A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

13 Willunga Place

Sold 1 December 2025 · 0.88 km away

Sold for

$1,080,000

Adjusted to this home

$1,077,758

What we added and subtracted to make this sale comparable to 10 Baymill Court
Condition	this home 8 · comparable 9	−$64,800
Micro-location	this home 0.055 · comparable -0.0052	+$52,013
Pool	this home 1 · comparable 0	+$52,000
Bathrooms	this home 1 · comparable 2	−$40,000
Land size	this home 619 m² · comparable 418 m²	+$30,713
Floor area	this home 125 m² · comparable 140 m²	−$24,000
Year built	this home 1988 · comparable 1993	−$8,168
Net adjustment		−$2,242

A further 10 factors were compared and found the same on both properties, so no money moved.

3 Fairbank Court

Sold 7 August 2026 · 1.15 km away

Sold for

$1,055,000

Adjusted to this home

$1,111,726

What we added and subtracted to make this sale comparable to 10 Baymill Court
Condition	this home 8 · comparable 6	+$84,400
Car spaces	this home 1 · comparable 2	−$53,863
Pool	this home 1 · comparable 0	+$52,000
Land size	this home 619 m² · comparable 331 m²	+$44,006
Bathrooms	this home 1 · comparable 2	−$40,000
Year built	this home 1988 · comparable 1999	−$17,970
Cladding	this home 2 · comparable 3	−$14,400
Micro-location	this home 0.055 · comparable 0.0436	+$9,622
Distance to beach	this home 8.42 km · comparable 7.52 km	−$5,469
Floor area	this home 125 m² · comparable 126 m²	−$1,600
Net adjustment		+$56,726

A further 7 factors were compared and found the same on both properties, so no money moved.

18 Nisbet Place

Sold 14 January 2026 · 1.30 km away

Sold for

$1,215,000

Adjusted to this home

$1,205,495

What we added and subtracted to make this sale comparable to 10 Baymill Court
Car spaces	this home 1 · comparable 2	−$53,863
Pool	this home 1 · comparable 0	+$52,000
Condition	this home 8 · comparable 7	+$48,600
Bathrooms	this home 1 · comparable 2	−$40,000
Land size	this home 619 m² · comparable 858 m²	−$36,519
Floor area	this home 125 m² · comparable 110.21 m²	+$23,664
Year built	this home 1988 · comparable 1994	−$9,802
Micro-location	this home 0.055 · comparable 0.0484	+$6,415
Net adjustment		−$9,505

A further 9 factors were compared and found the same on both properties, so no money moved.

5 Felix Court

Sold 27 April 2026 · 1.43 km away

Sold for

$1,330,000

Adjusted to this home

$1,091,168

What we added and subtracted to make this sale comparable to 10 Baymill Court
Car spaces	this home 1 · comparable 4	−$161,590
Floor area	this home 125 m² · comparable 181.6 m²	−$90,560
Bedrooms	this home 3 · comparable 4	−$63,461
Condition	this home 8 · comparable 7	+$53,200
Pool	this home 1 · comparable 0	+$52,000
Bathrooms	this home 1 · comparable 2	−$40,000
Year built	this home 1988 · comparable 2002	−$22,870
Land size	this home 619 m² · comparable 487 m²	+$20,170
Micro-location	this home 0.055 · comparable 0.0405	+$15,428
Distance to beach	this home 8.42 km · comparable 7.92 km	−$1,149
Net adjustment		−$238,832

A further 7 factors were compared and found the same on both properties, so no money moved.

14 Griffon Street

Sold 10 March 2026 · 1.06 km away

Sold for

$1,218,000

Adjusted to this home

$1,225,757

What we added and subtracted to make this sale comparable to 10 Baymill Court
Condition	this home 8 · comparable 6	+$97,440
Floor area	this home 125 m² · comparable 180 m²	−$88,000
Car spaces	this home 1 · comparable 2	−$53,863
Pool	this home 1 · comparable 0	+$52,000
Bathrooms	this home 1 · comparable 2	−$40,000
Land size	this home 619 m² · comparable 411 m²	+$31,782
Micro-location	this home 0.055 · comparable 0.0274	+$26,894
Year built	this home 1988 · comparable 1999	−$17,970
Distance to beach	this home 8.42 km · comparable 7.96 km	−$526
Net adjustment		+$7,757

A further 8 factors were compared and found the same on both properties, so no money moved.

73 Kingarry Circuit

Sold 25 March 2026 · 0.99 km away

Sold for

$1,245,000

Adjusted to this home

$1,073,266

What we added and subtracted to make this sale comparable to 10 Baymill Court
Car spaces	this home 1 · comparable 4	−$161,590
Bathrooms	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.055 · comparable 0.0155	+$39,342
Land size	this home 619 m² · comparable 508 m²	+$16,961
Cladding	this home 2 · comparable 3	−$14,400
Year built	this home 1988 · comparable 1996	−$13,069
Floor area	this home 125 m² · comparable 121 m²	+$6,400
Distance to beach	this home 8.42 km · comparable 7.6 km	−$5,378
Net adjustment		−$171,734

A further 9 factors were compared and found the same on both properties, so no money moved.

34 Merridown Drive

Sold 6 July 2026 · 1.56 km away

Sold for

$1,425,000

Adjusted to this home

$1,082,999

What we added and subtracted to make this sale comparable to 10 Baymill Court
Car spaces	this home 1 · comparable 6	−$223,869
Condition	this home 8 · comparable 6	+$94,762
Micro-location	this home 0.055 · comparable 0.1211	−$62,638
Bedrooms	this home 3 · comparable 4	−$52,752
Floor area	this home 125 m² · comparable 160 m²	−$46,550
Bathrooms	this home 1 · comparable 2	−$33,250
Land size	this home 619 m² · comparable 737 m²	−$14,988
Year built	this home 1988 · comparable 1990	−$2,716
Net adjustment		−$342,001

A further 9 factors were compared and found the same on both properties, so no money moved.

3 Cabot Court

Sold 20 April 2026 · 0.33 km away

Sold for

$1,000,000

Adjusted to this home

$1,182,756

What we added and subtracted to make this sale comparable to 10 Baymill Court
Pool	this home 1 · comparable 0	+$52,000
Floor area	this home 125 m² · comparable 93 m²	+$51,200
Condition	this home 8 · comparable 7	+$40,000
Land size	this home 619 m² · comparable 400 m²	+$33,463
Micro-location	this home 0.055 · comparable 0.0433	+$9,360
Year built	this home 1988 · comparable 1990	−$3,267
Net adjustment		+$182,756

A further 11 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Will Simpson, Fields Real Estate — Will SimpsonFields Real Estate

Your market update

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 10 Baymill Court sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 10 Baymill Court over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

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Valuation Report

The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.

Property Positioning Report

The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.

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Market Update Report

The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.

Why I built Fields

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