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.

13 Palmwood Court

Sold 2.15 km away

Sold for

$1,650,000

Adjusted to this home

$1,718,245

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Pool	this home 0 · comparable 1	−$59,991
Micro-location	this home -0.0025 · comparable -0.0435	+$54,120
Distance to beach	this home 1.72 km · comparable 3.16 km	+$48,312
Floor area	this home 229 m² · comparable 185 m²	+$25,274
Cladding	this home 2 · comparable 3	−$24,000
Land size	this home 1019 m² · comparable 792 m²	+$12,530
Year built	this home 1987 · comparable 1984	+$12,000
Net adjustment		+$68,245

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

16 Manakin Avenue

Sold 31 August 2026 · 0.02 km away

Sold for

$1,900,000

Adjusted to this home

$1,771,277

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Condition	this home 8 · comparable 9	−$114,000
Pool	this home 0 · comparable 1	−$59,991
Floor area	this home 229 m² · comparable 156.04 m²	+$41,908
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1987 · comparable 1982	+$20,000
Land size	this home 1019 m² · comparable 812 m²	+$11,426
Micro-location	this home -0.0025 · comparable -0.0002	−$3,496
Distance to beach	this home 1.72 km · comparable 1.71 km	−$570
Net adjustment		−$128,723

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

17 Manakin Avenue

Sold 21 May 2026 · 0.07 km away

Sold for

$1,800,000

Adjusted to this home

$1,681,305

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Pool	this home 0 · comparable 1	−$59,991
Car spaces	this home 2 · comparable 3	−$45,266
Cladding	this home 2 · comparable 3	−$24,000
Land size	this home 1019 m² · comparable 616 m²	+$22,246
Year built	this home 1987 · comparable 1982	+$20,000
Micro-location	this home -0.0025 · comparable 0.0089	−$16,416
Floor area	this home 229 m² · comparable 249 m²	−$11,488
Distance to beach	this home 1.72 km · comparable 1.65 km	−$3,780
Net adjustment		−$118,695

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

3 Styer Circuit

Sold 10 April 2026 · 0.54 km away

Sold for

$1,705,000

Adjusted to this home

$1,659,377

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Bedrooms	this home 4 · comparable 3	+$139,593
Condition	this home 8 · comparable 9	−$102,300
Pool	this home 0 · comparable 1	−$59,991
Floor area	this home 229 m² · comparable 166 m²	+$36,187
Year built	this home 1987 · comparable 1996	−$36,000
Land size	this home 1019 m² · comparable 409 m²	+$33,672
Micro-location	this home -0.0025 · comparable 0.0165	−$25,916
Cladding	this home 2 · comparable 3	−$24,000
Air conditioning	this home 0 · comparable 1	−$17,098
Distance to beach	this home 1.72 km · comparable 1.92 km	+$10,230
Net adjustment		−$45,623

A further 7 factors were compared and found the same on both properties, so no money moved.

180 Christine Avenue

Sold 20 July 2026 · 1.10 km away

Sold for

$1,545,000

Adjusted to this home

$1,565,780

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Bedrooms	this home 4 · comparable 3	+$139,593
Condition	this home 8 · comparable 9	−$92,700
Pool	this home 0 · comparable 1	−$59,991
Floor area	this home 229 m² · comparable 153 m²	+$43,654
Micro-location	this home -0.0025 · comparable 0.0192	−$26,821
Cladding	this home 2 · comparable 3	−$24,000
Distance to beach	this home 1.72 km · comparable 2.36 km	+$22,990
Land size	this home 1019 m² · comparable 650 m²	+$20,369
Year built	this home 1987 · comparable 1989	−$8,000
Street	this home -0.0032 · comparable -0.0078	+$5,686
Net adjustment		+$20,780

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

117 Honeyeater Drive

Sold 12 August 2026 · 0.46 km away

Sold for

$1,530,000

Adjusted to this home

$1,492,617

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Street	this home -0.0032 · comparable 0.0962	−$121,666
Condition	this home 8 · comparable 7	+$61,200
Pool	this home 0 · comparable 1	−$59,991
Floor area	this home 229 m² · comparable 153 m²	+$43,654
Land size	this home 1019 m² · comparable 430 m²	+$32,513
Year built	this home 1987 · comparable 1993	−$24,000
Distance to beach	this home 1.72 km · comparable 2.18 km	+$17,810
Micro-location	this home -0.0025 · comparable -0.0132	+$13,097
Net adjustment		−$37,383

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

16 Gannet Street

Sold 9 June 2026 · 0.78 km away

Sold for

$1,905,000

Adjusted to this home

$1,795,096

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Condition	this home 8 · comparable 7	+$76,200
Street	this home -0.0032 · comparable 0.0364	−$60,350
Pool	this home 0 · comparable 1	−$59,991
Micro-location	this home -0.0025 · comparable 0.0317	−$52,121
Year built	this home 1987 · comparable 1998	−$44,000
Floor area	this home 229 m² · comparable 178 m²	+$29,294
Cladding	this home 2 · comparable 3	−$24,000
Land size	this home 1019 m² · comparable 601 m²	+$23,074
Distance to beach	this home 1.72 km · comparable 2.09 km	+$19,088
Air conditioning	this home 0 · comparable 1	−$17,098
Net adjustment		−$109,904

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

39 Honeyeater Drive

Sold 0.46 km away

Sold for

$2,095,000

Adjusted to this home

$1,704,703

What we added and subtracted to make this sale comparable to 18 Manakin Avenue
Street	this home -0.0032 · comparable 0.0962	−$166,594
Micro-location	this home -0.0025 · comparable 0.0835	−$144,136
Bedrooms	this home 4 · comparable 3	+$139,593
Condition	this home 8 · comparable 9	−$125,700
Pool	this home 0 · comparable 1	−$59,991
Car spaces	this home 2 · comparable 3	−$45,266
Floor area	this home 229 m² · comparable 160 m²	+$39,634
Distance to beach	this home 1.72 km · comparable 1.28 km	−$27,654
Cladding	this home 2 · comparable 3	−$24,000
Land size	this home 1019 m² · comparable 660 m²	+$19,817
Year built	this home 1987 · comparable 1986	+$4,000
Net adjustment		−$390,297

A further 7 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 18 Manakin 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 18 Manakin 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 →

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