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Development profile / Gold Coast / Apartments
Radia Rainbow Bay
An apartment development in Coolangatta by S&S Projects, currently pre-construction.
- Location
- Coolangatta, Gold Coast
- Residence
- Bedroom configuration on application
- Status
- Pre-construction
Before you decide
What is worth verifying before you buy.
This profile is built from public sources: council development-application records, the developer's own disclosures and, where available, the project's official website. Council records describe the approved use as: Material Change of Use Code Assessment Multiple Dwelling x 33 - 271 Boundary Street, COOLANGATTA QLD 4225. Additional detail on record — views: Ocean, coastline; amenities: Landscaped balconies, communal spaces, gas fireplaces, integrated bar and wine fridges, freestanding stone tubs, Pipi's restaurant; expected completion: Late 2027. Buyers should independently verify current availability, pricing, inclusions, contract terms and expected completion timing before proceeding.
01
S&S Projects's track record: 2 projects; past projects include Flow Residences, Awaken Residences. Confirm current financial standing before committing.
02
Review council DA MCU/2023/189 (Approved) and any conditions of consent.
03
Compare the $2,050,000 starting price against recent comparable sales in Coolangatta.
Verified project data
Development details on record.
- Address
- 271 Boundary Street, Coolangatta QLD 4225
- Developer
- S&S Projects
- Builder
- Hutchinson Builders
- Construction stage
- Pre-construction
- Expected completion
- Late 2027
- Council DA status
- Approved (MCU/2023/189)
- Apartment types
- 2 Bedroom, 3 Bedroom, 4 Bedroom, Penthouse
- Starting price
- From $2,050,000
- Number of residences
- 38
- Views
- Ocean, coastline
- Key amenities
- Landscaped balconies, communal spaces, gas fireplaces, integrated bar and wine fridges, freestanding stone tubs, Pipi's restaurant
- Buyer incentives
- None disclosed
- Developer founded
- 2015
- Developer market segment
- Ultra-luxury
S&S Projects's notable past projects: Flow (Rainbow Bay); Awaken (Rainbow Bay)
2027 tax changes
What the 2027 rules mean here.
Likely new dwelling
Likely to qualify as a new residential dwelling
This is being sold before completion, so a first buyer is the kind of purchase the carve-out is aimed at — it keeps the 50% CGT discount and stays negatively gearable. Treasury's exposure draft proposes a property acquired within 24 months of a certificate of occupancy being issued, but the test is set by a ministerial instrument that has not been made. Confirm eligibility in writing before you rely on it.
- Completion
- Estimated completion late 2027
- Construction stage
- Pre-construction
- Completes after 1 July 2027
- Yes
Why it matters: a qualifying new residential dwelling keeps the 50% CGT discount, sits outside the 30% minimum tax, and stays negatively gearable. An established dwelling bought after 12 May 2026 does none of those things. That gap is worth real money, and it is a question to settle in writing before you sign — not one a listing can answer.
General information only, not tax advice. The calculators estimate basic income tax and exclude the Medicare levy, offsets and state taxes.
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Contract, negotiation and next steps
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