21 Ballah Crescent, 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 · 0.23 km away

Sold for

$1,500,000

Adjusted to this home

$1,417,829

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Bathrooms	this home 2 · comparable 3	−$68,611
Car spaces	this home 5 · comparable 3	+$56,000
Floor area	this home 186 m² · comparable 234 m²	−$40,358
Bedrooms	this home 4 · comparable 5	−$32,970
Street	this home 0.15 · comparable 0.1418	+$9,840
Land size	this home 617 m² · comparable 683 m²	−$6,072
Net adjustment		−$82,171

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

26 Ardrossan Place

Sold 17 September 2026 · 0.93 km away

Sold for

$1,375,000

Adjusted to this home

$1,333,246

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Floor area	this home 186 m² · comparable 409 m²	−$187,498
Micro-location	this home 0.15 · comparable 0.0532	+$106,480
Car spaces	this home 5 · comparable 2	+$84,000
Bedrooms	this home 4 · comparable 5	−$32,970
Land size	this home 617 m² · comparable 754 m²	−$12,604
Year built	this home 2001 · comparable 1997	+$838
Net adjustment		−$41,754

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

12 Trafalgar Street

Sold 14 August 2026 · 0.58 km away

Sold for

$1,585,000

Adjusted to this home

$1,407,155

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Floor area	this home 186 m² · comparable 336 m²	−$126,120
Bathrooms	this home 2 · comparable 3	−$68,611
Micro-location	this home 0.15 · comparable 0.1082	+$53,002
Car spaces	this home 5 · comparable 6	−$28,000
Land size	this home 617 m² · comparable 728 m²	−$10,212
Year built	this home 2001 · comparable 1991	+$2,096
Net adjustment		−$177,845

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

5 Chevron Rise

Sold 29 July 2026 · 0.07 km away

Sold for

$1,480,000

Adjusted to this home

$1,560,895

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Car spaces	this home 5 · comparable 2	+$84,000
Land size	this home 617 m² · comparable 749 m²	−$12,144
Floor area	this home 186 m² · comparable 175 m²	+$9,249
Year built	this home 2001 · comparable 2002	−$210
Net adjustment		+$80,895

A further 13 factors were compared and found the same on both properties, so no money moved.

37 Armstrong Way

Sold 16 April 2026 · 0.71 km away

Sold for

$1,325,000

Adjusted to this home

$1,416,073

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Car spaces	this home 5 · comparable 2	+$84,000
Micro-location	this home 0.15 · comparable 0.1046	+$48,124
Floor area	this home 186 m² · comparable 232 m²	−$38,677
Land size	this home 617 m² · comparable 735 m²	−$10,856
Street	this home 0.15 · comparable 0.1418	+$8,692
Year built	this home 2001 · comparable 2002	−$210
Net adjustment		+$91,073

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

16 Mcleod Street

Sold 30 October 2025 · 1.44 km away

Sold for

$1,270,000

Adjusted to this home

$1,438,300

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Street	this home 0.15 · comparable -0.0374	+$190,398
Micro-location	this home 0.15 · comparable -0.001	+$153,416
Bathrooms	this home 2 · comparable 3	−$68,611
Bedrooms	this home 4 · comparable 5	−$32,970
Car spaces	this home 5 · comparable 6	−$28,000
Land size	this home 617 m² · comparable 908 m²	−$26,772
Cladding	this home 2 · comparable 3	−$16,000
Floor area	this home 186 m² · comparable 193 m²	−$5,886
Year built	this home 2001 · comparable 1988	+$2,725
Net adjustment		+$168,300

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

60 Armstrong Way

Sold 14 May 2026 · 0.61 km away

Sold for

$1,500,000

Adjusted to this home

$1,350,906

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Bathrooms	this home 2 · comparable 4	−$137,222
Floor area	this home 186 m² · comparable 249 m²	−$52,970
Micro-location	this home 0.15 · comparable 0.1164	+$40,320
Land size	this home 617 m² · comparable 736 m²	−$10,948
Street	this home 0.15 · comparable 0.1418	+$9,840
Year built	this home 2001 · comparable 1992	+$1,886
Net adjustment		−$149,094

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 · 0.75 km away

Sold for

$1,260,000

Adjusted to this home

$1,361,072

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Car spaces	this home 5 · comparable 2	+$84,000
Bathrooms	this home 2 · comparable 3	−$68,611
Street	this home 0.15 · comparable 0.0886	+$61,891
Micro-location	this home 0.15 · comparable 0.1223	+$27,922
Land size	this home 617 m² · comparable 751 m²	−$12,328
Floor area	this home 186 m² · comparable 176 m²	+$8,408
Year built	this home 2001 · comparable 2002	−$210
Net adjustment		+$101,072

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

14 Josephine Terrace

Sold 7 September 2026 · 1.17 km away

Sold for

$1,775,000

Adjusted to this home

$1,491,503

What we added and subtracted to make this sale comparable to 21 Ballah Crescent
Land size	this home 617 m² · comparable 4790 m²	−$383,916
Micro-location	this home 0.15 · comparable 0.0828	+$95,424
Bathrooms	this home 2 · comparable 3	−$68,611
Floor area	this home 186 m² · comparable 135 m²	+$42,881
Car spaces	this home 5 · comparable 4	+$28,000
Year built	this home 2001 · comparable 1988	+$2,725
Net adjustment		−$283,497

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

6 Cozens Way

Sold 22 October 2025 · 1.52 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 Ballah Crescent
Street	this home 0.15 · comparable -0.0589	+$80,579
Micro-location	this home 0.15 · comparable -0.0239	+$67,078
Car spaces	this home 5 · comparable 2	+$39,057
Bathrooms	this home 2 · comparable 1	+$31,902
Floor area	this home 186 m² · comparable 130 m²	+$21,893
Bedrooms	this home 4 · comparable 3	+$15,330
Land size	this home 617 m² · comparable 807 m²	−$8,127
Year built	this home 2001 · comparable 1989	+$1,170
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 Ballah Crescent 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 Ballah Crescent 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 Ballah Crescent

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The 10 sales behind that range — and every adjustment

123 Armstrong Way

26 Ardrossan Place

12 Trafalgar Street

5 Chevron Rise

37 Armstrong Way

16 Mcleod Street

60 Armstrong Way

37 Tara Vista Boulevard

14 Josephine Terrace

6 Cozens Way

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 21 Ballah Crescent 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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