12 Koombala Street, Tugun — Off-Market Report

The 10 sales behind that range — and every adjustment

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.

16 Monash Street

Sold 13 August 2026 · 0.41 km away

Sold for

$1,255,000

Adjusted to this home

$1,280,018

What we added and subtracted to make this sale comparable to 12 Koombala Street
Land size	this home 564 m² · comparable 405 m²	+$51,389
Micro-location	this home -0.006 · comparable 0.0121	−$18,173
Floor area	this home 92 m² · comparable 97 m²	−$10,000
Distance to beach	this home 7.69 km · comparable 8.09 km	+$4,202
Year built	this home 2001 · comparable 2002	−$2,400
Net adjustment		+$25,018

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

59 Toolona Street

Sold 29 April 2026 · 0.51 km away

Sold for

$1,540,000

Adjusted to this home

$1,429,553

What we added and subtracted to make this sale comparable to 12 Koombala Street
Micro-location	this home -0.006 · comparable 0.0688	−$92,154
Land size	this home 564 m² · comparable 405 m²	+$51,389
Bathrooms	this home 1 · comparable 2	−$48,000
Floor area	this home 92 m² · comparable 107 m²	−$30,000
Year built	this home 2001 · comparable 1989	+$28,800
Car spaces	this home 1 · comparable 2	−$28,000
Cladding	this home 2 · comparable 1	+$16,000
Distance to beach	this home 7.69 km · comparable 7.18 km	−$8,482
Net adjustment		−$110,447

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

47 Toolona Street

Sold 26 March 2026 · 0.51 km away

Sold for

$1,475,000

Adjusted to this home

$1,342,713

What we added and subtracted to make this sale comparable to 12 Koombala Street
Micro-location	this home -0.006 · comparable 0.0804	−$101,952
Floor area	this home 92 m² · comparable 130 m²	−$76,000
Land size	this home 564 m² · comparable 405 m²	+$51,389
Year built	this home 2001 · comparable 1980	+$50,400
Bathrooms	this home 1 · comparable 2	−$48,000
Distance to beach	this home 7.69 km · comparable 7.18 km	−$8,124
Net adjustment		−$132,287

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

9 Morshead Street

Sold 0.47 km away

Sold for

$1,649,000

Adjusted to this home

$1,409,904

What we added and subtracted to make this sale comparable to 12 Koombala Street
Micro-location	this home -0.006 · comparable 0.15	−$205,795
Bedrooms	this home 3 · comparable 4	−$68,000
Year built	this home 2001 · comparable 1978	+$55,200
Bathrooms	this home 1 · comparable 2	−$48,000
Land size	this home 564 m² · comparable 496 m²	+$21,978
Distance to beach	this home 7.69 km · comparable 8.1 km	+$5,521
Net adjustment		−$239,096

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

14 Mirreen Drive

Sold 2 March 2026 · 0.66 km away

Sold for

$1,480,000

Adjusted to this home

$1,307,553

What we added and subtracted to make this sale comparable to 12 Koombala Street
Land size	this home 564 m² · comparable 817 m²	−$81,770
Floor area	this home 92 m² · comparable 120 m²	−$56,000
Micro-location	this home -0.006 · comparable 0.0291	−$41,558
Year built	this home 2001 · comparable 1986	+$36,000
Car spaces	this home 1 · comparable 2	−$28,000
Distance to beach	this home 7.69 km · comparable 7.62 km	−$1,119
Net adjustment		−$172,447

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

3 Castle Court

Sold 22 April 2026 · 0.25 km away

Sold for

$1,680,000

Adjusted to this home

$1,340,195

What we added and subtracted to make this sale comparable to 12 Koombala Street
Floor area	this home 92 m² · comparable 198 m²	−$212,000
Bathrooms	this home 1 · comparable 3	−$96,000
Car spaces	this home 1 · comparable 2	−$28,000
Land size	this home 564 m² · comparable 600 m²	−$11,635
Year built	this home 2001 · comparable 1999	+$4,800
Distance to beach	this home 7.69 km · comparable 7.82 km	+$2,358
Micro-location	this home -0.006 · comparable -0.0065	+$672
Net adjustment		−$339,805

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

48 West Wyberba Street

Sold 17 June 2026 · 0.68 km away

Sold for

$1,800,000

Adjusted to this home

$1,388,956

What we added and subtracted to make this sale comparable to 12 Koombala Street
Micro-location	this home -0.006 · comparable 0.0747	−$116,208
Floor area	this home 92 m² · comparable 147 m²	−$110,000
Bathrooms	this home 1 · comparable 3	−$96,000
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 564 m² · comparable 405 m²	+$51,389
Year built	this home 2001 · comparable 2014	−$31,200
Car spaces	this home 1 · comparable 2	−$28,000
Distance to beach	this home 7.69 km · comparable 7.02 km	−$13,025
Net adjustment		−$411,044

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

20 Biby Street

Sold 18 March 2026 · 0.67 km away

Sold for

$1,680,000

Adjusted to this home

$1,513,463

What we added and subtracted to make this sale comparable to 12 Koombala Street
Micro-location	this home -0.006 · comparable 0.0778	−$112,627
Floor area	this home 92 m² · comparable 117 m²	−$50,000
Year built	this home 2001 · comparable 1992	+$21,600
Land size	this home 564 m² · comparable 607 m²	−$13,898
Distance to beach	this home 7.69 km · comparable 7.05 km	−$11,612
Net adjustment		−$166,537

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

16 Alinjarra Drive

Sold 28 April 2026 · 1.13 km away

Sold for

$1,765,000

Adjusted to this home

$1,350,853

What we added and subtracted to make this sale comparable to 12 Koombala Street
Floor area	this home 92 m² · comparable 189 m²	−$194,000
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 564 m² · comparable 772 m²	−$67,226
Micro-location	this home -0.006 · comparable 0.0386	−$62,975
Bathrooms	this home 1 · comparable 2	−$48,000
Year built	this home 2001 · comparable 1988	+$31,200
Distance to beach	this home 7.69 km · comparable 7.42 km	−$5,146
Net adjustment		−$414,147

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

24 Nangana Street

Sold 7 May 2026 · 0.54 km away

Sold for

$1,900,000

Adjusted to this home

$1,368,002

What we added and subtracted to make this sale comparable to 12 Koombala Street
Land size	this home 564 m² · comparable 3853 m²	−$401,908
Floor area	this home 92 m² · comparable 159 m²	−$50,663
Micro-location	this home -0.006 · comparable 0.0509	−$32,700
Bedrooms	this home 3 · comparable 4	−$25,710
Bathrooms	this home 1 · comparable 2	−$18,148
Car spaces	this home 1 · comparable 2	−$10,586
Cladding	this home 2 · comparable 1	+$6,050
Year built	this home 2001 · comparable 1996	+$4,537
Distance to beach	this home 7.69 km · comparable 7.32 km	−$2,870
Net adjustment		−$531,998

A further 7 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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 12 Koombala 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 12 Koombala Street over the past 18 months, compared it with Tugun’s wider market, and examined the indicators most likely to reveal what happens next.

12 Koombala Street

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The 10 sales behind that range — and every adjustment

16 Monash Street

59 Toolona Street

47 Toolona Street

9 Morshead Street

14 Mirreen Drive

3 Castle Court

48 West Wyberba Street

20 Biby Street

16 Alinjarra Drive

24 Nangana Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 12 Koombala Street sit?

Your home

See your home the way a buyer does

2 Monash Street

8 Illawarra Court

6 Taperell Drive

23 Wagawn Street

30 O'Connor Street

39A Dilgara Street

106 Illawarra Crescent

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