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.

6 Manor Close

Sold 6 August 2026 · 0.05 km away

Sold for

$1,301,000

Adjusted to this home

$1,392,699

What we added and subtracted to make this sale comparable to 11 Manor Close
Condition	this home 9 · comparable 8	+$78,060
Floor area	this home 211 m² · comparable 137 m²	+$70,626
Storeys	this home 1 · comparable 2	−$50,723
Land size	this home 416 m² · comparable 426 m²	−$4,640
Micro-location	this home 0.1019 · comparable 0.1028	−$937
Distance to beach	this home 4.23 km · comparable 4.19 km	−$687
Net adjustment		+$91,699

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

4 Kirribilli Court

Sold 31 March 2026 · 0.38 km away

Sold for

$1,530,000

Adjusted to this home

$1,447,361

What we added and subtracted to make this sale comparable to 11 Manor Close
Condition	this home 9 · comparable 6	+$214,200
Land size	this home 416 m² · comparable 849 m²	−$200,912
Pool	this home 0 · comparable 1	−$64,000
Storeys	this home 1 · comparable 2	−$50,723
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 211 m² · comparable 202 m²	+$8,590
Distance to beach	this home 4.23 km · comparable 3.89 km	−$7,674
Micro-location	this home 0.1019 · comparable 0.1038	−$2,326
Year built	this home 1994 · comparable 1993	+$206
Net adjustment		−$82,639

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

31 Sandringham Drive

Sold 29 June 2026 · 0.44 km away

Sold for

$1,665,000

Adjusted to this home

$1,424,389

What we added and subtracted to make this sale comparable to 11 Manor Close
Land size	this home 416 m² · comparable 755 m²	−$157,296
Street	this home -0.0033 · comparable 0.0806	−$111,755
Condition	this home 9 · comparable 8	+$99,900
Bedrooms	this home 3 · comparable 4	−$77,522
Bathrooms	this home 2 · comparable 3	−$23,680
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.1019 · comparable 0.0929	+$11,988
Distance to beach	this home 4.23 km · comparable 3.86 km	−$9,250
Floor area	this home 211 m² · comparable 205.6 m²	+$5,154
Year built	this home 1994 · comparable 1985	+$1,850
Net adjustment		−$240,611

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

11 Commerce Drive

Sold 15 May 2026 · 0.13 km away

Sold for

$1,300,000

Adjusted to this home

$1,465,939

What we added and subtracted to make this sale comparable to 11 Manor Close
Street	this home -0.0033 · comparable -0.1043	+$105,040
Condition	this home 9 · comparable 8	+$78,000
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 211 m² · comparable 158 m²	+$50,583
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.1019 · comparable 0.1166	−$15,288
Car spaces	this home 2 · comparable 4	−$13,926
Land size	this home 416 m² · comparable 404 m²	+$5,568
Distance to beach	this home 4.23 km · comparable 4.12 km	−$1,888
Year built	this home 1994 · comparable 1985	+$1,850
Net adjustment		+$165,939

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

3 Ripponlea Street

Sold 1.15 km away

Sold for

$1,195,000

Adjusted to this home

$1,442,841

What we added and subtracted to make this sale comparable to 11 Manor Close
Condition	this home 9 · comparable 7	+$119,500
Floor area	this home 211 m² · comparable 134 m²	+$73,489
Micro-location	this home 0.1019 · comparable 0.0329	+$65,964
Land size	this home 416 m² · comparable 499 m²	−$38,512
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.23 km · comparable 4.66 km	+$6,783
Year built	this home 1994 · comparable 1991	+$617
Net adjustment		+$247,841

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

12 Carnoustie Court

Sold 23 December 2025 · 0.91 km away

Sold for

$1,530,000

Adjusted to this home

$1,385,790

What we added and subtracted to make this sale comparable to 11 Manor Close
Land size	this home 416 m² · comparable 819 m²	−$186,992
Micro-location	this home 0.1019 · comparable 0.0202	+$100,001
Floor area	this home 211 m² · comparable 123.33 m²	+$83,672
Bedrooms	this home 3 · comparable 4	−$77,522
Pool	this home 0 · comparable 1	−$64,000
Year built	this home 1994 · comparable 1987	+$1,439
Distance to beach	this home 4.23 km · comparable 4.19 km	−$808
Net adjustment		−$144,210

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

16 Anglesea Court

Sold 18 May 2026 · 0.63 km away

Sold for

$1,775,000

Adjusted to this home

$1,403,723

What we added and subtracted to make this sale comparable to 11 Manor Close
Land size	this home 416 m² · comparable 980 m²	−$261,696
Street	this home -0.0033 · comparable 0.1047	−$153,360
Condition	this home 9 · comparable 8	+$106,500
Bedrooms	this home 3 · comparable 4	−$77,522
Pool	this home 0 · comparable 1	−$64,000
Floor area	this home 211 m² · comparable 185 m²	+$24,814
Micro-location	this home 0.1019 · comparable 0.085	+$23,998
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.23 km · comparable 4.63 km	+$9,372
Year built	this home 1994 · comparable 1991	+$617
Net adjustment		−$371,277

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

89 Camberwell Circuit

Sold 23 September 2026 · 0.41 km away

Sold for

$1,649,648

Adjusted to this home

$1,297,307

What we added and subtracted to make this sale comparable to 11 Manor Close
Street	this home -0.0033 · comparable 0.15	−$202,313
Land size	this home 416 m² · comparable 803 m²	−$179,568
Condition	this home 9 · comparable 8	+$98,979
Bedrooms	this home 3 · comparable 4	−$77,522
Floor area	this home 211 m² · comparable 238 m²	−$25,769
Cladding	this home 3 · comparable 2	+$20,000
Micro-location	this home 0.1019 · comparable 0.0965	+$7,126
Distance to beach	this home 4.23 km · comparable 4.52 km	+$6,315
Year built	this home 1994 · comparable 1992	+$411
Net adjustment		−$352,341

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 Manor Close 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 Manor Close over the past 18 months, compared it with Robina’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Robina

Should I Sell Now?

Vendor Discount: -0.5% average (41 sales)

Robina

Is Now a Good Time to Buy?

12-Month Median Price: $1,510,000 (90% CI $1,465,000 to $1,531,000; n=315)

Robina

Crash Risk

Wage Growth (QLD): 3.4%, trend stable

Robina

Market Overview

12-Month Median Sale Price: $1,510,000 (90% CI $1,465,000–$1,531,000, n=315)

Robina

Houses vs Units

Asking Price Spread, Houses Vs Units (25 September 2026): $509,274 (houses $1,426,599; units $917,326)

Robina

Market Direction

12-Month Rolling Median (Fields Data): $1,510,000 (90% interval $1,465,000–$1,531,000, n=315)

Robina

Suburb Comparison

Five-Year Change In Median (Q2 2021 To Q3 2026, Rolling 12-Month Basis): Robina 91.3% (from $789,500), Varsity Lakes 88.6% (from $742,500), Burleigh Waters 72.0% (from $1,115,000)

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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

52 houses are already on the market in Robina.

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

See houses for sale in Robina →See the Robina property market →

11 Manor Close

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

6 Manor Close

4 Kirribilli Court

31 Sandringham Drive