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 LARCH ST

Sold 6 November 2025 · 0.12 km away

Sold for

$1,900,000

Adjusted to this home

$1,937,406

What we added and subtracted to make this sale comparable to 2 Larch Street
Floor area	this home 230 m² · comparable 287 m²	−$114,000
Bedrooms	this home 6 · comparable 5	+$68,000
Land size	this home 4219 m² · comparable 4040 m²	+$64,440
Car spaces	this home 6 · comparable 4	+$56,000
Bathrooms	this home 3 · comparable 4	−$48,000
Micro-location	this home 0.0483 · comparable 0.0429	+$8,208
Distance to beach	this home 4.44 km · comparable 4.55 km	+$2,758
Net adjustment		+$37,406

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

29 Kooringal Court

Sold 24 October 2025 · 3.53 km away

Sold for

$1,740,000

Adjusted to this home

$1,252,799

What we added and subtracted to make this sale comparable to 2 Larch Street
Floor area	this home 230 m² · comparable 432 m²	−$334,394
Street	this home 0.0332 · comparable 0.15	−$134,574
Micro-location	this home 0.0483 · comparable 0.15	−$117,175
Distance to beach	this home 4.44 km · comparable 7.93 km	+$59,676
Bedrooms	this home 6 · comparable 5	+$56,284
Bathrooms	this home 3 · comparable 2	+$39,730
Car spaces	this home 6 · comparable 7	−$23,176
Year built	this home 1992 · comparable 2002	−$19,865
Land size	this home 4219 m² · comparable 4265 m²	−$13,707
Net adjustment		−$487,201

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 2 Larch Street 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 Larch Street over the past 18 months, compared it with Tallebudgera’s wider market, and examined the indicators most likely to reveal what happens next.

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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

2 Larch Street

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The 2 sales behind that range — and every adjustment