end the lease.
Read More - Book a free compliance check for your Runaway Bay rental
Book a free compliance check for your Runaway Bay rental
Every rental property in Queensland has to meet the minimum housing standards: weatherproof and structurally sound, free of vermin and damp, with working locks on external doors and windows, and with privacy coverings in bedrooms and living areas. We’ll check your Runaway Bay property against them before a tenant moves in and at routine inspections.
Queensland also requires photoelectric, interconnected smoke alarms in rental homes, and the rules set where they must go. We’ll confirm your property meets them and arrange a licensed installer if it doesn’t.
We’ll lodge the bond with the Residential Tenancies Authority (RTA), prepare the entry condition report with photos, issue notices on the correct forms, and keep records that stand up if a dispute goes to the RTA or the tribunal. More detail is on our rental property compliance page.
Many Runaway Bay units and townhouses date from the 1970s to the 1990s. Window locks, privacy coverings, balustrades and smoke alarm placement are what we check most closely in older complexes.
Maintenance near the Broadwater
Small jobs left too long become big invoices, and they also drive good tenants away.
Steady, planned upkeep is cheaper than repairs in a hurry.
Read More - Ask us how we'd look after your Runaway Bay rental
We’ll arrange licensed trades for repairs and keep you informed at each step. For urgent repairs such as a burst pipe, a gas leak or a failed hot water system, we’ll act first and report to you straight away, as tenancy law expects. For routine work, we’ll send you the quote and a recommendation before anything is booked. Our rental property maintenance page explains how it works.
Routine inspections are where most problems are caught early. We’ll inspect at intervals the law allows, with proper notice to the tenant, and send you a written report with photos.
Near the Broadwater we’ll keep a closer eye on salt-exposed metal, pool equipment and anything on the water, such as pontoons and jetty boards.
A well-kept home leases faster and supports a stronger weekly rent at review time.
Clear fees and clear statements
Many landlords only find the real cost of management when the first statement arrives, with letting, admin and inspection fees on top of the percentage.
You should know the full cost before you sign.
Read More - See exactly what management would cost you
Our management fee is a flat 5% + GST with no hidden charges, and the breakdown is on our flat 5% + GST fee. You can run your own numbers on our property management fee calculator before you talk to us.
Each statement will show the rent received, what was paid out and why, and what reached your account. If something doesn’t make sense, call us and a person will explain it.
Whether you own a unit near the shops or a house on the water, a flat 5% + GST keeps your costs predictable. Our fee calculator shows the difference in dollars.
If you’re comparing managers, ask each one for a full list of charges in writing. For a wider view, see our page on property management across the Gold Coast.
Lease renewals, rent reviews and keeping good tenants
A good tenant is worth keeping. Each time one leaves, you pay for a vacancy, advertising and the time it takes to find the next.
A planned approach to renewals keeps your income steady.
Read More - Plan your next lease renewal with us
We’ll contact you well before a lease ends with a recommendation: renew, renew with a rent review, or plan for a change. More on our approach is on our lease renewals page.
In Queensland, rent can only be increased once every 12 months, with written notice to the tenant. We’ll check the market before each renewal and make sure the notice and timing are right.
Runaway Bay tenants are often settled, older households who stay if the home is well looked after. A renewal offered early and fairly keeps them.
At the end of a tenancy we’ll complete the exit inspection against the entry report, handle the bond claim if one is needed, and get your property ready for the next tenant.
Why Runaway Bay owners choose a local Gold Coast team
Red Gum is a Gold Coast property management business based in Southport, with a small team of property managers you can call by name.
When you phone, you speak to someone who knows your property.
Read More - Book a free consultation with Nathan
Nathan Terry started Red Gum after managing his own investment property. Koen was a Red Gum client before he joined the team. Aman has run businesses on two continents, and Ralph left a corporate career in the UK and spent three years renovating houses before moving into property management. You can meet the team before you call.
Runaway Bay is just north of our Southport office, so inspections, viewings and trade meetings here are only a short drive away.
We can look after a single property or a small portfolio across the coast, all on the same flat fee. If you are changing managers, we’ll handle the handover and let your tenant know what to expect.
If you want property management Runaway Bay that keeps you informed, keeps your property leased and costs what it says it will, we’d like to talk.
READY FOR A CHAT?
Honest Advice
Friendly Team
Clear Communication
FAQ's
Got questions? Reach out to us on 0406 304 920 and we’ll be happy to help.
What rent could my Runaway Bay property achieve?
It depends on the type of home, its outlook and its condition. At the 2021 Census the median weekly rent in Runaway Bay was $435, but rents have changed since then. We’ll prepare a current appraisal.
Book A Free Consultation — talk to us about property management in Runaway Bay.
Can my tenant use the pontoon or jetty?
Only if you want them to. We’ll agree the terms with you, include them in the tenancy agreement and check your insurance covers that use.
Book A Free Consultation — talk to us about property management in Runaway Bay.
Who rents in Runaway Bay?
Many are couples and older households. The median age at the 2021 Census was 54, and couples without children made up 55.9% of families.
Book A Free Consultation — talk to us about property management in Runaway Bay.
Do you manage units and townhouses in Runaway Bay?
Yes. More than half of Runaway Bay homes were units or townhouses at the 2021 Census. We’ll handle the body corporate side for you.
Book A Free Consultation — talk to us about property management in Runaway Bay.
What does property management in Runaway Bay cost?
Red Gum charges a flat 5% + GST management fee with no hidden charges. The full breakdown is on our fees page, and you can use our fee calculator to estimate your annual cost before we talk.
Book A Free Consultation — talk to us about property management in Runaway Bay.
How often can I increase the rent in Queensland?
Rent can only be increased once every 12 months, with proper written notice to the tenant. We’ll review the market before each renewal and recommend an increase you can support.
Book A Free Consultation — talk to us about property management in Runaway Bay.
How do you choose tenants for my Runaway Bay property?
We check identity, rental history, references and ability to pay, then present the strongest applications with a recommendation. You make the final decision.
Book A Free Consultation — talk to us about property management in Runaway Bay.
What do Queensland's minimum housing standards mean for my rental?
Your property must be weatherproof and structurally sound, free of vermin and damp, have working locks on external doors and windows, and have privacy coverings in bedrooms and living areas. We’ll check your home against them and arrange any fixes.
Book A Free Consultation — talk to us about property management in Runaway Bay.
What happens if a tenant falls behind on rent?
We’ll follow up promptly and use the correct notices under Queensland tenancy law, keeping you informed at each step so small arrears don’t become a large debt.
Book A Free Consultation — talk to us about property management in Runaway Bay.
Can I switch to Red Gum if I already have a property manager?
Yes. Once you give notice to your current manager, we’ll handle the handover of keys, documents and the bond record, and introduce ourselves to your tenant.
Book A Free Consultation — talk to us about property management in Runaway Bay.
