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.

20 Tropicana Circuit

Sold 18 June 2026 · 0.08 km away

Sold for

$1,780,000

Adjusted to this home

$1,766,818

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Bathrooms	this home 1 · comparable 2	−$68,000
Floor area	this home 270 m² · comparable 188.63 m²	+$59,823
Micro-location	this home 0.0262 · comparable 0.0328	−$9,398
Land size	this home 640 m² · comparable 605 m²	+$3,752
Distance to beach	this home 2.13 km · comparable 2.15 km	+$641
Net adjustment		−$13,182

A further 13 factors were compared and found the same on both properties, so no money moved.

6 Wedgebill Parade

Sold 0.23 km away

Sold for

$1,795,000

Adjusted to this home

$1,691,762

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$134,554
Micro-location	this home 0.0262 · comparable 0.0883	−$89,176
Floor area	this home 270 m² · comparable 165.7 m²	+$76,682
Pool	this home 1 · comparable 0	+$72,000
Bathrooms	this home 1 · comparable 2	−$68,000
Year built	this home 1999 · comparable 1990	+$36,000
Distance to beach	this home 2.13 km · comparable 1.93 km	−$7,970
Cladding	this home 3 · comparable 2	+$7,706
Land size	this home 640 m² · comparable 602 m²	+$4,074
Net adjustment		−$103,238

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

22 Lanai Drive

Sold 23 July 2026 · 0.35 km away

Sold for

$1,640,000

Adjusted to this home

$1,723,644

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Pool	this home 1 · comparable 0	+$72,000
Bathrooms	this home 1 · comparable 2	−$68,000
Street	this home 0.0563 · comparable 0.0173	+$51,168
Micro-location	this home 0.0262 · comparable 0.0048	+$28,077
Land size	this home 640 m² · comparable 727 m²	−$9,326
Distance to beach	this home 2.13 km · comparable 2.31 km	+$5,314
Floor area	this home 270 m² · comparable 264 m²	+$4,411
Net adjustment		+$83,644

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

42 Sea Eagle Drive

Sold 20 May 2026 · 0.47 km away

Sold for

$1,650,000

Adjusted to this home

$1,688,589

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Car spaces	this home 2 · comparable 4	−$72,000
Pool	this home 1 · comparable 0	+$72,000
Bathrooms	this home 1 · comparable 2	−$68,000
Street	this home 0.0563 · comparable 0.019	+$49,236
Floor area	this home 270 m² · comparable 212.77 m²	+$42,075
Micro-location	this home 0.0262 · comparable 0.002	+$31,944
Air conditioning	this home 0 · comparable 1	−$24,000
Distance to beach	this home 2.13 km · comparable 2.33 km	+$5,940
Land size	this home 640 m² · comparable 627 m²	+$1,394
Net adjustment		+$38,589

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

10 Stingray Crescent

Sold 29 May 2026 · 0.73 km away

Sold for

$1,650,000

Adjusted to this home

$1,746,065

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Street	this home 0.0563 · comparable -0.074	+$171,996
Floor area	this home 270 m² · comparable 140.31 m²	+$95,348
Car spaces	this home 2 · comparable 4	−$72,000
Bathrooms	this home 1 · comparable 2	−$68,000
Micro-location	this home 0.0262 · comparable 0.0622	−$47,520
Land size	this home 640 m² · comparable 439 m²	+$21,547
Distance to beach	this home 2.13 km · comparable 1.89 km	−$9,306
Year built	this home 1999 · comparable 1998	+$4,000
Net adjustment		+$96,065

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

13 Palmwood Court

Sold 1.03 km away

Sold for

$1,650,000

Adjusted to this home

$1,810,793

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Micro-location	this home 0.0262 · comparable -0.0435	+$92,004
Bathrooms	this home 1 · comparable 2	−$68,000
Floor area	this home 270 m² · comparable 185 m²	+$62,492
Year built	this home 1999 · comparable 1984	+$60,000
Distance to beach	this home 2.13 km · comparable 3.16 km	+$30,591
Land size	this home 640 m² · comparable 792 m²	−$16,294
Net adjustment		+$160,793

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

141 Acanthus Avenue

Sold 21 August 2026 · 0.60 km away

Sold for

$1,850,000

Adjusted to this home

$1,676,649

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Micro-location	this home 0.0262 · comparable 0.15	−$183,224
Street	this home 0.0563 · comparable 0.15	−$138,676
Floor area	this home 270 m² · comparable 102 m²	+$123,514
Pool	this home 1 · comparable 0	+$72,000
Bathrooms	this home 1 · comparable 2	−$68,000
Year built	this home 1999 · comparable 1987	+$48,000
Distance to beach	this home 2.13 km · comparable 1.54 km	−$29,859
Land size	this home 640 m² · comparable 613 m²	+$2,894
Net adjustment		−$173,351

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

24 Tropicana Circuit

Sold 6 October 2026 · 0.17 km away

Sold for

$2,100,000

Adjusted to this home

$1,731,692

What we added and subtracted to make this sale comparable to 10 Tropicana Circuit
Land size	this home 640 m² · comparable 3594 m²	−$316,669
Floor area	this home 270 m² · comparable 173.08 m²	+$71,255
Bathrooms	this home 1 · comparable 2	−$68,000
Micro-location	this home 0.0262 · comparable 0.0564	−$50,736
Distance to beach	this home 2.13 km · comparable 2.02 km	−$4,158
Net adjustment		−$368,308

A further 13 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 Tropicana Circuit 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 Tropicana Circuit over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Burleigh Waters

Should I Sell Now?

Absorption Rate: 3.3 months

Burleigh Waters

Is Now a Good Time to Buy?

12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Crash Risk

Queensland Household Spending: $22.3 billion, trending up

Burleigh Waters

Market Overview

12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)

Burleigh Waters

Houses vs Units

Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)

Burleigh Waters

Market Direction

12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Suburb Comparison

12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

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Reports for this address

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

Will Simpson · 84 seconds

If you sold today

14 houses are already on the market in Burleigh Waters.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Burleigh Waters →See the Burleigh Waters property market →

10 Tropicana Circuit

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Your valuation

The 8 sales behind that range — and every adjustment