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.

3 Fairbank Court

Sold 7 August 2026 · 0.43 km away

Sold for

$1,055,000

Adjusted to this home

$1,104,676

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Street	this home 0.04 · comparable -0.0568	+$81,699
Land size	this home 486 m² · comparable 331 m²	+$23,684
Micro-location	this home 0.0195 · comparable 0.0436	−$20,341
Cladding	this home 2 · comparable 3	−$14,400
Floor area	this home 118 m² · comparable 126 m²	−$12,800
Distance to beach	this home 7.95 km · comparable 7.52 km	−$4,899
Year built	this home 1997 · comparable 1999	−$3,267
Net adjustment		+$49,676

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

14 Griffon Street

Sold 10 March 2026 · 0.20 km away

Sold for

$1,218,000

Adjusted to this home

$1,125,760

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Floor area	this home 118 m² · comparable 180 m²	−$99,200
Land size	this home 486 m² · comparable 411 m²	+$11,460
Micro-location	this home 0.0195 · comparable 0.0274	−$7,698
Street	this home 0.04 · comparable 0.0335	+$6,334
Year built	this home 1997 · comparable 1999	−$3,267
Distance to beach	this home 7.95 km · comparable 7.96 km	+$131
Net adjustment		−$92,240

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.39 km away

Sold for

$1,245,000

Adjusted to this home

$1,185,145

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Car spaces	this home 2 · comparable 4	−$107,726
Street	this home 0.04 · comparable -0.0298	+$69,521
Cladding	this home 2 · comparable 3	−$14,400
Floor area	this home 118 m² · comparable 121 m²	−$4,800
Distance to beach	this home 7.95 km · comparable 7.6 km	−$4,706
Micro-location	this home 0.0195 · comparable 0.0155	+$3,984
Land size	this home 486 m² · comparable 508 m²	−$3,362
Year built	this home 1997 · comparable 1996	+$1,634
Net adjustment		−$59,855

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

3 Cabot Court

Sold 20 April 2026 · 0.92 km away

Sold for

$1,000,000

Adjusted to this home

$1,147,379

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Car spaces	this home 2 · comparable 1	+$53,863
Street	this home 0.04 · comparable -0.0193	+$47,440
Floor area	this home 118 m² · comparable 93 m²	+$40,000
Micro-location	this home 0.0195 · comparable 0.0433	−$19,040
Land size	this home 486 m² · comparable 400 m²	+$13,141
Year built	this home 1997 · comparable 1990	+$11,435
Distance to beach	this home 7.95 km · comparable 8.68 km	+$540
Net adjustment		+$147,379

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

5 Felix Court

Sold 27 April 2026 · 0.57 km away

Sold for

$1,330,000

Adjusted to this home

$1,063,197

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 118 m² · comparable 181.6 m²	−$101,760
Bedrooms	this home 3 · comparable 4	−$63,461
Street	this home 0.04 · comparable 0.005	+$37,240
Micro-location	this home 0.0195 · comparable 0.0405	−$22,344
Year built	this home 1997 · comparable 2002	−$8,168
Distance to beach	this home 7.95 km · comparable 7.92 km	−$431
Land size	this home 486 m² · comparable 487 m²	−$153
Net adjustment		−$266,803

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

18 Nisbet Place

Sold 14 January 2026 · 0.91 km away

Sold for

$1,215,000

Adjusted to this home

$1,041,168

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Street	this home 0.04 · comparable 0.15	−$106,920
Land size	this home 486 m² · comparable 858 m²	−$56,842
Micro-location	this home 0.0195 · comparable 0.0484	−$28,091
Floor area	this home 118 m² · comparable 110.21 m²	+$12,464
Year built	this home 1997 · comparable 1994	+$4,901
Distance to beach	this home 7.95 km · comparable 8.73 km	+$656
Net adjustment		−$173,832

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

34 Merridown Drive

Sold 6 July 2026 · 1.39 km away

Sold for

$1,425,000

Adjusted to this home

$1,082,998

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Car spaces	this home 2 · comparable 6	−$124,194
Micro-location	this home 0.0195 · comparable 0.1211	−$66,764
Street	this home 0.04 · comparable 0.1323	−$60,654
Floor area	this home 118 m² · comparable 160 m²	−$38,736
Bedrooms	this home 3 · comparable 4	−$36,581
Land size	this home 486 m² · comparable 737 m²	−$22,108
Year built	this home 1997 · comparable 1990	+$6,591
Distance to beach	this home 7.95 km · comparable 9.25 km	+$444
Net adjustment		−$342,002

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

12 Macallan Street

Sold 23 March 2026 · 1.28 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,400

What we added and subtracted to make this sale comparable to 16 Sunnybrae Close
Floor area	this home 118 m² · comparable 251 m²	−$105,890
Car spaces	this home 2 · comparable 5	−$80,408
Street	this home 0.04 · comparable 0.15	−$63,057
Micro-location	this home 0.0195 · comparable 0.1113	−$52,624
Bedrooms	this home 3 · comparable 4	−$31,578
Land size	this home 486 m² · comparable 735 m²	−$18,933
Year built	this home 1997 · comparable 1989	+$6,503
Distance to beach	this home 7.95 km · comparable 9.11 km	+$387
Net adjustment		−$345,600

A further 8 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 Sunnybrae Close 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 Sunnybrae Close 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