Is $1,389,000 the New Entry Price for a House in Burleigh Waters?

Every suburb has a floor — the least you can pay and still buy a freestanding house. In Burleigh Waters, this listing is testing where that floor sits.

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The Property

2 Leafy Close is a three-bedroom, one-bathroom house on 643 sqm at the end of a cul-de-sac. Two car spaces, a single bathroom, and 135 sqm of internal floor area. The block itself is slightly above the suburb's median lot size of 639 sqm, so this isn't a compromise on land — it's a compromise on the house that sits on it.

The outdoor side does the heavy lifting here. There's an in-ground pool, a covered alfresco area, a shed, and a fully fenced, level lawn — the kind of yard that suits families or buyers who want room to move without a canal-front price tag. The single bathroom across three bedrooms is the detail entry-level buyers will weigh most carefully; it's the clearest signal of where this home sits in the market.

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Why This Sale Matters

Burleigh Waters is a suburb people want to live in — coastal proximity, the Burleigh State High catchment, and a family profile that keeps demand steady. That popularity is exactly why the entry point matters. When the cheapest buyable houses climb, a whole tier of buyers gets priced out: first-home buyers, downsizers moving in from further west, investors starting a portfolio.

At $1,389,000, this listing is priced 12.6% below the suburb's current lower quartile of $1,588,888 — the 25th percentile for house sales. In plain terms, three-quarters of houses that sold here in the last 12 months went for more than the entry benchmark, and this one is asking under even that. It's a genuine test of the floor.

The outcome will be informative either way. If it sells at or near the asking price, it confirms that a mid-$1.3-million figure is what it takes to buy a standalone house in Burleigh Waters right now. If it draws competition and clears well above, that tells you the real entry level is higher than the sticker suggests — and that buyers are willing to pay a premium for the land, the pool, and the postcode regardless of the modest house on top.

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What the Numbers Say

The benchmarks that frame this sale:

• Asking price: $1,389,000
• Suburb lower quartile (houses): $1,588,888 — this listing is 12.6% below it
• Suburb median (houses): $1,925,000
• Median for three-bedroom houses: $1,527,500 — this listing is 9.1% below it
• Upper quartile: $2,350,000

Across the last 12 months, 42 house sales were tracked in the suburb, with an average of 29 days on market and 31 days for three-bedroom homes specifically. Burleigh Waters is sitting on 3.6 months of supply — looser than nearby Varsity Lakes (1.8 months) or Robina (2.2 months) — so buyers here have marginally more room to negotiate than the corridor average.

On price direction, the suburb's median house price is up 6.9% year-on-year, though the most recent quarter softened by 4.9%. That's a market still in a growth phase, but not one moving in a straight line.

This home has been listed 3 days — genuinely just on the market. There's no time-on-market story to tell yet; the clock has barely started against a three-bedroom average of 31 days.

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Our Take

This is editorial opinion.

At $1,389,000, you're buying the land and the location, not the house. A three-bedroom, one-bathroom home of 135 sqm is a modest dwelling for this suburb, and the single bathroom will filter out some family buyers outright. But the 643 sqm block, the cul-de-sac position, the pool, and the school catchment are all real, durable value — the things that don't change no matter what happens inside.

We think this is a fair read of the suburb's true entry price rather than a bargain or an overreach. Priced 9.1% under the three-bedroom median, it's positioned to move, and with supply looser than neighbouring suburbs, the vendor has left something on the table for a buyer who sees past the one bathroom. The most likely path is a sale close to asking, to someone buying for the block with a renovation or extension in mind. Watch whether it holds near $1,389,000 or gets bid up — the answer tells you exactly how hard the entry level is being defended right now.

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Follow This Sale

We'll publish the result in our How It Sold series once this one settles. Whether it sets the floor or breaks through it, the number will tell you what it really costs to buy into Burleigh Waters. Follow Fields to see what happens.

Fields — know your ground.

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Disclaimer: The information in this article is for general informational purposes only and does not constitute financial, investment, or valuation advice. Fields Real Estate (Licence No. 4832972) makes no warranty as to the accuracy or currency of data published. Readers should conduct their own due diligence and seek independent professional advice before making any property or investment decision. Read our full disclaimer →