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.

141 Acanthus Avenue

Sold 21 August 2026 · 0.22 km away

Sold for

$1,850,000

Adjusted to this home

$1,830,565

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Floor area	this home 142 m² · comparable 102 m²	+$96,000
Bedrooms	this home 3 · comparable 4	−$82,638
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1980 · comparable 1987	−$12,975
Land size	this home 706 m² · comparable 613 m²	+$6,398
Distance to beach	this home 1.58 km · comparable 1.54 km	−$2,220
Net adjustment		−$19,435

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

6 Wedgebill Parade

Sold 0.39 km away

Sold for

$1,795,000

Adjusted to this home

$1,751,550

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Micro-location	this home 0.15 · comparable 0.0883	+$88,602
Bedrooms	this home 3 · comparable 4	−$82,638
Floor area	this home 142 m² · comparable 165.7 m²	−$56,880
Distance to beach	this home 1.58 km · comparable 1.93 km	+$18,847
Year built	this home 1980 · comparable 1990	−$18,536
Land size	this home 706 m² · comparable 602 m²	+$7,155
Net adjustment		−$43,450

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

20 Tropicana Circuit

Sold 18 June 2026 · 0.61 km away

Sold for

$1,780,000

Adjusted to this home

$1,859,937

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Micro-location	this home 0.15 · comparable 0.0328	+$166,893
Street	this home 0.15 · comparable 0.0563	+$133,429
Floor area	this home 142 m² · comparable 188.63 m²	−$111,912
Bedrooms	this home 3 · comparable 4	−$82,638
Pool	this home 0 · comparable 1	−$72,000
Condition	this home 7 · comparable 6	+$71,200
Year built	this home 1980 · comparable 1999	−$35,218
Distance to beach	this home 1.58 km · comparable 2.15 km	+$27,234
Cladding	this home 2 · comparable 3	−$24,000
Land size	this home 706 m² · comparable 605 m²	+$6,949
Net adjustment		+$79,937

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

24 Tropicana Circuit

Sold 6 October 2026 · 0.47 km away

Sold for

$2,100,000

Adjusted to this home

$1,870,738

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Land size	this home 706 m² · comparable 3594 m²	−$198,694
Street	this home 0.15 · comparable 0.0563	+$157,416
Micro-location	this home 0.15 · comparable 0.0564	+$157,248
Condition	this home 7 · comparable 8	−$84,000
Bedrooms	this home 3 · comparable 4	−$82,638
Floor area	this home 142 m² · comparable 173.08 m²	−$74,592
Pool	this home 0 · comparable 1	−$72,000
Year built	this home 1980 · comparable 1999	−$35,218
Distance to beach	this home 1.58 km · comparable 2.02 km	+$27,216
Cladding	this home 2 · comparable 3	−$24,000
Net adjustment		−$229,262

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

48 Bluejay Street

Sold 13 February 2026 · 0.65 km away

Sold for

$1,910,000

Adjusted to this home

$1,844,152

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Floor area	this home 142 m² · comparable 96.86 m²	+$108,336
Condition	this home 7 · comparable 8	−$76,400
Pool	this home 0 · comparable 1	−$72,000
Cladding	this home 2 · comparable 3	−$24,000
Distance to beach	this home 1.58 km · comparable 1.43 km	−$8,595
Land size	this home 706 m² · comparable 607 m²	+$6,811
Net adjustment		−$65,848

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

56 Banksia Broadway

Sold 5 June 2026 · 0.73 km away

Sold for

$1,965,000

Adjusted to this home

$1,819,567

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Bedrooms	this home 3 · comparable 4	−$82,638
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 142 m² · comparable 128 m²	+$33,600
Year built	this home 1980 · comparable 1993	−$24,097
Distance to beach	this home 1.58 km · comparable 1.37 km	−$12,379
Car spaces	this home 2 · comparable 1	+$10,636
Land size	this home 706 m² · comparable 685 m²	+$1,445
Net adjustment		−$145,433

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

39 Honeyeater Drive

Sold 1.64 km away

Sold for

$2,095,000

Adjusted to this home

$1,910,475

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Condition	this home 7 · comparable 9	−$209,500
Micro-location	this home 0.15 · comparable 0.0835	+$111,454
Street	this home 0.15 · comparable 0.0962	+$90,169
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 142 m² · comparable 160 m²	−$43,200
Cladding	this home 2 · comparable 3	−$24,000
Distance to beach	this home 1.58 km · comparable 1.28 km	−$18,855
Year built	this home 1980 · comparable 1986	−$11,122
Car spaces	this home 2 · comparable 3	−$10,636
Land size	this home 706 m² · comparable 660 m²	+$3,165
Net adjustment		−$184,525

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

132 Acanthus Avenue

Sold 11 June 2026 · 0.23 km away

Sold for

$2,105,000

Adjusted to this home

$1,830,180

What we added and subtracted to make this sale comparable to 16 Bellbird Avenue
Condition	this home 7 · comparable 8	−$84,200
Floor area	this home 142 m² · comparable 175 m²	−$79,200
Pool	this home 0 · comparable 1	−$72,000
Cladding	this home 2 · comparable 3	−$24,000
Air conditioning	this home 0 · comparable 1	−$24,000
Land size	this home 706 m² · comparable 618 m²	+$6,054
Distance to beach	this home 1.58 km · comparable 1.62 km	+$2,526
Net adjustment		−$274,820

A further 11 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 16 Bellbird Avenue 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 16 Bellbird Avenue over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Burleigh Waters

Should I Sell Now?

Absorption Rate: 3.3 months

Burleigh Waters

Is Now a Good Time to Buy?

12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Crash Risk

Queensland Household Spending: $22.3 billion, trending up

Burleigh Waters

Market Overview

12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)

Burleigh Waters

Houses vs Units

Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)

Burleigh Waters

Market Direction

12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Suburb Comparison

12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

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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

13 houses are already on the market in Burleigh Waters.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Burleigh Waters →See the Burleigh Waters property market →

16 Bellbird Avenue

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Your valuation

The 8 sales behind that range — and every adjustment