13 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 · 0.47 km away

Sold for

$1,255,000

Adjusted to this home

$1,273,494

What we added and subtracted to make this sale comparable to 13 Koombala Street
Year built	this home 1976 · comparable 2002	−$62,400
Land size	this home 539 m² · comparable 405 m²	+$43,309
Floor area	this home 117 m² · comparable 97 m²	+$40,000
Micro-location	this home 0.0047 · comparable 0.0121	−$7,430
Distance to beach	this home 7.63 km · comparable 8.09 km	+$5,015
Net adjustment		+$18,494

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

59 Toolona Street

Sold 29 April 2026 · 0.46 km away

Sold for

$1,540,000

Adjusted to this home

$1,425,653

What we added and subtracted to make this sale comparable to 13 Koombala Street
Micro-location	this home 0.0047 · comparable 0.0688	−$78,971
Bathrooms	this home 1 · comparable 2	−$48,000
Land size	this home 539 m² · comparable 405 m²	+$43,309
Year built	this home 1976 · comparable 1989	−$31,200
Car spaces	this home 1 · comparable 2	−$28,000
Floor area	this home 117 m² · comparable 107 m²	+$20,000
Cladding	this home 2 · comparable 1	+$16,000
Distance to beach	this home 7.63 km · comparable 7.18 km	−$7,485
Net adjustment		−$114,347

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

47 Toolona Street

Sold 26 March 2026 · 0.45 km away

Sold for

$1,475,000

Adjusted to this home

$1,338,214

What we added and subtracted to make this sale comparable to 13 Koombala Street
Micro-location	this home 0.0047 · comparable 0.0804	−$89,326
Bathrooms	this home 1 · comparable 2	−$48,000
Land size	this home 539 m² · comparable 405 m²	+$43,309
Floor area	this home 117 m² · comparable 130 m²	−$26,000
Year built	this home 1976 · comparable 1980	−$9,600
Distance to beach	this home 7.63 km · comparable 7.18 km	−$7,169
Net adjustment		−$136,786

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

9 Morshead Street

Sold 0.52 km away

Sold for

$1,649,000

Adjusted to this home

$1,407,008

What we added and subtracted to make this sale comparable to 13 Koombala Street
Micro-location	this home 0.0047 · comparable 0.15	−$191,680
Bedrooms	this home 3 · comparable 4	−$68,000
Floor area	this home 117 m² · comparable 92 m²	+$50,000
Bathrooms	this home 1 · comparable 2	−$48,000
Land size	this home 539 m² · comparable 496 m²	+$13,898
Distance to beach	this home 7.63 km · comparable 8.1 km	+$6,590
Year built	this home 1976 · comparable 1978	−$4,800
Net adjustment		−$241,992

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

14 Mirreen Drive

Sold 2 March 2026 · 0.63 km away

Sold for

$1,480,000

Adjusted to this home

$1,303,100

What we added and subtracted to make this sale comparable to 13 Koombala Street
Land size	this home 539 m² · comparable 817 m²	−$89,850
Micro-location	this home 0.0047 · comparable 0.0291	−$28,890
Car spaces	this home 1 · comparable 2	−$28,000
Year built	this home 1976 · comparable 1986	−$24,000
Floor area	this home 117 m² · comparable 120 m²	−$6,000
Distance to beach	this home 7.63 km · comparable 7.62 km	−$160
Net adjustment		−$176,900

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

3 Castle Court

Sold 22 April 2026 · 0.27 km away

Sold for

$1,680,000

Adjusted to this home

$1,337,585

What we added and subtracted to make this sale comparable to 13 Koombala Street
Floor area	this home 117 m² · comparable 198 m²	−$162,000
Bathrooms	this home 1 · comparable 3	−$96,000
Year built	this home 1976 · comparable 1999	−$55,200
Car spaces	this home 1 · comparable 2	−$28,000
Land size	this home 539 m² · comparable 600 m²	−$19,715
Micro-location	this home 0.0047 · comparable -0.0065	+$15,053
Distance to beach	this home 7.63 km · comparable 7.82 km	+$3,447
Net adjustment		−$342,415

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 · 0.62 km away

Sold for

$1,800,000

Adjusted to this home

$1,387,451

What we added and subtracted to make this sale comparable to 13 Koombala Street
Micro-location	this home 0.0047 · comparable 0.0747	−$100,800
Bathrooms	this home 1 · comparable 3	−$96,000
Year built	this home 1976 · comparable 2014	−$91,200
Bedrooms	this home 3 · comparable 4	−$68,000
Floor area	this home 117 m² · comparable 147 m²	−$60,000
Land size	this home 539 m² · comparable 405 m²	+$43,309
Car spaces	this home 1 · comparable 2	−$28,000
Distance to beach	this home 7.63 km · comparable 7.02 km	−$11,858
Net adjustment		−$412,549

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

20 Biby Street

Sold 18 March 2026 · 0.62 km away

Sold for

$1,680,000

Adjusted to this home

$1,510,853

What we added and subtracted to make this sale comparable to 13 Koombala Street
Micro-location	this home 0.0047 · comparable 0.0778	−$98,246
Year built	this home 1976 · comparable 1992	−$38,400
Land size	this home 539 m² · comparable 607 m²	−$21,978
Distance to beach	this home 7.63 km · comparable 7.05 km	−$10,523
Net adjustment		−$169,147

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

16 Alinjarra Drive

Sold 28 April 2026 · 1.10 km away

Sold for

$1,765,000

Adjusted to this home

$1,349,024

What we added and subtracted to make this sale comparable to 13 Koombala Street
Floor area	this home 117 m² · comparable 189 m²	−$144,000
Land size	this home 539 m² · comparable 772 m²	−$75,306
Bedrooms	this home 3 · comparable 4	−$68,000
Bathrooms	this home 1 · comparable 2	−$48,000
Micro-location	this home 0.0047 · comparable 0.0386	−$47,867
Year built	this home 1976 · comparable 1988	−$28,800
Distance to beach	this home 7.63 km · comparable 7.42 km	−$4,003
Net adjustment		−$415,976

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

24 Nangana Street

Sold 7 May 2026 · 0.49 km away

Sold for

$1,900,000

Adjusted to this home

$1,368,000

What we added and subtracted to make this sale comparable to 13 Koombala Street
Land size	this home 539 m² · comparable 3853 m²	−$404,794
Floor area	this home 117 m² · comparable 159 m²	−$31,746
Micro-location	this home 0.0047 · comparable 0.0509	−$26,540
Bedrooms	this home 3 · comparable 4	−$25,699
Bathrooms	this home 1 · comparable 2	−$18,141
Year built	this home 1976 · comparable 1996	−$18,141
Car spaces	this home 1 · comparable 2	−$10,582
Cladding	this home 2 · comparable 1	+$6,047
Distance to beach	this home 7.63 km · comparable 7.32 km	−$2,404
Net adjustment		−$532,000

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 13 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 13 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.

13 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 13 Koombala Street sit?

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