2 Montserrat Court, Clear Island Waters — Off-Market Report

The 10 sales behind that range — and every adjustment

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 Curacao Place

Sold 21 July 2026 · 0.32 km away

Sold for

$1,910,000

Adjusted to this home

$1,884,351

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Car spaces	this home 2 · comparable 5	−$84,000
Bedrooms	this home 3 · comparable 4	−$68,000
Micro-location	this home 0.0193 · comparable -0.0183	+$57,453
Street	this home -0.0773 · comparable -0.1121	+$53,174
Bathrooms	this home 3 · comparable 2	+$33,114
Floor area	this home 167 m² · comparable 180 m²	−$25,054
Land size	this home 673 m² · comparable 630 m²	+$15,480
Distance to beach	this home 5.48 km · comparable 5.17 km	−$7,816
Net adjustment		−$25,649

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

18 Montserrat Court

Sold 1 May 2026 · 0.17 km away

Sold for

$1,925,000

Adjusted to this home

$1,892,996

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Floor area	this home 167 m² · comparable 226 m²	−$113,705
Micro-location	this home 0.0193 · comparable -0.0498	+$106,414
Bathrooms	this home 3 · comparable 0	+$99,341
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 673 m² · comparable 840 m²	−$60,120
Distance to beach	this home 5.48 km · comparable 5.64 km	+$4,066
Net adjustment		−$32,004

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

8 Bon Aire Court

Sold 9 February 2026 · 0.26 km away

Sold for

$1,885,000

Adjusted to this home

$1,900,318

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Micro-location	this home 0.0193 · comparable -0.0343	+$80,829
Bedrooms	this home 3 · comparable 4	−$68,000
Floor area	this home 167 m² · comparable 191 m²	−$46,253
Bathrooms	this home 3 · comparable 2	+$33,114
Land size	this home 673 m² · comparable 613 m²	+$21,600
Distance to beach	this home 5.48 km · comparable 5.24 km	−$5,972
Net adjustment		+$15,318

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

20 Moonraker Street

Sold 7 January 2026 · 1.67 km away

Sold for

$1,840,000

Adjusted to this home

$1,849,389

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Floor area	this home 167 m² · comparable 236 m²	−$132,977
Street	this home -0.0773 · comparable -0.1451	+$99,802
Micro-location	this home 0.0193 · comparable -0.0349	+$79,782
Bedrooms	this home 3 · comparable 4	−$68,000
Bathrooms	this home 3 · comparable 2	+$33,114
Land size	this home 673 m² · comparable 634 m²	+$14,040
Year built	this home 1989 · comparable 1994	−$12,000
Distance to beach	this home 5.48 km · comparable 5.3 km	−$4,372
Net adjustment		+$9,389

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

24 Cayman Drive

Sold 26 January 2026 · 0.13 km away

Sold for

$2,050,000

Adjusted to this home

$1,831,329

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Street	this home -0.0773 · comparable 0.0398	−$192,044
Bedrooms	this home 3 · comparable 4	−$68,000
Bathrooms	this home 3 · comparable 2	+$33,114
Land size	this home 673 m² · comparable 635 m²	+$13,680
Floor area	this home 167 m² · comparable 170 m²	−$5,782
Micro-location	this home 0.0193 · comparable 0.0171	+$3,608
Distance to beach	this home 5.48 km · comparable 5.36 km	−$3,247
Net adjustment		−$218,671

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

4 Apia Avenue

Sold 15 May 2026 · 0.61 km away

Sold for

$1,400,000

Adjusted to this home

$1,531,830

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Micro-location	this home 0.0193 · comparable -0.15	+$189,616
Floor area	this home 167 m² · comparable 218 m²	−$98,287
Bathrooms	this home 3 · comparable 1	+$66,227
Car spaces	this home 2 · comparable 4	−$56,000
Land size	this home 673 m² · comparable 612 m²	+$21,960
Distance to beach	this home 5.48 km · comparable 5.8 km	+$5,914
Year built	this home 1989 · comparable 1988	+$2,400
Net adjustment		+$131,830

