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 · 0.65 km away

Sold for

$1,080,000

Adjusted to this home

$1,114,871

What we added and subtracted to make this sale comparable to 11 Griffon Street
Condition	this home 8 · comparable 9	−$64,800
Street	this home 0.0335 · comparable -0.0392	+$62,813
Car spaces	this home 2 · comparable 1	+$53,863
Floor area	this home 109 m² · comparable 140 m²	−$49,600
Micro-location	this home 0.0305 · comparable -0.0052	+$30,845
Year built	this home 1998 · comparable 1993	+$8,168
Land size	this home 376 m² · comparable 418 m²	−$6,418
Net adjustment		+$34,871

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

14 Griffon Street

Sold 10 March 2026 · 0.08 km away

Sold for

$1,218,000

Adjusted to this home

$1,197,353

What we added and subtracted to make this sale comparable to 11 Griffon Street
Floor area	this home 109 m² · comparable 180 m²	−$113,600
Condition	this home 8 · comparable 6	+$97,440
Land size	this home 376 m² · comparable 411 m²	−$5,348
Micro-location	this home 0.0305 · comparable 0.0274	+$3,021
Year built	this home 1998 · comparable 1999	−$1,634
Distance to beach	this home 8.04 km · comparable 7.96 km	−$526
Net adjustment		−$20,647

A further 12 factors were compared and found the same on both properties, so no money moved.

5 Felix Court

Sold 27 April 2026 · 0.38 km away

Sold for

$1,330,000

Adjusted to this home

$1,090,893

What we added and subtracted to make this sale comparable to 11 Griffon Street
Floor area	this home 109 m² · comparable 181.6 m²	−$116,160
Car spaces	this home 2 · comparable 4	−$107,726
Bedrooms	this home 3 · comparable 4	−$63,461
Condition	this home 8 · comparable 7	+$53,200
Street	this home 0.0335 · comparable 0.005	+$30,324
Land size	this home 376 m² · comparable 487 m²	−$16,961
Micro-location	this home 0.0305 · comparable 0.0405	−$10,640
Year built	this home 1998 · comparable 2002	−$6,534
Distance to beach	this home 8.04 km · comparable 7.92 km	−$1,149
Net adjustment		−$239,107

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

3 Fairbank Court

Sold 7 August 2026 · 0.57 km away

Sold for

$1,055,000

Adjusted to this home

$1,162,730

What we added and subtracted to make this sale comparable to 11 Griffon Street
Condition	this home 8 · comparable 6	+$84,400
Street	this home 0.0335 · comparable -0.0568	+$76,213
Floor area	this home 109 m² · comparable 126 m²	−$27,200
Cladding	this home 2 · comparable 3	−$14,400
Micro-location	this home 0.0305 · comparable 0.0436	−$11,056
Land size	this home 376 m² · comparable 331 m²	+$6,876
Distance to beach	this home 8.04 km · comparable 7.52 km	−$5,469
Year built	this home 1998 · comparable 1999	−$1,634
Net adjustment		+$107,730

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.58 km away

Sold for

$1,245,000

Adjusted to this home

$1,107,379

What we added and subtracted to make this sale comparable to 11 Griffon Street
Car spaces	this home 2 · comparable 4	−$107,726
Street	this home 0.0335 · comparable -0.0298	+$63,046
Pool	this home 0 · comparable 1	−$52,000
Land size	this home 376 m² · comparable 508 m²	−$20,170
Floor area	this home 109 m² · comparable 121 m²	−$19,200
Micro-location	this home 0.0305 · comparable 0.0155	+$14,940
Cladding	this home 2 · comparable 3	−$14,400
Distance to beach	this home 8.04 km · comparable 7.6 km	−$5,378
Year built	this home 1998 · comparable 1996	+$3,267
Net adjustment		−$137,621

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

18 Nisbet Place

Sold 14 January 2026 · 0.73 km away

Sold for

$1,215,000

Adjusted to this home

$1,063,912

What we added and subtracted to make this sale comparable to 11 Griffon Street
Street	this home 0.0335 · comparable 0.15	−$113,238
Land size	this home 376 m² · comparable 858 m²	−$73,650
Condition	this home 8 · comparable 7	+$48,600
Micro-location	this home 0.0305 · comparable 0.0484	−$17,398
Year built	this home 1998 · comparable 1994	+$6,534
Floor area	this home 109 m² · comparable 110.21 m²	−$1,936
Net adjustment		−$151,088

A further 12 factors were compared and found the same on both properties, so no money moved.

34 Merridown Drive

Sold 6 July 2026 · 1.24 km away

Sold for

$1,425,000

Adjusted to this home

$1,083,001

What we added and subtracted to make this sale comparable to 11 Griffon Street
Car spaces	this home 2 · comparable 6	−$132,402
Condition	this home 8 · comparable 6	+$70,057
Street	this home 0.0335 · comparable 0.1323	−$69,216
Micro-location	this home 0.0305 · comparable 0.1211	−$63,471
Floor area	this home 109 m² · comparable 160 m²	−$50,146
Bedrooms	this home 3 · comparable 4	−$38,998
Land size	this home 376 m² · comparable 737 m²	−$33,898
Pool	this home 0 · comparable 1	−$31,956
Year built	this home 1998 · comparable 1990	+$8,031
Net adjustment		−$341,999

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

12 Macallan Street

Sold 23 March 2026 · 1.11 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,400

What we added and subtracted to make this sale comparable to 11 Griffon Street
Floor area	this home 109 m² · comparable 251 m²	−$109,958
Car spaces	this home 2 · comparable 5	−$78,205
Street	this home 0.0335 · comparable 0.15	−$64,953
Micro-location	this home 0.0305 · comparable 0.1113	−$45,049
Bedrooms	this home 3 · comparable 4	−$30,713
Condition	this home 8 · comparable 7	+$27,877
Land size	this home 376 m² · comparable 735 m²	−$26,548
Pool	this home 0 · comparable 1	−$25,166
Year built	this home 1998 · comparable 1989	+$7,115
Net adjustment		−$345,600

A further 9 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 Griffon Street 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 Griffon Street 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

Will Simpson · 84 seconds