21 Armstrong Way, Highland Park — 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.

123 Armstrong Way

Sold 7 September 2026 · 1.02 km away

Sold for

$1,500,000

Adjusted to this home

$1,468,661

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Micro-location	this home 0.0629 · comparable 0.15	−$104,520
Car spaces	this home 6 · comparable 3	+$84,000
Floor area	this home 317 m² · comparable 234 m²	+$69,786
Bathrooms	this home 2 · comparable 3	−$68,611
Bedrooms	this home 4 · comparable 5	−$32,970
Land size	this home 911 m² · comparable 683 m²	+$20,976
Net adjustment		−$31,339

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

26 Ardrossan Place

Sold 17 September 2026 · 0.95 km away

Sold for

$1,375,000

Adjusted to this home

$1,393,608

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Car spaces	this home 6 · comparable 2	+$112,000
Floor area	this home 317 m² · comparable 409 m²	−$77,354
Bedrooms	this home 4 · comparable 5	−$32,970
Land size	this home 911 m² · comparable 754 m²	+$14,444
Micro-location	this home 0.0629 · comparable 0.0532	+$10,670
Street	this home 0.1418 · comparable 0.15	−$9,020
Year built	this home 2001 · comparable 1997	+$838
Net adjustment		+$18,608

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

12 Trafalgar Street

Sold 14 August 2026 · 0.37 km away

Sold for

$1,585,000

Adjusted to this home

$1,451,508

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Bathrooms	this home 2 · comparable 3	−$68,611
Micro-location	this home 0.0629 · comparable 0.1082	−$57,440
Land size	this home 911 m² · comparable 728 m²	+$16,836
Floor area	this home 317 m² · comparable 336 m²	−$15,975
Street	this home 0.1418 · comparable 0.15	−$10,398
Year built	this home 2001 · comparable 1991	+$2,096
Net adjustment		−$133,492

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

60 Armstrong Way

Sold 14 May 2026 · 0.37 km away

Sold for

$1,500,000

Adjusted to this home

$1,401,738

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Bathrooms	this home 2 · comparable 4	−$137,222
Micro-location	this home 0.0629 · comparable 0.1164	−$64,200
Floor area	this home 317 m² · comparable 249 m²	+$57,174
Car spaces	this home 6 · comparable 5	+$28,000
Land size	this home 911 m² · comparable 736 m²	+$16,100
Year built	this home 2001 · comparable 1992	+$1,886
Net adjustment		−$98,262

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

37 Armstrong Way

Sold 16 April 2026 · 0.29 km away

Sold for

$1,325,000

Adjusted to this home

$1,480,248

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Car spaces	this home 6 · comparable 2	+$112,000
Floor area	this home 317 m² · comparable 232 m²	+$71,468
Micro-location	this home 0.0629 · comparable 0.1046	−$44,202
Land size	this home 911 m² · comparable 735 m²	+$16,192
Year built	this home 2001 · comparable 2002	−$210
Net adjustment		+$155,248

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

14 Josephine Terrace

Sold 7 September 2026 · 0.53 km away

Sold for

$1,775,000

Adjusted to this home

$1,533,014

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Land size	this home 911 m² · comparable 4790 m²	−$356,868
Floor area	this home 317 m² · comparable 135 m²	+$153,026
Bathrooms	this home 2 · comparable 3	−$68,611
Car spaces	this home 6 · comparable 4	+$56,000
Micro-location	this home 0.0629 · comparable 0.0828	−$28,258
Year built	this home 2001 · comparable 1988	+$2,725
Net adjustment		−$241,986

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

5 Chevron Rise

Sold 29 July 2026 · 1.01 km away

Sold for

$1,480,000

Adjusted to this home

$1,613,253

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Floor area	this home 317 m² · comparable 175 m²	+$119,394
Car spaces	this home 6 · comparable 2	+$112,000
Micro-location	this home 0.0629 · comparable 0.15	−$103,126
Land size	this home 911 m² · comparable 749 m²	+$14,904
Street	this home 0.1418 · comparable 0.15	−$9,709
Year built	this home 2001 · comparable 2002	−$210
Net adjustment		+$133,253

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

37 Tara Vista Boulevard

Sold 24 February 2026 · 0.39 km away

Sold for

$1,260,000

Adjusted to this home

$1,430,203

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Floor area	this home 317 m² · comparable 176 m²	+$118,553
Car spaces	this home 6 · comparable 2	+$112,000
Bathrooms	this home 2 · comparable 3	−$68,611
Micro-location	this home 0.0629 · comparable 0.1223	−$59,875
Street	this home 0.1418 · comparable 0.0886	+$53,626
Land size	this home 911 m² · comparable 751 m²	+$14,720
Year built	this home 2001 · comparable 2002	−$210
Net adjustment		+$170,203

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

16 Mcleod Street

Sold 30 October 2025 · 0.55 km away

Sold for

$1,270,000

Adjusted to this home

$1,506,668

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Street	this home 0.1418 · comparable -0.0374	+$182,067
Floor area	this home 317 m² · comparable 193 m²	+$104,259
Bathrooms	this home 2 · comparable 3	−$68,611
Micro-location	this home 0.0629 · comparable -0.001	+$64,922
Bedrooms	this home 4 · comparable 5	−$32,970
Cladding	this home 2 · comparable 3	−$16,000
Year built	this home 2001 · comparable 1988	+$2,725
Land size	this home 911 m² · comparable 908 m²	+$276
Net adjustment		+$236,668

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

6 Cozens Way

Sold 22 October 2025 · 0.98 km away

Sold for

$1,037,000

Adjusted to this home

$1,285,882

What we added and subtracted to make this sale comparable to 21 Armstrong Way
Street	this home 0.1418 · comparable -0.0589	+$66,686
Floor area	this home 317 m² · comparable 130 m²	+$62,973
Car spaces	this home 6 · comparable 2	+$44,858
Micro-location	this home 0.0629 · comparable -0.0239	+$28,841
Bathrooms	this home 2 · comparable 1	+$27,480
Bedrooms	this home 4 · comparable 3	+$13,205
Land size	this home 911 m² · comparable 807 m²	+$3,832
Year built	this home 2001 · comparable 1989	+$1,007
Net adjustment		+$248,882

A further 9 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 21 Armstrong Way 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 21 Armstrong Way over the past 18 months, compared it with Highland Park’s wider market, and examined the indicators most likely to reveal what happens next.

21 Armstrong Way

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The 10 sales behind that range — and every adjustment

123 Armstrong Way

26 Ardrossan Place

12 Trafalgar Street

60 Armstrong Way

37 Armstrong Way

14 Josephine Terrace

5 Chevron Rise

37 Tara Vista Boulevard

16 Mcleod Street

6 Cozens Way

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 21 Armstrong Way sit?

Your home

See your home the way a buyer does

12 Bellavista Close

11 Nottingham Place

7 Marlene Court

102-104 Alexander Drive

4 Nairn Court

13 Chevron Rise

11 Kahlua Court

9 Jabiluka Drive

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