18/11 Promenade Avenue, Robina QLD 4226

18/11 Promenade Avenue, Robina QLD 4226
2-bed 2-bath 2-car apartment | pool & air-con complex | flood overlay flagged | central Robina lifestyle | strong rental demand This unit sits in a well-established Robina complex where the 2/2/2 configuration is genuinely competitive. Two dedicated car spaces are uncommon for apartment living in this corridor, giving it an edge over single-car stock and broadening appeal to professionals and downsizers who want lock-and-leave convenience without sacrificing parking. The in-ground pool, balcony, and intercom system align with what the current buyer pool expects from central Robina apartments, while the circa-2006 build places it in a sweet spot of being established enough to have mature landscaping yet modern enough to avoid dated layouts. The rental market here is active, with recent leasing on the street confirming consistent tenant interest, making this a sensible option for an owner-occupier seeking future flexibility or an investor targeting steady occupancy. The flood management overlay is the factor most likely to shape how this property is priced and how quickly it moves. Buyers should weigh whether the overlay is a practical concern or a paperwork issue—many properties in this part of Robina carry similar designations without recent flood events, but it may still narrow the buyer pool and influence lending appetite. The broader value range for this unit type in the complex appears to sit between the high $700s and low $1m, depending on presentation, floor level, and aspect. A north-facing or higher-floor unit with upgraded finishes could justify the upper end, while a lower-floor or dated interior would likely settle toward the middle. The 3.5% gross yield signal from nearby profiles is moderate, suggesting capital growth rather than yield is the primary investment driver here.
Detailed Independent Property Report prepared  by PropCred Analyst team for 18/11 Promenade Avenue, Robina QLD 4226
Checks found:
Value Risk ✓
Liquidity Risk ✓
Planning Risk ! 1
Income Risk ✕ 2
Execution Risk ✕ 2
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Market Insight

Robina is a tightly held Gold Coast market driven by families and professionals, with Robina Town Centre, parks, schools and beaches underpinning demand. Median house prices are around $1.4m, with annual growth of 8.3–17.3% in 2025; units sit near $855k–$985k, up 11–23.1%. Listings sell in under 40 days. House rents average ~$950–$973 weekly; unit rents $830. Forward supply is constrained: no new houses are planned from 2026, while a ~$2.5B pipeline targets attached dwellings, plus $108.4M infrastructure. That undersupply and lower rates have driven growth, but affordability is a constraint—33.4% of houses sold below $1.35M in Q4 2025—and house rental listings fell 7.2% to 116, tightening the market further.
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PropCred Estimated Value

Comparable Sales: 22/12 Promenade Avenue townhouse sold $850,000; 11/11 Promenade Avenue leased $860/week | Property Price Band: $800K–$900K | Value Drivers: floor level, aspect, internal condition, parking configuration

Bedrooms

2

Bathroom

2

Parking

2

Land

2815m²

Research & Review Prepared by Brian Moon, Analyst · Reviewed by Matt Proctor, Principal Analyst
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