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.

19 Grove Creek Close

Sold 8 June 2026 · 0.43 km away

Sold for

$1,740,000

Adjusted to this home

$1,598,992

What we added and subtracted to make this sale comparable to 20 Boambee Court
Cladding	this home 1 · comparable 3	−$63,723
Floor area	this home 221 m² · comparable 312 m²	−$46,956
Bathrooms	this home 2 · comparable 3	−$42,959
Storeys	this home 1 · comparable 2	−$40,000
Micro-location	this home 0.0925 · comparable 0.0644	+$39,115
Year built	this home 2005 · comparable 2003	+$9,576
Street	this home 0.0438 · comparable 0.0394	+$6,125
Distance to beach	this home 6.5 km · comparable 6.34 km	−$3,006
Land size	this home 1118 m² · comparable 913 m²	+$820
Net adjustment		−$141,008

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

92 Observatory Drive

Sold 17 March 2026 · 0.82 km away

Sold for

$1,645,000

Adjusted to this home

$1,651,019

What we added and subtracted to make this sale comparable to 20 Boambee Court
Pool	this home 1 · comparable 0	+$89,393
Cladding	this home 1 · comparable 3	−$63,723
Micro-location	this home 0.0925 · comparable 0.0491	+$57,114
Car spaces	this home 2 · comparable 4	−$56,917
Street	this home 0.0438 · comparable 0.0018	+$55,272
Floor area	this home 221 m² · comparable 302 m²	−$41,796
Storeys	this home 1 · comparable 2	−$40,000
Distance to beach	this home 6.5 km · comparable 7.32 km	+$14,568
Year built	this home 2005 · comparable 2007	−$9,576
Land size	this home 1118 m² · comparable 697 m²	+$1,684
Net adjustment		+$6,019

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

10 Stargate Court

Sold 26 May 2026 · 0.88 km away

Sold for

$1,700,000

Adjusted to this home

$1,671,880

What we added and subtracted to make this sale comparable to 20 Boambee Court
Micro-location	this home 0.0925 · comparable 0.0338	+$79,832
Condition	this home 7 · comparable 8	−$68,000
Cladding	this home 1 · comparable 3	−$63,723
Street	this home 0.0438 · comparable 0.0117	+$43,656
Floor area	this home 221 m² · comparable 272 m²	−$26,316
Distance to beach	this home 6.5 km · comparable 7.02 km	+$9,547
Year built	this home 2005 · comparable 2006	−$4,788
Land size	this home 1118 m² · comparable 700 m²	+$1,672
Net adjustment		−$28,120

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

17 Possumwood Place Reedy Creek

Sold 2 February 2026 · 1.49 km away

Sold for

$1,680,000

Adjusted to this home

$1,594,588

What we added and subtracted to make this sale comparable to 20 Boambee Court
Bedrooms	this home 4 · comparable 5	−$115,035
Micro-location	this home 0.0925 · comparable 0.0114	+$108,998
Street	this home 0.0438 · comparable -0.0189	+$84,269
Condition	this home 7 · comparable 8	−$67,200
Cladding	this home 1 · comparable 3	−$63,723
Car spaces	this home 2 · comparable 3	−$28,458
Distance to beach	this home 6.5 km · comparable 5.37 km	−$23,043
Floor area	this home 221 m² · comparable 177.48 m²	+$22,456
Year built	this home 2005 · comparable 2006	−$4,788
Land size	this home 1118 m² · comparable 840 m²	+$1,112
Net adjustment		−$85,412

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

10 Panorama Drive

Sold 12 March 2026 · 0.65 km away

Sold for

$1,575,000

Adjusted to this home

$1,511,074

What we added and subtracted to make this sale comparable to 20 Boambee Court
Condition	this home 7 · comparable 9	−$157,500
Micro-location	this home 0.0925 · comparable 0.0022	+$113,778
Pool	this home 1 · comparable 0	+$89,393
Cladding	this home 1 · comparable 3	−$63,723
Street	this home 0.0438 · comparable 0.0851	−$52,038
Floor area	this home 221 m² · comparable 141.23 m²	+$41,162
Year built	this home 2005 · comparable 2013	−$38,304
Land size	this home 1118 m² · comparable 589 m²	+$2,116
Distance to beach	this home 6.5 km · comparable 6.57 km	+$1,190
Net adjustment		−$63,926

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

28 Cordyline Drive

Sold 7 May 2026 · 1.37 km away

Sold for

$1,660,000

Adjusted to this home

$1,722,398

What we added and subtracted to make this sale comparable to 20 Boambee Court
Micro-location	this home 0.0925 · comparable -0.0141	+$141,565
Pool	this home 1 · comparable 0	+$89,393
Cladding	this home 1 · comparable 3	−$63,723
Street	this home 0.0438 · comparable 0.0873	−$57,768
Distance to beach	this home 6.5 km · comparable 5.37 km	−$22,769
Floor area	this home 221 m² · comparable 252 m²	−$15,996
Year built	this home 2005 · comparable 2007	−$9,576
Land size	this home 1118 m² · comparable 800 m²	+$1,272
Net adjustment		+$62,398

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

10 Palomar Street Reedy Creek

Sold 23 January 2026 · 0.81 km away

Sold for

$1,565,000

Adjusted to this home

$1,559,118

What we added and subtracted to make this sale comparable to 20 Boambee Court
Pool	this home 1 · comparable 0	+$89,393
Cladding	this home 1 · comparable 3	−$63,723
Condition	this home 7 · comparable 8	−$62,600
Micro-location	this home 0.0925 · comparable 0.0536	+$48,702
Storeys	this home 1 · comparable 2	−$40,000
Floor area	this home 221 m² · comparable 179.14 m²	+$21,600
Year built	this home 2005 · comparable 2008	−$14,364
Distance to beach	this home 6.5 km · comparable 7.31 km	+$13,690
Land size	this home 1118 m² · comparable 763 m²	+$1,420
Net adjustment		−$5,882

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

14 Gordonia Drive

Sold 1.29 km away

Sold for

$1,595,000

Adjusted to this home

$1,462,714

What we added and subtracted to make this sale comparable to 20 Boambee Court
Condition	this home 7 · comparable 9	−$159,500
Micro-location	this home 0.0925 · comparable 0.0034	+$113,691
Street	this home 0.0438 · comparable -0.0165	+$76,942
Cladding	this home 1 · comparable 3	−$63,723
Storeys	this home 1 · comparable 2	−$40,000
Car spaces	this home 2 · comparable 3	−$28,458
Floor area	this home 221 m² · comparable 267 m²	−$23,736
Distance to beach	this home 6.5 km · comparable 5.54 km	−$18,298
Year built	this home 2005 · comparable 2003	+$9,576
Land size	this home 1118 m² · comparable 813 m²	+$1,220
Net adjustment		−$132,286

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 20 Boambee 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 20 Boambee Court over the past 18 months, compared it with Reedy Creek’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

20 Boambee Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

19 Grove Creek Close

92 Observatory Drive

10 Stargate Court

17 Possumwood Place Reedy Creek

10 Panorama Drive

28 Cordyline Drive

10 Palomar Street Reedy Creek

14 Gordonia Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 20 Boambee Court sit?

Your home

See your home the way a buyer does

12 Grove Creek Close

32 Grove Creek Close

14 Worchester Terrace

14 Gordonia Drive

34 Coronata Place

148 Barden Ridge Road

25 Culgoora Crescent

26 Protea Ct

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields