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 0.19 km away

Sold for

$1,795,000

Adjusted to this home

$1,895,430

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 165.7 m²	+$237,755
Street	this home 0.0563 · comparable 0.15	−$134,554
Micro-location	this home 0.0411 · comparable 0.0883	−$67,779
Year built	this home 2000 · comparable 1990	+$40,000
Cladding	this home 3 · comparable 2	+$16,290
Land size	this home 694 m² · comparable 602 m²	+$14,426
Distance to beach	this home 2.06 km · comparable 1.93 km	−$5,708
Net adjustment		+$100,430

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

87 Dunlin Drive

Sold 6 June 2026 · 0.15 km away

Sold for

$1,800,000

Adjusted to this home

$1,763,475

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 233 m²	+$82,858
Condition	this home 7 · comparable 6	+$72,000
Micro-location	this home 0.0411 · comparable 0.0894	−$69,552
Street	this home 0.0563 · comparable 0.1034	−$67,824
Land size	this home 694 m² · comparable 893 m²	−$31,203
Air conditioning	this home 0 · comparable 1	−$24,000
Year built	this home 2000 · comparable 1998	+$8,000
Distance to beach	this home 2.06 km · comparable 1.91 km	−$6,804
Net adjustment		−$36,525

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

3 Maldives Way

Sold 6 May 2026 · 0.66 km away

Sold for

$1,950,000

Adjusted to this home

$1,844,850

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 140 m²	+$296,906
Micro-location	this home 0.0411 · comparable 0.15	−$169,884
Bathrooms	this home 2 · comparable 3	−$111,320
Condition	this home 7 · comparable 8	−$78,000
Storeys	this home 1 · comparable 2	−$48,000
Land size	this home 694 m² · comparable 450 m²	+$38,259
Distance to beach	this home 2.06 km · comparable 1.47 km	−$33,111
Net adjustment		−$105,150

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

13 Palmwood Court

Sold 1.11 km away

Sold for

$1,650,000

Adjusted to this home

$1,841,091

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 185 m²	+$193,334
Pool	this home 0 · comparable 1	−$129,219
Micro-location	this home 0.0411 · comparable -0.0435	+$111,672
Condition	this home 7 · comparable 8	−$66,000
Year built	this home 2000 · comparable 1984	+$64,000
Distance to beach	this home 2.06 km · comparable 3.16 km	+$32,670
Land size	this home 694 m² · comparable 792 m²	−$15,366
Net adjustment		+$191,091

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

22 Lanai Drive

Sold 23 July 2026 · 0.37 km away

Sold for

$1,640,000

Adjusted to this home

$1,822,108

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Condition	this home 7 · comparable 6	+$65,600
Street	this home 0.0563 · comparable 0.0173	+$51,168
Micro-location	this home 0.0411 · comparable 0.0048	+$47,626
Floor area	this home 269 m² · comparable 264 m²	+$11,508
Distance to beach	this home 2.06 km · comparable 2.31 km	+$7,380
Land size	this home 694 m² · comparable 727 m²	−$5,174
Year built	this home 2000 · comparable 1999	+$4,000
Net adjustment		+$182,108

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

141 Acanthus Avenue

Sold 21 August 2026 · 0.52 km away

Sold for

$1,850,000

Adjusted to this home

$1,971,692

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 102 m²	+$384,367
Micro-location	this home 0.0411 · comparable 0.15	−$161,172
Street	this home 0.0563 · comparable 0.15	−$138,676
Year built	this home 2000 · comparable 1987	+$52,000
Distance to beach	this home 2.06 km · comparable 1.54 km	−$27,528
Land size	this home 694 m² · comparable 613 m²	+$12,701
Net adjustment		+$121,692

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

39 Honeyeater Drive

Sold 1.93 km away

Sold for

$2,095,000

Adjusted to this home

$1,947,038

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 160 m²	+$250,874
Condition	this home 7 · comparable 9	−$209,500
Pool	this home 0 · comparable 1	−$129,219
Bedrooms	this home 4 · comparable 3	+$100,000
Micro-location	this home 0.0411 · comparable 0.0835	−$71,062
Street	this home 0.0563 · comparable 0.0962	−$66,872
Year built	this home 2000 · comparable 1986	+$56,000
Distance to beach	this home 2.06 km · comparable 1.28 km	−$47,514
Car spaces	this home 2 · comparable 3	−$36,000
Land size	this home 694 m² · comparable 660 m²	+$5,331
Net adjustment		−$147,962

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

20 Tropicana Circuit

Sold 18 June 2026 · 0.14 km away

Sold for

$1,780,000

Adjusted to this home

$1,939,617

What we added and subtracted to make this sale comparable to 2 Tropicana Circuit
Floor area	this home 269 m² · comparable 188.63 m²	+$184,979
Pool	this home 0 · comparable 1	−$129,219
Condition	this home 7 · comparable 6	+$71,200
Land size	this home 694 m² · comparable 605 m²	+$13,955
Micro-location	this home 0.0411 · comparable 0.0328	+$11,819
Year built	this home 2000 · comparable 1999	+$4,000
Distance to beach	this home 2.06 km · comparable 2.15 km	+$2,883
Net adjustment		+$159,617

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 Tropicana 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 Tropicana 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 →

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