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.

17 Oriana Drive

Sold 5 December 2025 · 0.59 km away

Sold for

$1,725,000

Adjusted to this home

$1,699,204

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Street	this home -0.079 · comparable -0.0228	−$77,556
Bedrooms	this home 3 · comparable 4	−$68,000
Bathrooms	this home 2 · comparable 1	+$48,000
Floor area	this home 200 m² · comparable 180 m²	+$40,000
Land size	this home 776 m² · comparable 691 m²	+$30,600
Micro-location	this home 0.1014 · comparable 0.0888	+$17,388
Distance to beach	this home 3.62 km · comparable 3.26 km	−$11,178
Year built	this home 1986 · comparable 1988	−$5,050
Net adjustment		−$25,796

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

4 Salacia Avenue

Sold 15 June 2026 · 0.76 km away

Sold for

$1,759,000

Adjusted to this home

$1,731,231

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Street	this home -0.079 · comparable 0.0582	−$193,068
Floor area	this home 200 m² · comparable 114 m²	+$172,000
Car spaces	this home 1 · comparable 3	−$105,082
Micro-location	this home 0.1014 · comparable 0.039	+$87,810
Year built	this home 1986 · comparable 1983	+$7,574
Land size	this home 776 m² · comparable 758 m²	+$6,480
Distance to beach	this home 3.62 km · comparable 3.51 km	−$3,483
Net adjustment		−$27,769

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

112 Sunshine Boulevard

Sold 28 April 2026 · 0.46 km away

Sold for

$1,725,000

Adjusted to this home

$1,718,723

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Car spaces	this home 1 · comparable 4	−$157,622
Micro-location	this home 0.1014 · comparable 0.0259	+$104,190
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 776 m² · comparable 612 m²	+$59,040
Floor area	this home 200 m² · comparable 176 m²	+$48,000
Distance to beach	this home 3.62 km · comparable 4.06 km	+$13,165
Year built	this home 1986 · comparable 1988	−$5,050
Net adjustment		−$6,277

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

3 Fairsky Avenue

Sold 27 April 2026 · 0.94 km away

Sold for

$1,805,000

Adjusted to this home

$1,851,339

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Floor area	this home 200 m² · comparable 141 m²	+$118,000
Land size	this home 776 m² · comparable 622 m²	+$55,440
Car spaces	this home 1 · comparable 2	−$52,541
Street	this home -0.079 · comparable -0.0497	−$42,309
Distance to beach	this home 3.62 km · comparable 2.85 km	−$25,018
Micro-location	this home 0.1014 · comparable 0.1169	−$22,382
Year built	this home 1986 · comparable 1980	+$15,149
Net adjustment		+$46,339

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

37 Arcadia Drive

Sold 3 March 2026 · 0.87 km away

Sold for

$1,840,000

Adjusted to this home

$1,862,606

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Floor area	this home 200 m² · comparable 145 m²	+$110,000
Street	this home -0.079 · comparable -0.0277	−$75,514
Car spaces	this home 1 · comparable 2	−$52,541
Land size	this home 776 m² · comparable 665 m²	+$39,960
Distance to beach	this home 3.62 km · comparable 3.02 km	−$19,872
Year built	this home 1986 · comparable 1981	+$12,624
Micro-location	this home 0.1014 · comparable 0.096	+$7,949
Net adjustment		+$22,606

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

6 Vatakoula Parade

Sold 10 April 2026 · 0.32 km away

Sold for

$1,680,000

Adjusted to this home

$1,819,174

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Street	this home -0.079 · comparable -0.0145	−$86,688
Floor area	this home 200 m² · comparable 157 m²	+$86,000
Land size	this home 776 m² · comparable 577 m²	+$71,640
Car spaces	this home 1 · comparable 2	−$52,541
Bathrooms	this home 2 · comparable 1	+$48,000
Micro-location	this home 0.1014 · comparable 0.0713	+$40,454
Year built	this home 1986 · comparable 1975	+$27,773
Distance to beach	this home 3.62 km · comparable 3.77 km	+$4,536
Net adjustment		+$139,174

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

70 Gretel Drive

Sold 3 November 2025 · 0.35 km away

Sold for

$2,335,000

Adjusted to this home

$1,813,438

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Street	this home -0.079 · comparable 0.15	−$427,772
Floor area	this home 200 m² · comparable 146 m²	+$108,000
Micro-location	this home 0.1014 · comparable 0.15	−$90,785
Car spaces	this home 1 · comparable 2	−$52,541
Year built	this home 1986 · comparable 1993	−$17,674
Cladding	this home 2 · comparable 3	−$16,000
Distance to beach	this home 3.62 km · comparable 3.27 km	−$14,710
Land size	this home 776 m² · comparable 804 m²	−$10,080
Net adjustment		−$521,562

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

23 Weatherly Avenue

Sold 28 October 2025 · 0.86 km away

Sold for

$2,500,000

Adjusted to this home

$1,699,998

What we added and subtracted to make this sale comparable to 156 Sunshine Boulevard
Street	this home -0.079 · comparable 0.15	−$426,410
Car spaces	this home 1 · comparable 4	−$146,750
Micro-location	this home 0.1014 · comparable 0.15	−$90,496
Bedrooms	this home 3 · comparable 4	−$63,310
Distance to beach	this home 3.62 km · comparable 2.77 km	−$35,612
Floor area	this home 200 m² · comparable 212 m²	−$22,345
Land size	this home 776 m² · comparable 828 m²	−$17,429
Year built	this home 1986 · comparable 1985	+$2,350
Net adjustment		−$800,002

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 156 Sunshine Boulevard 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 156 Sunshine Boulevard over the past 18 months, compared it with Mermaid Waters’s wider market, and examined the indicators most likely to reveal what happens next.

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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

156 Sunshine Boulevard

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

17 Oriana Drive

4 Salacia Avenue

112 Sunshine Boulevard

3 Fairsky Avenue

37 Arcadia Drive

6 Vatakoula Parade

70 Gretel Drive

23 Weatherly Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 156 Sunshine Boulevard sit?

Your home

See your home the way a buyer does

207 Sunshine Bvd

36 Firmin Court

6 Bowline Road

4 Avanti Street

22 Firmin Court

12 Toorak Park Avenue

6 Hixson Court

33 Oceanic Drive

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields