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.

6 Nardoo Street

Sold 9 October 2026 · 0.40 km away

Sold for

$1,330,000

Adjusted to this home

$1,413,858

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Micro-location	this home 0.0494 · comparable -0.0009	+$53,519
Cladding	this home 4 · comparable 3	+$20,000
Year built	this home 2003 · comparable 2000	+$7,200
Distance to beach	this home 4.53 km · comparable 4.92 km	+$6,847
Land size	this home 455 m² · comparable 545 m²	−$5,112
Floor area	this home 173 m² · comparable 168 m²	+$1,404
Net adjustment		+$83,858

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

20 Solitaire Place

Sold 18 September 2026 · 0.68 km away

Sold for

$1,340,000

Adjusted to this home

$1,383,091

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Micro-location	this home 0.0494 · comparable 0.0062	+$46,310
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 4 · comparable 3	+$20,000
Floor area	this home 173 m² · comparable 137.44 m²	+$9,986
Distance to beach	this home 4.53 km · comparable 5 km	+$8,314
Land size	this home 455 m² · comparable 524 m²	−$3,919
Year built	this home 2003 · comparable 2002	+$2,400
Net adjustment		+$43,091

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

18 Medinde Court

Sold 1.32 km away

Sold for

$1,450,000

Adjusted to this home

$1,394,484

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Bedrooms	this home 4 · comparable 5	−$130,805
Micro-location	this home 0.0494 · comparable -0.0149	+$74,588
Pool	this home 0 · comparable 1	−$64,000
Cladding	this home 4 · comparable 2	+$40,000
Year built	this home 2003 · comparable 1990	+$31,200
Land size	this home 455 m² · comparable 751 m²	−$16,813
Distance to beach	this home 4.53 km · comparable 5.16 km	+$12,058
Floor area	this home 173 m² · comparable 179.21 m²	−$1,744
Net adjustment		−$55,516

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

24 Prospect Court

Sold 8 October 2026 · 0.80 km away

Sold for

$1,360,000

Adjusted to this home

$1,458,007

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Micro-location	this home 0.0494 · comparable -0.0058	+$60,058
Cladding	this home 4 · comparable 3	+$20,000
Distance to beach	this home 4.53 km · comparable 5.31 km	+$14,002
Floor area	this home 173 m² · comparable 158.59 m²	+$4,046
Land size	this home 455 m² · comparable 499 m²	−$2,499
Year built	this home 2003 · comparable 2002	+$2,400
Net adjustment		+$98,007

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

82a Olympus Drive

Sold 13 June 2026 · 0.84 km away

Sold for

$1,350,000

Adjusted to this home

$1,379,802

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Micro-location	this home 0.0494 · comparable -0.0017	+$55,188
Condition	this home 7 · comparable 8	−$54,000
Storeys	this home 1 · comparable 2	−$40,000
Cladding	this home 4 · comparable 2	+$40,000
Distance to beach	this home 4.53 km · comparable 5.32 km	+$14,078
Floor area	this home 173 m² · comparable 136 m²	+$10,390
Land size	this home 455 m² · comparable 382 m²	+$4,146
Net adjustment		+$29,802

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

80 Olympus Drive

Sold 14 May 2026 · 0.21 km away

Sold for

$1,380,000

Adjusted to this home

$1,354,880

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Car spaces	this home 2 · comparable 4	−$64,000
Cladding	this home 4 · comparable 2	+$40,000
Micro-location	this home 0.0494 · comparable 0.0563	−$7,618
Land size	this home 455 m² · comparable 382 m²	+$4,146
Distance to beach	this home 4.53 km · comparable 4.69 km	+$2,914
Floor area	this home 173 m² · comparable 175 m²	−$562
Net adjustment		−$25,120

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

26 Ballyliffen Court

Sold 9 June 2026 · 0.38 km away

Sold for

$1,475,000

Adjusted to this home

$1,391,105

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.0494 · comparable 0.0957	−$54,634
Year built	this home 2003 · comparable 1989	+$33,600
Cladding	this home 4 · comparable 3	+$20,000
Land size	this home 455 m² · comparable 762 m²	−$17,438
Floor area	this home 173 m² · comparable 185 m²	−$3,370
Distance to beach	this home 4.53 km · comparable 4.63 km	+$1,947
Net adjustment		−$83,895

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

39 Olympus Drive

Sold 15 April 2026 · 0.25 km away

Sold for

$1,520,000

Adjusted to this home

$1,498,298

What we added and subtracted to make this sale comparable to 13 Royal Woods Drive
Condition	this home 7 · comparable 8	−$60,800
Micro-location	this home 0.0494 · comparable 0.0293	+$24,442
Cladding	this home 4 · comparable 3	+$20,000
Land size	this home 455 m² · comparable 700 m²	−$13,916
Year built	this home 2003 · comparable 2001	+$4,800
Distance to beach	this home 4.53 km · comparable 4.76 km	+$4,614
Floor area	this home 173 m² · comparable 176 m²	−$842
Net adjustment		−$21,702

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 13 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 13 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

47 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 →

13 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

6 Nardoo Street

20 Solitaire Place

18 Medinde Court

24 Prospect Court

82a Olympus Drive

80 Olympus Drive

26 Ballyliffen Court

39 Olympus Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 13 Royal Woods Drive sit?