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.

2 Mull Court

Sold 25 January 2026 · 0.33 km away

Sold for

$1,310,000

Adjusted to this home

$1,331,421

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Pool	this home 1 · comparable 0	+$52,000
Land size	this home 623 m² · comparable 763 m²	−$21,392
Street	this home 0.15 · comparable 0.1341	+$16,663
Cladding	this home 2 · comparable 3	−$14,400
Floor area	this home 154 m² · comparable 160 m²	−$9,600
Micro-location	this home 0.0487 · comparable 0.0567	−$8,384
Year built	this home 1994 · comparable 1990	+$6,534
Net adjustment		+$21,421

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

5 Felix Court

Sold 27 April 2026 · 0.84 km away

Sold for

$1,330,000

Adjusted to this home

$1,399,682

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Street	this home 0.15 · comparable 0.005	+$154,280
Car spaces	this home 2 · comparable 4	−$107,726
Pool	this home 1 · comparable 0	+$52,000
Floor area	this home 154 m² · comparable 181.6 m²	−$44,160
Land size	this home 623 m² · comparable 487 m²	+$20,781
Year built	this home 1994 · comparable 2002	−$13,069
Micro-location	this home 0.0487 · comparable 0.0405	+$8,725
Distance to beach	this home 8.73 km · comparable 7.92 km	−$1,149
Net adjustment		+$69,682

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

18 Nisbet Place

Sold 14 January 2026 · 0.09 km away

Sold for

$1,215,000

Adjusted to this home

$1,301,447

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Floor area	this home 154 m² · comparable 110.21 m²	+$70,064
Pool	this home 1 · comparable 0	+$52,000
Land size	this home 623 m² · comparable 858 m²	−$35,908
Micro-location	this home 0.0487 · comparable 0.0484	+$291
Net adjustment		+$86,447

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

32 Merridown Drive

Sold 30 October 2025 · 0.52 km away

Sold for

$1,335,000

Adjusted to this home

$1,269,857

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Micro-location	this home 0.0487 · comparable 0.1209	−$77,110
Street	this home 0.15 · comparable 0.1323	+$18,904
Land size	this home 623 m² · comparable 741 m²	−$18,030
Floor area	this home 154 m² · comparable 150.13 m²	+$6,192
Year built	this home 1994 · comparable 1991	+$4,901
Net adjustment		−$65,143

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

6 Alter Court

Sold 17 April 2026 · 1.18 km away

Sold for

$1,380,000

Adjusted to this home

$1,232,008

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Floor area	this home 154 m² · comparable 260 m²	−$169,600
Car spaces	this home 2 · comparable 1	+$53,863
Bathrooms	this home 2 · comparable 3	−$40,000
Street	this home 0.15 · comparable 0.1302	+$21,859
Land size	this home 623 m² · comparable 734 m²	−$16,961
Year built	this home 1994 · comparable 1988	+$9,802
Micro-location	this home 0.0487 · comparable 0.055	−$6,955
Net adjustment		−$147,992

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

19 Terrace Court

Sold 3 June 2026 · 1.11 km away

Sold for

$1,185,000

Adjusted to this home

$1,393,747

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Car spaces	this home 2 · comparable 1	+$53,863
Pool	this home 1 · comparable 0	+$52,000
Floor area	this home 154 m² · comparable 122 m²	+$51,200
Bathrooms	this home 2 · comparable 1	+$40,000
Street	this home 0.15 · comparable 0.1224	+$26,165
Cladding	this home 2 · comparable 3	−$14,400
Year built	this home 1994 · comparable 1988	+$9,802
Land size	this home 623 m² · comparable 661 m²	−$5,806
Micro-location	this home 0.0487 · comparable 0.053	−$4,077
Net adjustment		+$208,747

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

14 Griffon Street

Sold 10 March 2026 · 0.79 km away

Sold for

$1,218,000

Adjusted to this home

$1,386,372

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Street	this home 0.15 · comparable 0.0335	+$113,518
Pool	this home 1 · comparable 0	+$52,000
Floor area	this home 154 m² · comparable 180 m²	−$41,600
Land size	this home 623 m² · comparable 411 m²	+$32,394
Micro-location	this home 0.0487 · comparable 0.0274	+$20,754
Year built	this home 1994 · comparable 1999	−$8,168
Distance to beach	this home 8.73 km · comparable 7.96 km	−$526
Net adjustment		+$168,372

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

3 Fairbank Court

Sold 7 August 2026 · 1.27 km away

Sold for

$1,055,000

Adjusted to this home

$1,308,201

What we added and subtracted to make this sale comparable to 13 Nisbet Place
Street	this home 0.15 · comparable -0.0568	+$151,231
Pool	this home 1 · comparable 0	+$45,056
Floor area	this home 154 m² · comparable 126 m²	+$38,818
Land size	this home 623 m² · comparable 331 m²	+$38,659
Cladding	this home 2 · comparable 3	−$12,477
Year built	this home 1994 · comparable 1999	−$7,078
Distance to beach	this home 8.73 km · comparable 7.52 km	−$4,738
Micro-location	this home 0.0487 · comparable 0.0436	+$3,730
Net adjustment		+$253,201

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 Nisbet Place 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 Nisbet Place over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

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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