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.

6 Wedgebill Parade

Sold 0.78 km away

Sold for

$1,795,000

Adjusted to this home

$1,777,454

What we added and subtracted to make this sale comparable to 2 Ruff Court
Pool	this home 1 · comparable 0	+$136,186
Condition	this home 6 · comparable 7	−$71,800
Micro-location	this home 0.0469 · comparable 0.0883	−$59,450
Floor area	this home 145 m² · comparable 165.7 m²	−$26,413
Land size	this home 682 m² · comparable 602 m²	+$15,360
Year built	this home 1988 · comparable 1990	−$10,891
Distance to beach	this home 1.94 km · comparable 1.93 km	−$538
Net adjustment		−$17,546

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

13 Palmwood Court

Sold 1.46 km away

Sold for

$1,650,000

Adjusted to this home

$1,600,372

What we added and subtracted to make this sale comparable to 2 Ruff Court
Condition	this home 6 · comparable 8	−$132,000
Micro-location	this home 0.0469 · comparable -0.0435	+$119,328
Floor area	this home 145 m² · comparable 185 m²	−$51,040
Distance to beach	this home 1.94 km · comparable 3.16 km	+$37,422
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1988 · comparable 1984	+$21,782
Land size	this home 682 m² · comparable 792 m²	−$21,120
Net adjustment		−$49,628

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

20 Tropicana Circuit

Sold 18 June 2026 · 0.82 km away

Sold for

$1,780,000

Adjusted to this home

$1,683,298

What we added and subtracted to make this sale comparable to 2 Ruff Court
Year built	this home 1988 · comparable 1999	−$59,902
Floor area	this home 145 m² · comparable 188.63 m²	−$55,672
Cladding	this home 2 · comparable 3	−$24,000
Micro-location	this home 0.0469 · comparable 0.0328	+$20,078
Land size	this home 682 m² · comparable 605 m²	+$14,784
Distance to beach	this home 1.94 km · comparable 2.15 km	+$8,010
Net adjustment		−$96,702

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

3 Harrier Drive

Sold 2 June 2026 · 0.58 km away

Sold for

$1,855,550

Adjusted to this home

$1,724,668

What we added and subtracted to make this sale comparable to 2 Ruff Court
Condition	this home 6 · comparable 8	−$148,444
Floor area	this home 145 m² · comparable 185 m²	−$51,040
Micro-location	this home 0.0469 · comparable 0.0189	+$41,564
Distance to beach	this home 1.94 km · comparable 2.42 km	+$17,368
Year built	this home 1988 · comparable 1987	+$5,446
Land size	this home 682 m² · comparable 660 m²	+$4,224
Net adjustment		−$130,882

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

7 Razorbill Street

Sold 2 July 2026 · 0.13 km away

Sold for

$1,515,700

Adjusted to this home

$1,683,768

What we added and subtracted to make this sale comparable to 2 Ruff Court
Pool	this home 1 · comparable 0	+$136,186
Year built	this home 1988 · comparable 1982	+$32,674
Micro-location	this home 0.0469 · comparable 0.0675	−$24,978
Land size	this home 682 m² · comparable 604 m²	+$14,976
Floor area	this home 145 m² · comparable 136 m²	+$11,484
Distance to beach	this home 1.94 km · comparable 1.89 km	−$2,274
Net adjustment		+$168,068

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

16 Gannet Street

Sold 9 June 2026 · 0.50 km away

Sold for

$1,905,000

Adjusted to this home

$1,729,468

What we added and subtracted to make this sale comparable to 2 Ruff Court
Condition	this home 6 · comparable 7	−$76,200
Year built	this home 1988 · comparable 1998	−$54,456
Floor area	this home 145 m² · comparable 178 m²	−$42,108
Cladding	this home 2 · comparable 3	−$24,000
Air conditioning	this home 0 · comparable 1	−$24,000
Micro-location	this home 0.0469 · comparable 0.0317	+$23,165
Land size	this home 682 m² · comparable 601 m²	+$15,552
Distance to beach	this home 1.94 km · comparable 2.09 km	+$6,515
Net adjustment		−$175,532

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

12 Cuckoo Crescent

Sold 29 May 2026 · 0.50 km away

Sold for

$1,640,000

Adjusted to this home

$1,585,031

What we added and subtracted to make this sale comparable to 2 Ruff Court
Water views	this home 0 · comparable 1	−$237,475
Pool	this home 1 · comparable 0	+$136,186
Micro-location	this home 0.0469 · comparable 0.0197	+$35,686
Floor area	this home 145 m² · comparable 161.46 m²	−$21,003
Distance to beach	this home 1.94 km · comparable 2.41 km	+$15,055
Land size	this home 682 m² · comparable 624 m²	+$11,136
Year built	this home 1988 · comparable 1987	+$5,446
Net adjustment		−$54,969

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

39 Honeyeater Drive

Sold 1.02 km away

Sold for

$2,095,000

Adjusted to this home

$1,726,936

What we added and subtracted to make this sale comparable to 2 Ruff Court
Condition	this home 6 · comparable 9	−$293,300
Bedrooms	this home 4 · comparable 3	+$63,234
Micro-location	this home 0.0469 · comparable 0.0835	−$61,342
Distance to beach	this home 1.94 km · comparable 1.28 km	−$41,481
Cladding	this home 2 · comparable 3	−$24,000
Floor area	this home 145 m² · comparable 160 m²	−$19,140
Year built	this home 1988 · comparable 1986	+$10,891
Car spaces	this home 2 · comparable 3	−$7,150
Land size	this home 682 m² · comparable 660 m²	+$4,224
Net adjustment		−$368,064

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 Ruff 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 Ruff Court 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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