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.

38 Nardoo Street

Sold 11 February 2026 · 0.26 km away

Sold for

$1,585,000

Adjusted to this home

$1,582,032

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Condition	this home 7 · comparable 9	−$158,500
Pool	this home 0 · comparable 1	−$127,930
Bedrooms	this home 5 · comparable 4	+$124,568
Micro-location	this home 0.0704 · comparable 0.0215	+$62,005
Bathrooms	this home 3 · comparable 2	+$60,629
Floor area	this home 228 m² · comparable 172 m²	+$25,312
Distance to beach	this home 4.46 km · comparable 4.72 km	+$5,440
Year built	this home 2003 · comparable 2001	+$4,800
Land size	this home 476 m² · comparable 471 m²	+$708
Net adjustment		−$2,968

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

18 Medinde Court

Sold 1.28 km away

Sold for

$1,450,000

Adjusted to this home

$1,529,358

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Pool	this home 0 · comparable 1	−$127,930
Micro-location	this home 0.0704 · comparable -0.0149	+$98,948
Bathrooms	this home 3 · comparable 2	+$60,629
Land size	this home 476 m² · comparable 751 m²	−$38,940
Year built	this home 2003 · comparable 1990	+$31,200
Floor area	this home 228 m² · comparable 179.21 m²	+$22,053
Cladding	this home 3 · comparable 2	+$20,000
Distance to beach	this home 4.46 km · comparable 5.16 km	+$13,398
Net adjustment		+$79,358

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

26 Ballyliffen Court

Sold 9 June 2026 · 0.34 km away

Sold for

$1,475,000

Adjusted to this home

$1,582,191

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Bedrooms	this home 5 · comparable 4	+$124,568
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,629
Land size	this home 476 m² · comparable 762 m²	−$40,498
Year built	this home 2003 · comparable 1989	+$33,600
Micro-location	this home 0.0704 · comparable 0.0957	−$29,854
Floor area	this home 228 m² · comparable 185 m²	+$19,436
Distance to beach	this home 4.46 km · comparable 4.63 km	+$3,310
Net adjustment		+$107,191

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

2 Royal Links Drive

Sold 18 March 2026 · 0.11 km away

Sold for

$1,515,000

Adjusted to this home

$1,576,944

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Bedrooms	this home 5 · comparable 4	+$124,568
Floor area	this home 228 m² · comparable 302 m²	−$33,448
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 2003 · comparable 1997	+$14,400
Micro-location	this home 0.0704 · comparable 0.078	−$9,211
Land size	this home 476 m² · comparable 504 m²	−$3,965
Distance to beach	this home 4.46 km · comparable 4.54 km	+$1,600
Net adjustment		+$61,944

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

13 Waitara Place

Sold 3 August 2026 · 0.93 km away

Sold for

$1,610,000

Adjusted to this home

$1,526,689

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Pool	this home 0 · comparable 1	−$127,930
Bedrooms	this home 5 · comparable 4	+$124,568
Land size	this home 476 m² · comparable 1059 m²	−$82,553
Condition	this home 7 · comparable 8	−$64,400
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.0704 · comparable 0.0288	+$53,581
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 3 · comparable 1	+$40,000
Year built	this home 2003 · comparable 1990	+$31,200
Floor area	this home 228 m² · comparable 161 m²	+$30,284
Distance to beach	this home 4.46 km · comparable 5.21 km	+$15,939
Net adjustment		−$83,311

A further 6 factors were compared and found the same on both properties, so no money moved.

6 Yowani Street

Sold 28 May 2026 · 1.01 km away

Sold for

$1,575,000

Adjusted to this home

$1,634,373

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Pool	this home 0 · comparable 1	−$127,930
Bedrooms	this home 5 · comparable 4	+$124,568
Condition	this home 7 · comparable 8	−$63,000
Bathrooms	this home 3 · comparable 2	+$60,629
Land size	this home 476 m² · comparable 760 m²	−$40,214
Micro-location	this home 0.0704 · comparable 0.045	+$32,004
Year built	this home 2003 · comparable 1991	+$28,800
Cladding	this home 3 · comparable 2	+$20,000
Floor area	this home 228 m² · comparable 194 m²	+$15,368
Distance to beach	this home 4.46 km · comparable 4.9 km	+$9,148
Net adjustment		+$59,373

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

72 Nardoo Street

Sold 15 June 2026 · 0.39 km away

Sold for

$1,610,000

Adjusted to this home

$1,479,683

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Pool	this home 0 · comparable 1	−$127,930
Micro-location	this home 0.0704 · comparable -0.0005	+$91,319
Condition	this home 7 · comparable 8	−$64,400
Car spaces	this home 2 · comparable 4	−$64,000
Bathrooms	this home 3 · comparable 2	+$60,629
Air conditioning	this home 0 · comparable 1	−$25,859
Land size	this home 476 m² · comparable 547 m²	−$10,054
Distance to beach	this home 4.46 km · comparable 4.81 km	+$7,438
Year built	this home 2003 · comparable 2001	+$4,800
Floor area	this home 228 m² · comparable 233 m²	−$2,260
Net adjustment		−$130,317

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

6 Nardoo Street

Sold 9 October 2026 · 0.47 km away

Sold for

$1,330,000

Adjusted to this home

$1,592,508

What we added and subtracted to make this sale comparable to 12 Royal Woods Drive
Bedrooms	this home 5 · comparable 4	+$111,344
Micro-location	this home 0.0704 · comparable -0.0009	+$67,810
Bathrooms	this home 3 · comparable 2	+$54,193
Floor area	this home 228 m² · comparable 168 m²	+$24,241
Land size	this home 476 m² · comparable 545 m²	−$8,734
Distance to beach	this home 4.46 km · comparable 4.92 km	+$7,218
Year built	this home 2003 · comparable 2000	+$6,436
Net adjustment		+$262,508

A further 10 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 12 Royal Woods Drive 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 Royal Woods Drive 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

48 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 →

12 Royal Woods Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

38 Nardoo Street

18 Medinde Court

26 Ballyliffen Court

2 Royal Links Drive

13 Waitara Place

6 Yowani Street

72 Nardoo Street

6 Nardoo Street

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