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.

48 Bluejay Street

Sold 13 February 2026 · 0.45 km away

Sold for

$1,910,000

Adjusted to this home

$1,912,443

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Condition	this home 6 · comparable 8	−$152,800
Bedrooms	this home 4 · comparable 3	+$100,000
Pool	this home 0 · comparable 1	−$72,000
Land size	this home 642 m² · comparable 607 m²	+$49,728
Year built	this home 1986 · comparable 1980	+$46,843
Distance to beach	this home 1.11 km · comparable 1.43 km	+$18,336
Floor area	this home 102 m² · comparable 96.86 m²	+$12,336
Net adjustment		+$2,443

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

6 Wedgebill Parade

Sold 1.44 km away

Sold for

$1,795,000

Adjusted to this home

$1,738,077

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Floor area	this home 102 m² · comparable 165.7 m²	−$152,880
Micro-location	this home 0.15 · comparable 0.0883	+$88,602
Condition	this home 6 · comparable 7	−$71,800
Land size	this home 642 m² · comparable 602 m²	+$56,832
Distance to beach	this home 1.11 km · comparable 1.93 km	+$44,157
Year built	this home 1986 · comparable 1990	−$31,229
Cladding	this home 3 · comparable 2	+$9,395
Net adjustment		−$56,923

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

39 Honeyeater Drive

Sold 1.17 km away

Sold for

$2,095,000

Adjusted to this home

$1,841,234

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Condition	this home 6 · comparable 9	−$293,300
Floor area	this home 102 m² · comparable 160 m²	−$139,200
Micro-location	this home 0.15 · comparable 0.0835	+$111,454
Bedrooms	this home 4 · comparable 3	+$100,000
Street	this home 0.15 · comparable 0.0962	+$90,169
Pool	this home 0 · comparable 1	−$72,000
Car spaces	this home 2 · comparable 3	−$36,000
Land size	this home 642 m² · comparable 660 m²	−$25,574
Distance to beach	this home 1.11 km · comparable 1.28 km	+$10,685
Net adjustment		−$253,766

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

6 Maitland Street

Sold 1 April 2026 · 0.30 km away

Sold for

$2,135,000

Adjusted to this home

$1,977,644

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Floor area	this home 102 m² · comparable 139 m²	−$88,800
Condition	this home 6 · comparable 7	−$85,400
Street	this home 0.15 · comparable 0.1038	+$78,910
Pool	this home 0 · comparable 1	−$72,000
Land size	this home 642 m² · comparable 607 m²	+$49,728
Storeys	this home 1 · comparable 2	−$48,000
Distance to beach	this home 1.11 km · comparable 1.36 km	+$16,013
Year built	this home 1986 · comparable 1987	−$7,807
Net adjustment		−$157,356

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

17 Pitta Place

Sold 29 July 2026 · 0.56 km away

Sold for

$2,137,000

Adjusted to this home

$1,830,328

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Street	this home 0.15 · comparable 0.0195	+$223,102
Floor area	this home 102 m² · comparable 181 m²	−$189,600
Condition	this home 6 · comparable 8	−$170,960
Land size	this home 642 m² · comparable 714 m²	−$102,298
Pool	this home 0 · comparable 1	−$72,000
Year built	this home 1986 · comparable 1982	+$31,229
Air conditioning	this home 0 · comparable 1	−$24,000
Distance to beach	this home 1.11 km · comparable 0.93 km	−$11,540
Cladding	this home 3 · comparable 2	+$9,395
Net adjustment		−$306,672

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

23 Kestrel Drive

Sold 2 May 2026 · 0.65 km away

Sold for

$2,210,000

Adjusted to this home

$2,091,281

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Floor area	this home 102 m² · comparable 161 m²	−$141,600
Land size	this home 642 m² · comparable 610 m²	+$45,466
Year built	this home 1986 · comparable 1990	−$31,229
Air conditioning	this home 0 · comparable 1	−$24,000
Street	this home 0.15 · comparable 0.1406	+$16,619
Cladding	this home 3 · comparable 2	+$9,395
Distance to beach	this home 1.11 km · comparable 1.21 km	+$6,630
Net adjustment		−$118,719

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

6 Skua Street

Sold 30 June 2026 · 0.52 km away

Sold for

$2,000,000

Adjusted to this home

$2,132,505

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Bedrooms	this home 4 · comparable 3	+$100,000
Bathrooms	this home 2 · comparable 1	+$68,000
Year built	this home 1986 · comparable 1994	−$62,458
Floor area	this home 102 m² · comparable 120.69 m²	−$44,856
Land size	this home 642 m² · comparable 612 m²	+$42,624
Distance to beach	this home 1.11 km · comparable 1.44 km	+$19,800
Cladding	this home 3 · comparable 2	+$9,395
Net adjustment		+$132,505

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

39 Bluejay Street

Sold 14 April 2026 · 0.43 km away

Sold for

$2,215,000

Adjusted to this home

$1,884,691

What we added and subtracted to make this sale comparable to 13 Aruma Avenue
Floor area	this home 102 m² · comparable 200 m²	−$235,200
Condition	this home 6 · comparable 8	−$177,200
Land size	this home 642 m² · comparable 723 m²	−$115,085
Bedrooms	this home 4 · comparable 3	+$100,000
Year built	this home 1986 · comparable 1975	+$85,879
Distance to beach	this home 1.11 km · comparable 1.28 km	+$11,297
Net adjustment		−$330,309

A further 12 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 13 Aruma Avenue 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 13 Aruma Avenue over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Burleigh Waters

Should I Sell Now?

Absorption Rate: 3.3 months

Burleigh Waters

Is Now a Good Time to Buy?

12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Crash Risk

Queensland Household Spending: $22.3 billion, trending up

Burleigh Waters

Market Overview

12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)

Burleigh Waters

Houses vs Units

Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)

Burleigh Waters

Market Direction

12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Suburb Comparison

12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

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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

13 houses are already on the market in Burleigh Waters.

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

See houses for sale in Burleigh Waters →See the Burleigh Waters property market →

13 Aruma Avenue

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Your valuation

The 8 sales behind that range — and every adjustment