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.

22 Lanai Drive

Sold 23 July 2026 · 0.54 km away

Sold for

$1,640,000

Adjusted to this home

$1,629,788

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Street	this home -0.1019 · comparable 0.0173	−$156,390
Pool	this home 1 · comparable 0	+$143,974
Condition	this home 8 · comparable 6	+$131,200
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 132 m² · comparable 264 m²	−$82,051
Car spaces	this home 4 · comparable 2	+$72,000
Land size	this home 456 m² · comparable 727 m²	−$23,631
Micro-location	this home 0.0137 · comparable 0.0048	+$11,677
Year built	this home 1996 · comparable 1999	−$4,039
Distance to beach	this home 2.41 km · comparable 2.31 km	−$2,952
Net adjustment		−$10,212

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

13 Palmwood Court

Sold 0.78 km away

Sold for

$1,650,000

Adjusted to this home

$1,673,692

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.0137 · comparable -0.0435	+$75,504
Car spaces	this home 4 · comparable 2	+$72,000
Floor area	this home 132 m² · comparable 185 m²	−$32,945
Land size	this home 456 m² · comparable 792 m²	−$29,299
Distance to beach	this home 2.41 km · comparable 3.16 km	+$22,275
Year built	this home 1996 · comparable 1984	+$16,157
Net adjustment		+$23,692

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

42 Sea Eagle Drive

Sold 20 May 2026 · 0.66 km away

Sold for

$1,650,000

Adjusted to this home

$1,586,298

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Street	this home -0.1019 · comparable 0.019	−$159,588
Pool	this home 1 · comparable 0	+$143,974
Condition	this home 8 · comparable 6	+$132,000
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 132 m² · comparable 212.77 m²	−$50,206
Air conditioning	this home 0 · comparable 1	−$24,000
Micro-location	this home 0.0137 · comparable 0.002	+$15,444
Land size	this home 456 m² · comparable 627 m²	−$14,911
Year built	this home 1996 · comparable 1999	−$4,039
Distance to beach	this home 2.41 km · comparable 2.33 km	−$2,376
Net adjustment		−$63,702

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

82 Harrier Drive

Sold 22 April 2026 · 0.24 km away

Sold for

$1,652,000

Adjusted to this home

$1,687,082

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Micro-location	this home 0.0137 · comparable -0.0333	+$62,115
Street	this home -0.1019 · comparable -0.0762	−$33,965
Distance to beach	this home 2.41 km · comparable 2.56 km	+$4,460
Land size	this home 456 m² · comparable 425 m²	+$2,703
Year built	this home 1996 · comparable 1998	−$2,693
Floor area	this home 132 m² · comparable 128.04 m²	+$2,462
Net adjustment		+$35,082

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

20 Tropicana Circuit

Sold 18 June 2026 · 0.29 km away

Sold for

$1,780,000

Adjusted to this home

$1,581,361

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Street	this home -0.1019 · comparable 0.0563	−$225,277
Condition	this home 8 · comparable 6	+$142,400
Bedrooms	this home 3 · comparable 4	−$100,000
Car spaces	this home 4 · comparable 2	+$72,000
Floor area	this home 132 m² · comparable 188.63 m²	−$35,202
Micro-location	this home 0.0137 · comparable 0.0328	−$27,198
Land size	this home 456 m² · comparable 605 m²	−$12,993
Distance to beach	this home 2.41 km · comparable 2.15 km	−$8,330
Year built	this home 1996 · comparable 1999	−$4,039
Net adjustment		−$198,639

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

20 Silkyoak Court

Sold 2 July 2026 · 0.64 km away

Sold for

$1,550,000

Adjusted to this home

$1,657,092

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Condition	this home 8 · comparable 6	+$124,000
Micro-location	this home 0.0137 · comparable -0.07	+$103,788
Bedrooms	this home 3 · comparable 4	−$100,000
Street	this home -0.1019 · comparable -0.0299	−$89,280
Car spaces	this home 4 · comparable 2	+$72,000
Floor area	this home 132 m² · comparable 185.44 m²	−$33,218
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 456 m² · comparable 730 m²	−$23,893
Distance to beach	this home 2.41 km · comparable 3.04 km	+$17,577
Year built	this home 1996 · comparable 1987	+$12,118
Net adjustment		+$107,092

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

32 Redleaf Court

Sold 4 August 2026 · 0.67 km away

Sold for

$1,530,000

Adjusted to this home

$1,655,720

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Condition	this home 8 · comparable 6	+$122,400
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.0137 · comparable -0.066	+$97,553
Street	this home -0.1019 · comparable -0.0334	−$83,844
Car spaces	this home 4 · comparable 2	+$72,000
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 456 m² · comparable 669 m²	−$18,574
Distance to beach	this home 2.41 km · comparable 3.06 km	+$17,901
Floor area	this home 132 m² · comparable 160.69 m²	−$17,834
Year built	this home 1996 · comparable 1987	+$12,118
Net adjustment		+$125,720

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

10 Razorbill Street

Sold 3 April 2026 · 0.61 km away

Sold for

$1,605,000

Adjusted to this home

$1,526,799

What we added and subtracted to make this sale comparable to 2 Lakes Circuit
Street	this home -0.1019 · comparable -0.0736	−$36,338
Micro-location	this home 0.0137 · comparable 0.0372	−$30,174
Floor area	this home 132 m² · comparable 176.45 m²	−$27,630
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 456 m² · comparable 620 m²	−$14,301
Year built	this home 1996 · comparable 1986	+$13,464
Distance to beach	this home 2.41 km · comparable 2.16 km	−$7,222
Net adjustment		−$78,201

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.

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 Lakes Circuit 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 Lakes Circuit 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 →

2 Lakes Circuit

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Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment