How much does an architect cost on the Gold Coast?
By Jamie Gordon, Principal Architect — Monet Madison Design, Ashmore QLD
It's the first question most clients ask — and it's a completely fair one. Architect fees have a reputation for being vague, open-ended, or impossible to pin down until you're already three meetings in. That reputation isn't entirely undeserved: the industry hasn't always done a great job of being upfront about how pricing works.
So here is a straightforward answer, based on what we actually charge at Monet Madison and what's typical across the Gold Coast residential market in 2025. Whether you're planning an apartment renovation, considering a new home, or just trying to figure out whether buying off-the-plan is a smart move — this guide is for you.
How architects typically charge
There are three main fee structures you'll encounter when approaching an architectural practice in Queensland:
Percentage of construction cost. The most common model for large residential builds. The architect charges 8–15% of the total construction contract value. On a $800,000 new home build, that's $64,000–$120,000 all-in for architectural services. The percentage varies based on complexity and the level of documentation required.
Fixed fee. A set price agreed upfront for a defined scope of work. This is the model we use at Monet Madison for most services. You know exactly what you're paying before any work begins, and the fee doesn't change if construction costs shift.
Hourly rate. More common for smaller advisory work, feasibility studies, or one-off consultations. Rates for registered architects on the Gold Coast typically sit between $150 and $250 per hour + GST.
Fixed-fee pricing, which is what Monet Madison offers, is generally the easiest to budget around and the most transparent for residential clients. You won't receive a surprise invoice because a project took longer than expected.
Good to know
Architect fees are separate from other project costs like council application fees, structural engineering, surveying, and building certification. Always ask your architect to clarify what is and isn't included in their quoted fee.
Apartment renovation fees on the Gold Coast
Apartment renovations are our specialty at Monet Madison — and it's an area where having a clear fee structure matters, because body corporate requirements, building approvals, and the complexity of working within an existing building can all affect the scope of work required.
Here is exactly what we charge for apartment-related services:
Service. Starting fee (+ GST) Best suited for
Pre-purchase desktop review. $300 Off-the-plan buyers
Pre-purchase floor plan + changes $750 Buyers wanting modifications
Site visit + recommendations $900 Renovation planning
Apartment renovation — Bronze $9,500 Approval drawings only
Apartment renovation — Silver $15,000 Tender-ready documentation
Apartment renovation — Gold $25,000 Full service to completion
What's included at each level?
Bronze ($9,500): Architectural design and documentation sufficient to obtain body corporate approval and building approval. This is the minimum documentation package needed to legally proceed with a renovation.
Silver ($15,000): Everything in Bronze, plus detailed documentation suitable for going to tender with selected builders. Includes colour and material selections — so builders can provide accurate, comparable quotes.
Gold ($25,000): The full service. Everything in Silver, plus detailed schedules and specifications for construction, and construction administration through to project completion (up to a six-month timeframe). This is the level that takes the most off your plate and results in the fewest surprises on site.
All apartment renovation fees are based on units up to 250 sqm. Projects above this size are quoted individually. In all cases, a customised Fee Proposal will be provided tailored to suit the project scope of works, complexity of your brief and your budget.
Apartment & Units — Alterations and Renovations
New home and residential design fees
For new home projects, fees are typically quoted individually based on the size and complexity of the brief. That said, here is a realistic market guide for Queensland residential design in 2025:
Small to mid-size new home (under 250 sqm): $15,000–$30,000
Larger or more complex home (250–400 sqm): $25,000–$50,000+
High-end or architecturally complex projects: $45,000 and above
Several factors push fees higher or lower within these ranges:
Site complexity. Steep blocks, flood-affected land, or sites with heritage overlays require additional documentation and analysis.
Council requirements. Some Gold Coast suburbs have specific design requirements under the City Plan. We factor these into the scope from the start.
Number of revisions. Our standard scope includes a defined number of design revision rounds. Additional rounds are quoted separately.
Level of documentation. A concept design package is significantly less work than full construction documentation. Make sure you know which level you're getting in any quote.
Our recommendation
For new home projects, we always recommend starting with an initial consultation before committing to any fee. A 30-minute conversation about your block, your budget, and your brief gives us everything we need to provide an accurate, fixed-fee quote with no guesswork on either side.
What does the architect's fee actually cover?
