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 Felix Court

Sold 27 April 2026 · 1.39 km away

Sold for

$1,330,000

Adjusted to this home

$1,294,990

What we added and subtracted to make this sale comparable to 2 Inlet Court
Street	this home 0.1334 · comparable 0.005	+$136,618
Car spaces	this home 2 · comparable 4	−$107,726
Floor area	this home 131 m² · comparable 181.6 m²	−$80,960
Land size	this home 650 m² · comparable 487 m²	+$24,906
Year built	this home 1987 · comparable 2002	−$24,504
Cladding	this home 3 · comparable 2	+$14,400
Micro-location	this home 0.0437 · comparable 0.0405	+$3,405
Distance to beach	this home 8.6 km · comparable 7.92 km	−$1,149
Net adjustment		−$35,010

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

18 Nisbet Place

Sold 14 January 2026 · 1.13 km away

Sold for

$1,215,000

Adjusted to this home

$1,262,205

What we added and subtracted to make this sale comparable to 2 Inlet Court
Bedrooms	this home 4 · comparable 3	+$63,461
Floor area	this home 131 m² · comparable 110.21 m²	+$33,264
Land size	this home 650 m² · comparable 858 m²	−$31,782
Street	this home 0.1334 · comparable 0.15	−$16,135
Cladding	this home 3 · comparable 2	+$14,400
Year built	this home 1987 · comparable 1994	−$11,435
Micro-location	this home 0.0437 · comparable 0.0484	−$4,568
Net adjustment		+$47,205

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

2 Mull Court

Sold 25 January 2026 · 1.01 km away

Sold for

$1,310,000

Adjusted to this home

$1,227,075

What we added and subtracted to make this sale comparable to 2 Inlet Court
Floor area	this home 131 m² · comparable 160 m²	−$46,400
Land size	this home 650 m² · comparable 763 m²	−$17,266
Micro-location	this home 0.0437 · comparable 0.0567	−$13,624
Year built	this home 1987 · comparable 1990	−$4,901
Street	this home 0.1334 · comparable 0.1341	−$734
Net adjustment		−$82,925

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

73 Kingarry Circuit

Sold 25 March 2026 · 1.09 km away

Sold for

$1,245,000

Adjusted to this home

$1,356,987

What we added and subtracted to make this sale comparable to 2 Inlet Court
Street	this home 0.1334 · comparable -0.0298	+$162,547
Car spaces	this home 2 · comparable 4	−$107,726
Bedrooms	this home 4 · comparable 3	+$63,461
Pool	this home 0 · comparable 1	−$52,000
Micro-location	this home 0.0437 · comparable 0.0155	+$28,087
Land size	this home 650 m² · comparable 508 m²	+$21,698
Floor area	this home 131 m² · comparable 121 m²	+$16,000
Year built	this home 1987 · comparable 1996	−$14,702
Distance to beach	this home 8.6 km · comparable 7.6 km	−$5,378
Net adjustment		+$111,987

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

3 Cabot Court

Sold 20 April 2026 · 0.09 km away

Sold for

$1,000,000

Adjusted to this home

$1,239,999

What we added and subtracted to make this sale comparable to 2 Inlet Court
Street	this home 0.1334 · comparable -0.0193	+$84,175
Bedrooms	this home 4 · comparable 3	+$43,728
Floor area	this home 131 m² · comparable 93 m²	+$41,894
Car spaces	this home 2 · comparable 1	+$37,114
Land size	this home 650 m² · comparable 400 m²	+$26,322
Cladding	this home 3 · comparable 2	+$9,922
Year built	this home 1987 · comparable 1990	−$3,377
Micro-location	this home 0.0437 · comparable 0.0433	+$221
Net adjustment		+$239,999

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

14 Griffon Street

Sold 10 March 2026 · 1.04 km away

Sold for

$1,218,000

Adjusted to this home

$1,347,075

What we added and subtracted to make this sale comparable to 2 Inlet Court
Street	this home 0.1334 · comparable 0.0335	+$97,342
Floor area	this home 131 m² · comparable 180 m²	−$78,400
Bedrooms	this home 4 · comparable 3	+$63,461
Land size	this home 650 m² · comparable 411 m²	+$36,519
Year built	this home 1987 · comparable 1999	−$19,603
Micro-location	this home 0.0437 · comparable 0.0274	+$15,882
Cladding	this home 3 · comparable 2	+$14,400
Distance to beach	this home 8.6 km · comparable 7.96 km	−$526
Net adjustment		+$129,075

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

32 Merridown Drive

Sold 30 October 2025 · 1.33 km away

Sold for

$1,335,000

Adjusted to this home

$1,165,077

What we added and subtracted to make this sale comparable to 2 Inlet Court
Micro-location	this home 0.0437 · comparable 0.1209	−$82,450
Pool	this home 0 · comparable 1	−$52,000
Floor area	this home 131 m² · comparable 150.13 m²	−$30,608
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 650 m² · comparable 741 m²	−$13,905
Year built	this home 1987 · comparable 1991	−$6,534
Street	this home 0.1334 · comparable 0.1323	+$1,174
Net adjustment		−$169,923

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

3 Fairbank Court

Sold 7 August 2026 · 1.23 km away

Sold for

$1,055,000

Adjusted to this home

$1,308,200

What we added and subtracted to make this sale comparable to 2 Inlet Court
Street	this home 0.1334 · comparable -0.0568	+$158,931
Bedrooms	this home 4 · comparable 3	+$62,829
Land size	this home 650 m² · comparable 331 m²	+$48,258
Year built	this home 1987 · comparable 1999	−$19,408
Floor area	this home 131 m² · comparable 126 m²	+$7,920
Distance to beach	this home 8.6 km · comparable 7.52 km	−$5,414
Micro-location	this home 0.0437 · comparable 0.0436	+$84
Net adjustment		+$253,200

A further 10 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 2 Inlet Court 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 2 Inlet Court 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.

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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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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