Ozcare Plots Gold Coast Multi-Midrise Retirement Village

The development site adjoins Ozcare’s existing Parkwood Gardens aged care asset at Usher Avenue in the suburb 3.4km north of Southport.

A demographic analysis submitted with the application indicated that 41 per cent of the surrounding area’s population was already aged 50 and over— substantially greater than the Australian average (35.5 per cent) and the South-East Queensland average (34.1 per cent).

“The study area population aged [over-75] will almost double by 2046, rising from 22,085 to 43,285 residents,” the documents said.

“This cohort is the core market for retirement living, and its rapid growth demonstrates a strong and escalating need for well-located seniors housing.

“Even under conservative modelling, demand exceeds supply by around 3379 dwellings by 2046.

“The proposed 218 dwellings will address around 4.4 per cent of the region’s forecast shortfall and will deliver supply at a scale that is genuinely impactful.”

But it was also noted that even with this project and the several others identified in the pipeline, “the undersupply will persist and worsen”.

▲ Renderings of the midrise retirement village proposed by Ozcare for Usher Avenue, Labrador.

Under the scheme designed by Architectus, the campus-style cluster of buildings would encompass “a central landscaped courtyard [that] evokes a town square setting” to foster community interaction.

Built across four stages, it would accommodate an overall mix of 23 one-bedroom, 124 two-bedroom and 71 three-bedroom apartments.

About 5800sq m of communal open space would include outdoor seating areas, multi-purpose courts, community gardens, a pool and entertaining area, community hall, indoor lounge, and private dining and games areas.

Basement parking is planned for 296 cars and 75 bicycles.

The proposal—with its four buildings rising between 18.2m and 24.5m—has triggered an impact assessment because it exceeds the site’s prescribed 9m height limit, including the 50 per cent uplift threshold. 

As well, the site contains mapped core koala habitat along its southern and eastern edges.

According to the planning report prepared by Urban Planning Services, the centralised footprint of the proposed development “facilitates minimal impact upon koala habitat trees”—maintaining a 30m buffer to protect 103 of the trees, though 23 non-juvenile trees would be cleared.

▲ A rendering of Ozcare’s proposed four-building vertical retirement village at Usher Avenue, Labrador.

A visual impact assessment also concluded the development would have “limited visibility” from surrounding areas, with retained vegetation expected to dominate views from neighbouring properties and public streets.

Beyond catering directly to retirees and supporting ageing-in-place outcomes, the application said the proposal would have positive ripple effects for the broader Gold Coast property market, which is currently grappling with median house prices exceeding $1.25 million and near-historic low vacancy rates.

“The proposal provides purpose‑built independent living units for older members of the community, introducing a form of housing specifically designed for downsizers rather than the general residential market,” it said.

“This avoids direct competition with first home buyers for smaller dwellings and, by facilitating downsizing, enables existing housing stock to re‑enter the broader market, supporting housing choice and supply outcomes.

“Its vertical format makes efficient use of zoned land, the co-location with an operating aged care facility provides benefits not deliverable elsewhere, and its contribution to supply is meaningful in the context of a widening regional shortfall.”