Gold Coast · development & construction finance
Property development finance on the Gold Coast
We package development and construction finance for Gold Coast developers — structured from the lender’s side of the table by a former registered valuer.
BluCow Capital is a Gold Coast–based development finance advisory. Because founder Sorren Perridge spent years valuing and assessing development deals for the banks, we build submissions the way a credit team reads them — which is what wins sharper terms on a coast where lenders price risk carefully.
The Gold Coast development market
The Gold Coast runs on a distinctive mix of product: high-rise and mid-rise apartments along the coastal strip and in Southport, Broadbeach and Surfers; medium-density townhouses through Pimpama, Coomera and the northern corridor; land subdivision across the growth belt toward Yarrabilba and the hinterland; and a steady pipeline of childcare centres and service stations following the rooftops. Each of those attracts a different lender appetite, presale expectation and valuation approach.
Finance for every Gold Coast project type
Whatever you are building, we package the debt and equity to suit the asset and the local lender appetite:
Apartments
High-rise and mid-rise residential funding.
Townhouses
Medium-density infill and estates.
Land subdivision
Staged civil works and titles.
Childcare centres
Early learning, valued on lease.
Service stations
Fuel, convenience and QSR pads.
Commercial
Office, retail, industrial and mixed-use.
What Gold Coast lenders look at
On the coast, lenders weigh presale depth and quality on apartment stock, coastal and flood overlays, builder capacity in a tight subcontractor market, and exposure to tourism-linked demand. A credible, evidence-backed exit — not just an optimistic GRV — is what moves a deal from “maybe” to term sheet.
The structures we arrange
We arrange the full capital stack so your equity goes as far as it can:
- Senior debt — the base construction facility, priced on the lower of an LVR and LTC test.
- Stretch senior — one facility pushed to a higher leverage point.
- Mezzanine finance and preferred equity — to fill the gap above senior and preserve your cash.
- No-presale finance — to start construction without qualifying presales.
- Residual stock finance — to release equity from completed, unsold stock.
A typical Gold Coast funding scenario
A typical coastal apartment deal might carry an $18m end value on a $12.5m cost base, funded with senior debt to around 65–72% of cost and a thin mezzanine slice to keep the developer’s cash cheque down — lifting return on equity while keeping the blended cost of funds inside the margin. You can model your own numbers in our residential, commercial, service station and childcare feasibility calculators, then send us the deal for a considered view.
Frequently asked questions
Do you only work with Gold Coast developers?
No — we’re Gold Coast–based and know the local market well, but we package development finance for projects across Queensland and Australia-wide.
What size projects do you fund on the Gold Coast?
We focus on active developers with projects above roughly $5m in gross realisation, from townhouse and land estates through to apartment towers and commercial and specialty assets.
Can you fund a Gold Coast apartment project without presales?
Often, yes. Non-bank and private lenders will start construction without qualifying presales at a higher rate — see our no-presale finance page for the trade-offs.
How are your fees structured?
We charge per facility — from 1.0% + GST on senior (minimum $20k + GST), tapering above $10m. Where a lender pays us a commission, it is credited against our fee.
Figures and examples are illustrative only — every deal is assessed on its merits.