One of the reasons fees can seem high — until you understand what's included — is that architectural work involves far more than drawing up a floor plan. Here is what a typical residential scope covers:
Schematic design. The initial design concept: floor plan layout, building orientation, spatial relationships between rooms, and an early response to your brief.
Development application (DA) drawings. The formal set of drawings submitted to Gold Coast City Council for planning approval, where required.
Construction documentation. Detailed drawings and specifications that builders use to price and build the project. The quality of this documentation directly affects the accuracy of builder quotes and the number of on-site variations.
Body corporate approval package. For apartment renovations, this is a specific documentation set required by the body corporate before any structural or external modifications can proceed.
Construction administration. Site visits, review of builder's work against the drawings, and responding to queries during construction. Available at our Gold level for apartment renovations.
New residential home design — Gold Coast
Is hiring an architect worth it on the Gold Coast?
The honest answer: for most residential projects above a certain scale, yes — usually many times over. Here is why.
Better approval outcomes. A well-prepared documentation package moves through body corporate and council approval faster, with fewer requests for additional information. Time is money when a renovation is on hold.
Fewer on-site variations. Variations — changes made during construction because something wasn't resolved in the drawings — are one of the biggest sources of budget blowout in residential projects. Thorough documentation eliminates most of them before the first nail is driven.
Measurable resale value. A well-designed renovation or addition doesn't just improve your day-to-day experience of a property — it adds value that is recognised at resale. In competitive Gold Coast suburbs like Mermaid Beach and Surfers Paradise, design quality is a real differentiator.
The Mustique Penthouse renovation we completed in Surfers Paradise is a good example. A thoughtful redesign of the floor plan, combined with high-quality material selections and detailed documentation, transformed a dated apartment into a standout property. The client had clear, fixed-price documentation from day one — no surprises.
Pre-purchase advice — the lowest-cost, highest-value service we offer
If you're considering buying an off-the-plan apartment, a $300 desktop review by an architect can identify floor plan problems, unfavourable orientations, or future developments that could affect your investment — before you sign a contract. It's the single best $300 you can spend on a property purchase.
Frequently asked questions
Do I need an architect for a unit renovation in Queensland?
Not always — it depends on the scope of works. If your renovation involves structural changes, changes to the building's external appearance, or work that requires body corporate approval, you will almost certainly need architectural drawings. Even for cosmetic renovations, having a registered architect prepare your body corporate submission package significantly reduces the chance of it being rejected.
How long does architectural design take?
For apartment renovations, the design and documentation phase typically takes 6–12 weeks from initial brief to completed drawings, depending on the complexity of the scope and the speed of client feedback rounds. New home projects vary more widely — a straightforward design might take 3–4 months, while a more complex or custom home can take 6 months or longer to document fully.
Can an architect help with body corporate approval?
Yes — and this is one of the most common reasons Gold Coast apartment owners engage us. Body corporate approval for renovations requires a specific package of drawings and documentation that meets the requirements set out in the body corporate's by-laws. We prepare this documentation as part of our renovation service packages, and we're familiar with the requirements of most major complexes along the Gold Coast.
What is the difference between an architect and a draftsperson?
A registered architect has completed a minimum of five years of university training plus two years of supervised professional experience, and is registered with the Board of Architects of Queensland. A draftsperson can prepare drawings but is not registered and cannot certify designs in the same way. For projects that require council approval, or where the quality and long-term performance of the design matters, a registered architect is the appropriate choice.
Do you offer a free initial consultation?
Yes. We're happy to have an initial conversation about your project — your site, your brief, and your budget — at no charge. This gives us what we need to provide an accurate, fixed-fee quote, and gives you a clear picture of what the process looks like before you commit to anything.
Architectural Design Services — Gold Coast
Ready to talk about your project?
Every project is different — the best way to get a clear, accurate fee for your Gold Coast renovation or new home is to have a quick conversation with Jamie first. We'll ask the right questions, give you an honest assessment of the scope, and provide a fixed-fee quote within one business day.
Book a consultation at monetmadison.com/appointments, or call Jamie directly on (+61 7) 5597 2456.
About the author
Jamie Gordon — Principal Architect, Monet Madison Design
Jamie has lived and worked on the Gold Coast his entire life, with over 30 years of experience in residential and apartment architecture. His practice, Monet Madison, is based in Ashmore and serves clients across the Gold Coast and surrounds.