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.

5 Sugarleaf Court

Sold 11 June 2026 · 0.22 km away

Sold for

$1,452,000

Adjusted to this home

$1,445,856

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Condition	this home 9 · comparable 6	+$203,280
Land size	this home 438 m² · comparable 634 m²	−$165,267
Floor area	this home 132 m² · comparable 191 m²	−$64,003
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0942 · comparable -0.0782	−$18,586
Year built	this home 1994 · comparable 1990	+$16,000
Distance to beach	this home 3.06 km · comparable 3 km	−$1,568
Net adjustment		−$6,144

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

132 Harrier Drive

Sold 16 May 2026 · 1.01 km away

Sold for

$1,441,500

Adjusted to this home

$1,424,685

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Micro-location	this home -0.0942 · comparable 0.04	−$154,759
Condition	this home 9 · comparable 7	+$144,150
Street	this home -0.1432 · comparable -0.0762	−$77,264
Pool	this home 1 · comparable 0	+$61,801
Bedrooms	this home 4 · comparable 3	+$59,787
Floor area	this home 132 m² · comparable 172 m²	−$43,392
Land size	this home 438 m² · comparable 407 m²	+$26,139
Distance to beach	this home 3.06 km · comparable 2.24 km	−$21,277
Year built	this home 1994 · comparable 1997	−$12,000
Net adjustment		−$16,815

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

84 Harrier Drive

Sold 12 June 2026 · 0.76 km away

Sold for

$1,360,000

Adjusted to this home

$1,378,473

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Condition	this home 9 · comparable 7	+$136,000
Micro-location	this home -0.0942 · comparable -0.0261	−$74,093
Street	this home -0.1432 · comparable -0.0762	−$72,896
Car spaces	this home 2 · comparable 4	−$72,000
Pool	this home 1 · comparable 0	+$61,801
Bedrooms	this home 4 · comparable 3	+$59,787
Year built	this home 1994 · comparable 1998	−$16,000
Distance to beach	this home 3.06 km · comparable 2.55 km	−$12,485
Land size	this home 438 m² · comparable 429 m²	+$7,589
Floor area	this home 132 m² · comparable 131.29 m²	+$770
Net adjustment		+$18,473

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

2 Sugarleaf Court

Sold 10 July 2026 · 0.26 km away

Sold for

$1,330,000

Adjusted to this home

$1,434,267

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Land size	this home 438 m² · comparable 629 m²	−$161,051
Condition	this home 9 · comparable 7	+$133,000
Pool	this home 1 · comparable 0	+$61,801
Bedrooms	this home 4 · comparable 3	+$59,787
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0942 · comparable -0.0747	−$20,748
Year built	this home 1994 · comparable 1991	+$12,000
Distance to beach	this home 3.06 km · comparable 2.93 km	−$3,112
Floor area	this home 132 m² · comparable 133.3 m²	−$1,410
Net adjustment		+$104,267

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

32 Redleaf Court

Sold 4 August 2026 · 0.41 km away

Sold for

$1,530,000

Adjusted to this home

$1,401,386

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Condition	this home 9 · comparable 6	+$214,200
Land size	this home 438 m² · comparable 669 m²	−$194,779
Street	this home -0.1432 · comparable -0.0334	−$134,395
Micro-location	this home -0.0942 · comparable -0.066	−$34,517
Floor area	this home 132 m² · comparable 160.69 m²	−$31,123
Year built	this home 1994 · comparable 1987	+$28,000
Cladding	this home 3 · comparable 2	+$24,000
Net adjustment		−$128,614

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

44 Gardendale Crescent

Sold 15 June 2026 · 0.76 km away

Sold for

$1,305,000

Adjusted to this home

$1,375,725

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Condition	this home 9 · comparable 6	+$182,700
Micro-location	this home -0.0942 · comparable -0.0187	−$78,822
Bedrooms	this home 4 · comparable 3	+$59,787
Street	this home -0.1432 · comparable -0.0872	−$58,464
Year built	this home 1994 · comparable 1999	−$20,000
Distance to beach	this home 3.06 km · comparable 2.52 km	−$12,685
Land size	this home 438 m² · comparable 445 m²	−$5,902
Floor area	this home 132 m² · comparable 128.21 m²	+$4,111
Net adjustment		+$70,725

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

105 Harrier Drive

Sold 24 July 2026 · 0.85 km away

Sold for

$1,290,000

Adjusted to this home

$1,426,157

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Condition	this home 9 · comparable 6	+$180,600
Micro-location	this home -0.0942 · comparable -0.0081	−$88,855
Street	this home -0.1432 · comparable -0.0762	−$69,144
Pool	this home 1 · comparable 0	+$61,801
Bedrooms	this home 4 · comparable 3	+$59,787
Land size	this home 438 m² · comparable 418 m²	+$16,864
Year built	this home 1994 · comparable 1998	−$16,000
Distance to beach	this home 3.06 km · comparable 2.49 km	−$13,235
Floor area	this home 132 m² · comparable 128 m²	+$4,339
Net adjustment		+$136,157

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

97 Mattocks Road

Sold 28 April 2026 · 0.17 km away

Sold for

$1,555,000

Adjusted to this home

$1,399,448

What we added and subtracted to make this sale comparable to 17 Montezuma Drive
Land size	this home 438 m² · comparable 700 m²	−$220,918
Condition	this home 9 · comparable 7	+$155,500
Floor area	this home 132 m² · comparable 213.24 m²	−$88,129
Street	this home -0.1432 · comparable -0.085	−$72,401
Pool	this home 1 · comparable 0	+$61,801
Storeys	this home 1 · comparable 2	−$48,000
Cladding	this home 3 · comparable 2	+$24,000
Year built	this home 1994 · comparable 1989	+$20,000
Micro-location	this home -0.0942 · comparable -0.1005	+$7,837
Distance to beach	this home 3.06 km · comparable 3.23 km	+$4,758
Net adjustment		−$155,552

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 17 Montezuma 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 17 Montezuma Drive 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

14 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 →

17 Montezuma Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

5 Sugarleaf Court

132 Harrier Drive

84 Harrier Drive

2 Sugarleaf Court

32 Redleaf Court

44 Gardendale Crescent

105 Harrier Drive

97 Mattocks Road

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 17 Montezuma Drive sit?