Development profile / Gold Coast / Apartments

Rockpool Rainbow Bay

An apartment development in Coolangatta by Joe Adsett Architects, currently under construction.

Location: Coolangatta, Gold Coast
Residence: 3–5 bedrooms + penthouse
Status: Under 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 Council records describe the approved use as: WITHDRAWN MATERIAL CHANGE OF USE IMPACT MCU201701701 PN4022/01/DA1 MULTIPLE DWELLINGS, STA, FOOD AND DRINK - 154 Marine Parade, COOLANGATTA QLD 4225. Additional detail on record — views: Ocean; amenities: Heated lap pool, sauna, gymnasium, beach lockers; expected completion: April 2025. Buyers should independently verify current availability, pricing, inclusions, contract terms and expected completion timing before proceeding.

Joe Adsett Architects's track record: past projects include Horseshoe Hill, Cliffhanger, Boomerang House, Riviera, Stratum. Confirm current financial standing before committing.

Review council DA MCU/2017/1701 (Withdrawn - No Decision) and any conditions of consent.

Request current pricing and compare it against recent comparable sales in the area.

Verified project data

Development details on record.

Address: 154-156 Marine Parade, Coolangatta QLD 4225
Developer: Joe Adsett Architects
Builder: Tomkins Commercial
Construction stage: Under Construction
Expected completion: April 2025
Council DA status: Withdrawn - No Decision (MCU/2017/1701)
Apartment types: 3BR, 5BR, Penthouse
Floor plan sizes: 3BR: 226-245sqm, 5BR: 525sqm, Penthouse: 1000sqm
Starting price: Price on application
Number of residences: 21
Views: Ocean
Key amenities: Heated lap pool, sauna, gymnasium, beach lockers
Buyer incentives: None disclosed
Developer founded: 2010
Developer head office: Fortitude Valley, Queensland
Developer market segment: Ultra-luxury; Mixed

Joe Adsett Architects's notable past projects: Horseshoe Hill; Kanagawa; Cliffhanger; Boomerang House; Riviera; Lucente; Tierra; Arcos; Arcadia; Haze; Azura; Eclipse; Gallery House; Oaklands; Luna; Bianco; Allure; Belvedere; Mayfair; Shell House; Conico; Vault; Clifftop House; Monolith; La Rosa; Mira; Larc; Ancora; Maison; K3; Cortile; Roha; Panorama; Ridgeline; Centurion; Laurent; Bond; Skyline; Snow White; Georgie; K2; Vogue; Otium; Modello; Cheval; La Fleur; Arcilla New Farm; Bloom; Palais Bulimba; Caliza; Rockpool; Lagune; Botanic; Brick Lane; Jardin

Visit the official project website ↗︎

Selling agent: Patrick Pancur, 0422 228 229

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 early 2025
Construction stage: Under Construction
Completes after 1 July 2027: No

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.

Run the negative gearing numbers Run the CGT numbers

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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Builder and project checks

Understand the development team, delivery track record, project documents and the practical questions worth asking before you commit.

Price and value assessment

Compare the proposed purchase with relevant supply, competing projects and the individual qualities that affect long-term appeal. Outcomes can vary and are never guaranteed.

Contract, negotiation and next steps

Understand key terms and questions around sunset clauses, then approach price, inclusions and timing with a plan before you move forward.