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.

19 Grove Creek Close

Sold 8 June 2026 · 0.43 km away

Sold for

$1,740,000

Adjusted to this home

$1,887,665

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 312 m²	+$141,828
Bedrooms	this home 5 · comparable 4	+$88,000
Condition	this home 8 · comparable 7	+$69,600
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 749 m² · comparable 913 m²	−$36,080
Micro-location	this home 0.0492 · comparable 0.0644	−$21,158
Street	this home 0.0438 · comparable 0.0394	+$6,125
Distance to beach	this home 6.63 km · comparable 6.34 km	−$5,450
Year built	this home 2005 · comparable 2003	+$4,800
Net adjustment		+$147,665

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

10 Gilgandra Close

Sold 6 August 2026 · 0.45 km away

Sold for

$1,850,000

Adjusted to this home

$1,806,762

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 319 m²	+$123,096
Condition	this home 8 · comparable 9	−$111,000
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Street	this home 0.0438 · comparable 0.0211	+$33,596
Micro-location	this home 0.0492 · comparable 0.0336	+$23,088
Land size	this home 749 m² · comparable 700 m²	+$10,780
Year built	this home 2005 · comparable 2004	+$2,400
Distance to beach	this home 6.63 km · comparable 6.57 km	−$1,198
Net adjustment		−$43,238

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

4 Observatory Drive

Sold 16 April 2026 · 0.93 km away

Sold for

$1,850,000

Adjusted to this home

$1,868,909

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 409 m²	−$117,744
Car spaces	this home 2 · comparable 5	−$96,000
Micro-location	this home 0.0492 · comparable -0.0083	+$85,100
Condition	this home 8 · comparable 7	+$74,000
Pool	this home 1 · comparable 0	+$64,000
Street	this home 0.0438 · comparable 0.0018	+$62,160
Bathrooms	this home 2 · comparable 3	−$60,000
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 6.63 km · comparable 6.01 km	−$12,387
Land size	this home 749 m² · comparable 750 m²	−$220
Net adjustment		+$18,909

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

21 York Creek Crescent Reedy Creek

Sold 23 December 2025 · 0.48 km away

Sold for

$1,800,000

Adjusted to this home

$1,957,557

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 281 m²	+$224,784
Condition	this home 8 · comparable 9	−$108,000
Micro-location	this home 0.0492 · comparable 0.0323	+$24,336
Land size	this home 749 m² · comparable 700 m²	+$10,780
Street	this home 0.0438 · comparable 0.0405	+$4,752
Distance to beach	this home 6.63 km · comparable 6.8 km	+$3,305
Year built	this home 2005 · comparable 2006	−$2,400
Net adjustment		+$157,557

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

26 Bluebird Lane

Sold 27 February 2026 · 0.65 km away

Sold for

$2,065,000

Adjusted to this home

$2,129,991

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 275 m²	+$240,840
Condition	this home 8 · comparable 9	−$123,900
Street	this home 0.0438 · comparable 0.1091	−$107,875
Bedrooms	this home 5 · comparable 4	+$88,000
Bathrooms	this home 2 · comparable 3	−$60,000
Land size	this home 749 m² · comparable 525 m²	+$49,280
Year built	this home 2005 · comparable 2018	−$31,200
Distance to beach	this home 6.63 km · comparable 7.19 km	+$12,489
Micro-location	this home 0.0492 · comparable 0.0508	−$2,643
Net adjustment		+$64,991

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

43 Worchester Terrace

Sold 23 April 2026 · 0.82 km away

Sold for

$2,020,000

Adjusted to this home

$2,181,417

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 259 m²	+$283,656
Condition	this home 8 · comparable 9	−$121,200
Bedrooms	this home 5 · comparable 4	+$88,000
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 2 · comparable 3	−$60,000
Storeys	this home 1 · comparable 2	−$40,000
Land size	this home 749 m² · comparable 611 m²	+$30,360
Micro-location	this home 0.0492 · comparable 0.036	+$21,331
Distance to beach	this home 6.63 km · comparable 7.45 km	+$17,889
Street	this home 0.0438 · comparable 0.0375	+$10,181
Year built	this home 2005 · comparable 2007	−$4,800
Net adjustment		+$161,417

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

20 Barton Street

Sold 10 June 2026 · 0.26 km away

Sold for

$1,907,500

Adjusted to this home

$2,056,495

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 274 m²	+$243,516
Condition	this home 8 · comparable 9	−$114,450
Cladding	this home 3 · comparable 1	+$40,000
Land size	this home 749 m² · comparable 821 m²	−$15,840
Street	this home 0.0438 · comparable 0.0503	−$9,919
Distance to beach	this home 6.63 km · comparable 6.76 km	+$2,678
Year built	this home 2005 · comparable 2004	+$2,400
Micro-location	this home 0.0492 · comparable 0.0488	+$610
Net adjustment		+$148,995

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

14 Gordonia Drive

Sold 1.34 km away

Sold for

$1,595,000

Adjusted to this home

$1,883,113

What we added and subtracted to make this sale comparable to 11 Boambee Court
Floor area	this home 365 m² · comparable 267 m²	+$262,248
Condition	this home 8 · comparable 9	−$95,700
Bedrooms	this home 5 · comparable 4	+$88,000
Street	this home 0.0438 · comparable -0.0165	+$76,942
Micro-location	this home 0.0492 · comparable 0.0034	+$58,441
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$32,000
Distance to beach	this home 6.63 km · comparable 5.54 km	−$20,538
Land size	this home 749 m² · comparable 813 m²	−$14,080
Year built	this home 2005 · comparable 2003	+$4,800
Net adjustment		+$288,113

A further 8 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 11 Boambee 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 11 Boambee Court over the past 18 months, compared it with Reedy Creek’s wider market, and examined the indicators most likely to reveal what happens next.

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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

11 Boambee Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

19 Grove Creek Close

10 Gilgandra Close

4 Observatory Drive

21 York Creek Crescent Reedy Creek

26 Bluebird Lane

43 Worchester Terrace

20 Barton Street

14 Gordonia Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 11 Boambee Court sit?

Your home

See your home the way a buyer does

34 Willow Tree Drive

16 Konda Way

9 Southern Skies Avenue

41 Heights Drive

12 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

34 Coronata Place

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields