Property management in Mermaid Waters
Gold Coast property management
If you own a house or townhouse in Mermaid Waters, you are letting a family home: four in ten families here are couples with children. Mermaid Waters is a 7.1 km² canal suburb on the Gold Coast, inland from Mermaid Beach and Broadbeach. This guide covers what Mermaid Waters rents for, what it is like to live in, how we would manage your property here, and Clear Island Waters next door.
Your property in Mermaid Waters
More Mermaid Waters rentals are townhouses than houses
Houses make up six in ten Mermaid Waters homes, yet of the 1,431 rented at the 2021 Census, 766 were townhouses and 493 houses. Most of the suburb’s 1,584 townhouses have two storeys or more. Two levels, or a house with a yard, is a lot to keep track of when you do not live there. You get routine inspections every 14 to 17 weeks, with a detailed report and quality photos sent to you, so you know your property’s condition.
When an inspection finds something that needs doing, the decision stays with you. No money is spent on repairs or maintenance without your approval, except emergency repairs the law allows. Grant Drennan, our founder and Director, is an investor himself and the constant behind every property we manage. Start with a free Investor Portfolio Review: a look at your whole portfolio, not just the one property. Rental appraisals are free, with no obligation.
Nearby guides: Robina, Burleigh Waters, Mermaid Beach.
What Mermaid Waters rents for
A four-bedroom Mermaid Waters house rented at a median of $1,480 last quarter
Before you set a rent, check what new Mermaid Waters leases were signed at. These are the RTA’s median weekly rents for new tenancies, for every type it published.
| Type and bedrooms | Median weekly rent | Quarter |
|---|---|---|
| All homes | $875 | September 2026 |
| House, 4 bedrooms | $1,480 | September 2026 |
| Townhouse, 2 bedrooms | $780 | September 2026 |
| Townhouse, 3 bedrooms | $950 | September 2026 |
| Unit, 2 bedrooms | $750 | September 2026 |
Three-bedroom houses are left out: their median has swung from quarter to quarter. The three-bedroom townhouse figure rests on 10 new leases, the fewest the RTA publishes a median on. 29 of 169 new bonds were in the RTA’s ‘other’ group, which has no published median.
Source: Residential Tenancies Authority (Queensland), median weekly rents for new bonds, September quarter 2026, licensed under CC BY 4.0.
Living in Mermaid Waters
Mermaid Waters is built along canals and lakes, one of them 17 hectares
Mermaid Waters is a residential suburb built along artificial canals and lakes, among them Lake Hugh Muntz, a 17-hectare freshwater lake. The name came from its place: the land west of Mermaid Beach became Mermaid Waters. It is about five times the size of Broadbeach, and seven suburbs share its boundary: Broadbeach, Broadbeach Waters, Clear Island Waters, Robina, Burleigh Waters, Miami and Mermaid Beach.
Q Super Centre, off Allandale Entrance, is the larger of the suburb’s shopping centres, beside two small local ones. The Broadbeach Library is in fact in Mermaid Waters, opposite Pacific Fair, and opened in 2008. Pacific Fair itself is across the boundary in Broadbeach Waters, and Pizzey Park sits on the border with Miami.
Next door
Clear Island Waters
**Anchor (suggested):** #clear-island-waters
Clear Island Waters, Mermaid Waters’ neighbour to the west, is a canal suburb built around Clear Island Lake and Boobegan Creek, named and bounded in 1989. Homes here are large: just over half have four or more bedrooms, and one in five is rented. At the 2021 Census its median age was 50. Surfers Paradise Golf Club, on Fairway Drive, stands on the 92-acre block a group of golfers bought from Bruce Small in 1967. All of the suburb is in the Merrimac State High School catchment. We manage properties in Clear Island Waters too.
Mermaid Waters at the 2021 Census
Source: Australian Bureau of Statistics, 2021 Census.
Schools
Two state schools sit inside Mermaid Waters
State primary schools: most of the suburb is in the Miami State School catchment, and nearly all the rest is in the Broadbeach State School catchment. Miami State School, on Oceanic Drive, is inside Mermaid Waters despite its name.
State secondary schools: most of Mermaid Waters is in the Merrimac State High School catchment for Years 7 to 12, about a quarter is in the Miami State High School catchment, and a sliver is in the Varsity College catchment. Merrimac State High, on Dunlop Court, is in the suburb too; both schools opened on 30 January 1979.
Non-state schools: the Queensland Government’s school data lists none in Mermaid Waters. St Vincent’s Primary School, a Catholic primary, is in neighbouring Clear Island Waters.
Catchments change, and the boundary follows streets, not suburbs. Check any address on the Queensland Government’s school catchment map before you rely on it.
Getting around
Mermaid Waters has no station of its own, but the light rail is next door
Mermaid Waters has no train or light rail station. The nearest light rail stations are east of the suburb, in Mermaid Beach and Broadbeach, on a line that has run south to Burleigh Heads since August 2026. In July 2026 the Queensland Government announced a metro-style GC Surfer service between Robina and Miami, two of Mermaid Waters’ neighbours; the announcement does not give its route. By road and without traffic, Robina Town Centre is about 10 minutes away (6.7 km), Gold Coast Airport about 21 minutes (20.2 km) and Brisbane’s CBD about 67 minutes (82.6 km).
Worth knowing
Two things to look up for a Mermaid Waters address
- Flood levels: the City of Gold Coast’s Flood level search gives the designated flood level for a property. The council notes the results cover riverine or regional flooding only, not local flash flooding.
- Body corporate: townhouses and units are 1,912 of the suburb’s 4,965 occupied homes. If yours is in a body corporate scheme, the Queensland Government sets out who maintains what.
What does a house rent for in Mermaid Waters?
The RTA's medians for new tenancies are in the table above, including four-bedroom houses. What yours would rent for depends on the house. Rental appraisals are free, with no obligation.
Do you manage properties in Mermaid Waters and Clear Island Waters?
Yes. Your Property Team manages investment properties across the Gold Coast, Brisbane and Logan.
How do I switch property managers?
When you appoint us, we give your current agent 30 days' notice for you, and the handover happens during those 30 days. Your tenant's lease carries on unchanged.
What happens when something breaks?
Every maintenance request is acknowledged straight away and reviewed by your property manager within one business day.
Where we work
The Gold Coast, Brisbane and Logan.
We manage properties in every suburb of the Gold Coast, Brisbane and Logan, not only those listed here. These are the suburbs we've written guides for.
Free · No obligation
What could your property rent for?
Find out what your property should be earning. We compare it with rents for similar properties in your area and with current demand. It costs nothing, and there's no obligation.
Google reviews
In our owners' own words.
i have been dealing with Giles for a number of years and he is fantastic - always returns emails and phone calls and is upfront honest.
Excellent service and attention to detail that my previous agent overlooked. I'm very happy with Grant and his team's service.
Has been a pleasure dealing with Ben and Grant.
your property team were professional & passionate when guiding me through my journey. they have the knowledge and skills that have helped me accomplish my biggest achievements yet. I not only organised my finances through your property team but they are also the acting property managers for my investments. they are a friendly and confident team with quality standards.
We have had such good experience with this company. So happy with their handling of our rental property. Highly recommend these agents.
We appreciated the hard work put in to find the right tenants for our home. Excellent customer service. Highly recommend.
Talk to us
Let's talk about your property.
Not sure where to start? A free Investor Portfolio Review looks at your whole portfolio, not just the one property. Or, if you only want to know what a property could rent for, ask for a free rental appraisal, with no obligation.