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

6 Andros Court

Sold 18 March 2026 · 0.76 km away

Sold for

$2,200,000

Adjusted to this home

$1,746,260

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Floor area	this home 167 m² · comparable 268 m²	−$194,647
Micro-location	this home 0.0193 · comparable 0.0647	−$79,904
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 673 m² · comparable 824 m²	−$54,360
Street	this home -0.0773 · comparable -0.0518	−$44,880
Car spaces	this home 2 · comparable 3	−$28,000
Distance to beach	this home 5.48 km · comparable 6.04 km	+$16,051
Net adjustment		−$453,740

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

92 Santa Cruz Boulevard

Sold 2 June 2026 · 0.59 km away

Sold for

$2,300,000

Adjusted to this home

$1,734,535

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Floor area	this home 167 m² · comparable 310 m²	−$275,590
Land size	this home 673 m² · comparable 936 m²	−$94,680
Bedrooms	this home 3 · comparable 4	−$68,000
Micro-location	this home 0.0193 · comparable 0.0524	−$60,904
Street	this home -0.0773 · comparable -0.0466	−$56,488
Car spaces	this home 2 · comparable 4	−$56,000
Bathrooms	this home 3 · comparable 2	+$33,114
Distance to beach	this home 5.48 km · comparable 5.99 km	+$15,483
Year built	this home 1989 · comparable 1990	−$2,400
Net adjustment		−$565,465

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

51 Cayman Drive

Sold 0.37 km away

Sold for

$2,450,000

Adjusted to this home

$2,111,290

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Street	this home -0.0773 · comparable 0.0398	−$229,516
Land size	this home 673 m² · comparable 890 m²	−$78,120
Bedrooms	this home 3 · comparable 4	−$68,000
Micro-location	this home 0.0193 · comparable -0.0112	+$59,780
Floor area	this home 167 m² · comparable 190 m²	−$44,326
Bathrooms	this home 3 · comparable 2	+$33,114
Distance to beach	this home 5.48 km · comparable 5.12 km	−$11,642
Net adjustment		−$338,710

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

38 Cayman Drive

Sold 19 June 2026 · 0.23 km away

Sold for

$2,813,000

Adjusted to this home

$1,912,842

What we added and subtracted to make this sale comparable to 2 Montserrat Court
Floor area	this home 167 m² · comparable 508 m²	−$620,730
Street	this home -0.0773 · comparable 0.0398	−$248,908
Micro-location	this home 0.0193 · comparable -0.0266	+$97,566
Land size	this home 673 m² · comparable 402 m²	+$92,150
Bedrooms	this home 3 · comparable 4	−$64,229
Bathrooms	this home 3 · comparable 5	−$62,554
Car spaces	this home 2 · comparable 4	−$52,894
Cladding	this home 2 · comparable 4	−$30,226
Distance to beach	this home 5.48 km · comparable 5.25 km	−$8,066
Year built	this home 1989 · comparable 1990	−$2,267
Net adjustment		−$900,158

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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 2 Montserrat 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 Montserrat Court over the past 18 months, compared it with Clear Island Waters’s wider market, and examined the indicators most likely to reveal what happens next.

2 Montserrat Court

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The 10 sales behind that range — and every adjustment

5 Curacao Place

18 Montserrat Court

8 Bon Aire Court

20 Moonraker Street

24 Cayman Drive

4 Apia Avenue

6 Andros Court

92 Santa Cruz Boulevard

51 Cayman Drive

38 Cayman Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 2 Montserrat Court sit?

Your home

See your home the way a buyer does

16 Montserrat Court

6 Montserrat Court

6 Key Largo

Unit 50 Gooding Drive

14-16 Tortuga Place

14-16 Tortuga Place

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