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.

3 Ripponlea Street

Sold 1.60 km away

Sold for

$1,195,000

Adjusted to this home

$1,201,674

What we added and subtracted to make this sale comparable to 13 Belmore Close
Micro-location	this home 0.0142 · comparable 0.0329	−$17,877
Land size	this home 543 m² · comparable 499 m²	+$16,333
Year built	this home 1987 · comparable 1991	−$15,648
Cladding	this home 3 · comparable 2	+$13,300
Floor area	this home 142 m² · comparable 134 m²	+$6,464
Distance to beach	this home 4.4 km · comparable 4.66 km	+$4,102
Net adjustment		+$6,674

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

1 Dandenong Terrace

Sold 21 September 2026 · 0.16 km away

Sold for

$1,255,000

Adjusted to this home

$1,280,174

What we added and subtracted to make this sale comparable to 13 Belmore Close
Floor area	this home 142 m² · comparable 113.76 m²	+$22,818
Micro-location	this home 0.0142 · comparable 0.0368	−$22,690
Cladding	this home 3 · comparable 2	+$13,300
Street	this home -0.0618 · comparable -0.075	+$13,253
Year built	this home 1987 · comparable 1989	−$7,824
Land size	this home 543 m² · comparable 530 m²	+$4,826
Distance to beach	this home 4.4 km · comparable 4.49 km	+$1,491
Net adjustment		+$25,174

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

11 Belmore Close

Sold 26 August 2026 · 0.02 km away

Sold for

$1,295,000

Adjusted to this home

$1,315,564

What we added and subtracted to make this sale comparable to 13 Belmore Close
Floor area	this home 142 m² · comparable 187 m²	−$36,360
Land size	this home 543 m² · comparable 448 m²	+$35,264
Cladding	this home 3 · comparable 2	+$13,300
Micro-location	this home 0.0142 · comparable 0.0058	+$8,702
Distance to beach	this home 4.4 km · comparable 4.38 km	−$342
Net adjustment		+$20,564

A further 13 factors were compared and found the same on both properties, so no money moved.

28 Parkside Circuit

Sold 3 September 2026 · 0.81 km away

Sold for

$1,192,500

Adjusted to this home

$1,280,088

What we added and subtracted to make this sale comparable to 13 Belmore Close
Land size	this home 543 m² · comparable 333 m²	+$77,952
Street	this home -0.0618 · comparable -0.1159	+$51,611
Condition	this home 7 · comparable 8	−$47,700
Year built	this home 1987 · comparable 1994	−$27,384
Micro-location	this home 0.0142 · comparable -0.002	+$15,454
Cladding	this home 3 · comparable 2	+$13,300
Distance to beach	this home 4.4 km · comparable 5.19 km	+$12,435
Floor area	this home 142 m² · comparable 152 m²	−$8,080
Net adjustment		+$87,588

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

9 Sawgrass Place

Sold 14 July 2026 · 0.51 km away

Sold for

$1,420,000

Adjusted to this home

$1,246,022

What we added and subtracted to make this sale comparable to 13 Belmore Close
Land size	this home 543 m² · comparable 828 m²	−$105,792
Car spaces	this home 2 · comparable 4	−$64,000
Floor area	this home 142 m² · comparable 173 m²	−$25,048
Pool	this home 0 · comparable 1	−$21,923
Micro-location	this home 0.0142 · comparable -0.004	+$20,675
Cladding	this home 3 · comparable 2	+$13,300
Distance to beach	this home 4.4 km · comparable 4.87 km	+$8,810
Net adjustment		−$173,978

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

6 Macedon Close

Sold 18 December 2025 · 0.12 km away

Sold for

$1,200,000

Adjusted to this home

$1,154,617

What we added and subtracted to make this sale comparable to 13 Belmore Close
Floor area	this home 142 m² · comparable 186 m²	−$35,552
Pool	this home 0 · comparable 1	−$21,923
Land size	this home 543 m² · comparable 506 m²	+$13,734
Cladding	this home 3 · comparable 2	+$13,300
Micro-location	this home 0.0142 · comparable 0.0231	−$8,544
Year built	this home 1987 · comparable 1989	−$7,824
Distance to beach	this home 4.4 km · comparable 4.49 km	+$1,426
Net adjustment		−$45,383

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

11 Commerce Drive

Sold 15 May 2026 · 0.60 km away

Sold for

$1,300,000

Adjusted to this home

$1,154,769

What we added and subtracted to make this sale comparable to 13 Belmore Close
Micro-location	this home 0.0142 · comparable 0.1166	−$106,496
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 7 · comparable 8	−$52,000
Land size	this home 543 m² · comparable 404 m²	+$51,597
Street	this home -0.0618 · comparable -0.1043	+$44,200
Pool	this home 0 · comparable 1	−$21,923
Cladding	this home 3 · comparable 2	+$13,300
Floor area	this home 142 m² · comparable 158 m²	−$12,928
Year built	this home 1987 · comparable 1985	+$7,824
Distance to beach	this home 4.4 km · comparable 4.12 km	−$4,805
Net adjustment		−$145,231

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

11 Birkdale Street

Sold 19 August 2026 · 0.13 km away

Sold for

$1,200,000

Adjusted to this home

$1,364,969

What we added and subtracted to make this sale comparable to 13 Belmore Close
Bedrooms	this home 3 · comparable 2	+$127,878
Condition	this home 7 · comparable 8	−$48,000
Land size	this home 543 m² · comparable 425 m²	+$43,802
Micro-location	this home 0.0142 · comparable -0.0239	+$36,576
Street	this home -0.0618 · comparable -0.0832	+$20,544
Floor area	this home 142 m² · comparable 161.96 m²	−$16,128
Cladding	this home 3 · comparable 2	+$13,300
Year built	this home 1987 · comparable 1990	−$11,736
Distance to beach	this home 4.4 km · comparable 4.32 km	−$1,267
Net adjustment		+$164,969

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 13 Belmore 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 13 Belmore 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

51 houses are already on the market in Robina.

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