16 Lesley Avenue, Miami — 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.

50 Kiers Road

Sold 17 April 2026 · 0.92 km away

Sold for

$1,885,000

Adjusted to this home

$1,917,349

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Floor area	this home 105 m² · comparable 128 m²	−$86,094
Micro-location	this home 0.0568 · comparable 0.0171	+$59,867
Distance to beach	this home 1.03 km · comparable 1.63 km	+$33,930
Street	this home 0.032 · comparable 0.0099	+$33,326
Car spaces	this home 2 · comparable 3	−$28,000
Year built	this home 1982 · comparable 1975	+$16,800
Land size	this home 526 m² · comparable 519 m²	+$2,520
Net adjustment		+$32,349

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

27 Pacific Avenue

Sold 18 August 2026 · 0.73 km away

Sold for

$1,500,000

Adjusted to this home

$1,525,985

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Street	this home 0.032 · comparable -0.0513	+$99,960
Floor area	this home 105 m² · comparable 128 m²	−$86,094
Bathrooms	this home 1 · comparable 2	−$69,631
Land size	this home 526 m² · comparable 405 m²	+$43,560
Micro-location	this home 0.0568 · comparable 0.0261	+$36,840
Distance to beach	this home 1.03 km · comparable 1.38 km	+$15,750
Year built	this home 1982 · comparable 1988	−$14,400
Net adjustment		+$25,985

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

110 Bardon Avenue

Sold 26 November 2025 · 0.55 km away

Sold for

$1,705,000

Adjusted to this home

$1,680,446

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Micro-location	this home 0.0568 · comparable 0.084	−$37,101
Land size	this home 526 m² · comparable 600 m²	−$26,640
Distance to beach	this home 1.03 km · comparable 1.53 km	+$25,575
Floor area	this home 105 m² · comparable 101 m²	+$14,973
Year built	this home 1982 · comparable 1987	−$12,000
Street	this home 0.032 · comparable 0.0242	+$10,639
Net adjustment		−$24,554

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

12 Adams Avenue

Sold 6 July 2026 · 0.35 km away

Sold for

$2,200,000

Adjusted to this home

$1,991,361

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Floor area	this home 105 m² · comparable 131 m²	−$97,323
Bedrooms	this home 3 · comparable 4	−$68,000
Street	this home 0.032 · comparable 0.0031	+$50,864
Year built	this home 1982 · comparable 1998	−$38,400
Land size	this home 526 m² · comparable 607 m²	−$29,160
Micro-location	this home 0.0568 · comparable 0.0663	−$16,720
Distance to beach	this home 1.03 km · comparable 0.88 km	−$9,900
Net adjustment		−$208,639

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

14 Paradise Avenue

Sold 6 May 2026 · 0.47 km away

Sold for

$1,810,000

Adjusted to this home

$1,603,559

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Micro-location	this home 0.0568 · comparable 0.1284	−$103,677
Year built	this home 1982 · comparable 2009	−$64,800
Floor area	this home 105 m² · comparable 120 m²	−$56,148
Land size	this home 526 m² · comparable 405 m²	+$43,560
Street	this home 0.032 · comparable 0.0469	−$21,575
Distance to beach	this home 1.03 km · comparable 0.96 km	−$3,801
Net adjustment		−$206,441

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

9 Chainey Avenue

Sold 21 October 2025 · 0.45 km away

Sold for

$2,500,000

Adjusted to this home

$1,773,779

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Floor area	this home 105 m² · comparable 208 m²	−$385,550
Street	this home 0.032 · comparable 0.0905	−$117,000
Micro-location	this home 0.0568 · comparable 0.1083	−$103,000
Bathrooms	this home 1 · comparable 2	−$69,631
Year built	this home 1982 · comparable 2001	−$45,600
Land size	this home 526 m² · comparable 405 m²	+$43,560
Distance to beach	this home 1.03 km · comparable 0.59 km	−$33,000
Cladding	this home 2 · comparable 3	−$16,000
Net adjustment		−$726,221

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

28 Nundah Avenue

Sold 4 December 2025 · 0.81 km away

Sold for

$1,680,000

Adjusted to this home

$1,557,489

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Micro-location	this home 0.0568 · comparable 0.1184	−$82,790
Distance to beach	this home 1.03 km · comparable 0.59 km	−$22,176
Year built	this home 1982 · comparable 1990	−$19,200
Floor area	this home 105 m² · comparable 110 m²	−$18,716
Street	this home 0.032 · comparable 0.0222	+$13,171
Land size	this home 526 m² · comparable 506 m²	+$7,200
Net adjustment		−$122,511

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

39 Kallay Street

Sold 0.85 km away

Sold for

$2,599,000

Adjusted to this home

$1,917,423

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Floor area	this home 105 m² · comparable 235 m²	−$486,616
Bathrooms	this home 1 · comparable 3	−$139,262
Street	this home 0.032 · comparable 0.097	−$135,148
Micro-location	this home 0.0568 · comparable 0.007	+$103,544
Bedrooms	this home 3 · comparable 4	−$68,000
Distance to beach	this home 1.03 km · comparable 1.53 km	+$38,985
Year built	this home 1982 · comparable 1978	+$9,600
Land size	this home 526 m² · comparable 539 m²	−$4,680
Net adjustment		−$681,577

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

40 Paradise Avenue

Sold 1 May 2026 · 0.44 km away

Sold for

$1,900,000

Adjusted to this home

$1,547,273

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Floor area	this home 105 m² · comparable 198 m²	−$348,118
Bathrooms	this home 1 · comparable 2	−$69,631
Bedrooms	this home 3 · comparable 2	+$68,000
Land size	this home 526 m² · comparable 405 m²	+$43,560
Year built	this home 1982 · comparable 1998	−$38,400
Car spaces	this home 2 · comparable 1	+$28,000
Street	this home 0.032 · comparable 0.0469	−$22,648
Micro-location	this home 0.0568 · comparable 0.0683	−$17,480
Distance to beach	this home 1.03 km · comparable 1.1 km	+$3,990
Net adjustment		−$352,727

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

12 Lesley Avenue

Sold 10 March 2026 · 0.04 km away

Sold for

$1,700,000

Adjusted to this home

$1,457,122

What we added and subtracted to make this sale comparable to 16 Lesley Avenue
Floor area	this home 105 m² · comparable 143 m²	−$142,242
Car spaces	this home 2 · comparable 5	−$84,000
Year built	this home 1982 · comparable 1992	−$24,000
Land size	this home 526 m² · comparable 508 m²	+$6,480
Distance to beach	this home 1.03 km · comparable 1.05 km	+$1,020
Micro-location	this home 0.0568 · comparable 0.0569	−$136
Net adjustment		−$242,878

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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Lesley 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 Lesley Avenue over the past 18 months, compared it with Miami’s wider market, and examined the indicators most likely to reveal what happens next.

16 Lesley Avenue

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The 10 sales behind that range — and every adjustment

50 Kiers Road

27 Pacific Avenue

110 Bardon Avenue

12 Adams Avenue

14 Paradise Avenue

9 Chainey Avenue

28 Nundah Avenue

39 Kallay Street

40 Paradise Avenue

12 Lesley Avenue

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 16 Lesley Avenue sit?

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