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.

87 Dunlin Drive

Sold 6 June 2026 · 0.12 km away

Sold for

$1,800,000

Adjusted to this home

$1,814,840

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Condition	this home 8 · comparable 6	+$144,000
Pool	this home 1 · comparable 0	+$119,172
Floor area	this home 200 m² · comparable 233 m²	−$80,124
Street	this home 0.0563 · comparable 0.1034	−$67,824
Micro-location	this home 0.0605 · comparable 0.0894	−$41,616
Land size	this home 650 m² · comparable 893 m²	−$36,936
Air conditioning	this home 0 · comparable 1	−$24,000
Year built	this home 2000 · comparable 1998	+$8,000
Distance to beach	this home 2.03 km · comparable 1.91 km	−$5,832
Net adjustment		+$14,840

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

6 Wedgebill Parade

Sold 0.12 km away

Sold for

$1,795,000

Adjusted to this home

$1,961,336

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$134,554
Pool	this home 1 · comparable 0	+$119,172
Floor area	this home 200 m² · comparable 165.7 m²	+$83,281
Condition	this home 8 · comparable 7	+$71,800
Year built	this home 2000 · comparable 1990	+$40,000
Micro-location	this home 0.0605 · comparable 0.0883	−$39,921
Cladding	this home 3 · comparable 2	+$24,000
Land size	this home 650 m² · comparable 602 m²	+$7,296
Distance to beach	this home 2.03 km · comparable 1.93 km	−$4,738
Net adjustment		+$166,336

A further 9 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

$2,003,268

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Floor area	this home 200 m² · comparable 140 m²	+$145,680
Micro-location	this home 0.0605 · comparable 0.15	−$139,620
Pool	this home 1 · comparable 0	+$119,172
Storeys	this home 1 · comparable 2	−$48,000
Distance to beach	this home 2.03 km · comparable 1.47 km	−$32,058
Land size	this home 650 m² · comparable 450 m²	+$30,400
Bathrooms	this home 2 · comparable 3	−$22,306
Net adjustment		+$53,268

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

132 Acanthus Avenue

Sold 11 June 2026 · 0.41 km away

Sold for

$2,105,000

Adjusted to this home

$2,080,093

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Bedrooms	this home 4 · comparable 3	+$187,171
Street	this home 0.0563 · comparable 0.15	−$157,790
Micro-location	this home 0.0605 · comparable 0.15	−$150,718
Year built	this home 2000 · comparable 1980	+$80,000
Floor area	this home 200 m² · comparable 175 m²	+$60,700
Distance to beach	this home 2.03 km · comparable 1.62 km	−$25,134
Air conditioning	this home 0 · comparable 1	−$24,000
Land size	this home 650 m² · comparable 618 m²	+$4,864
Net adjustment		−$24,907

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

39 Honeyeater Drive

Sold 1.85 km away

Sold for

$2,095,000

Adjusted to this home

$2,120,268

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Bedrooms	this home 4 · comparable 3	+$187,171
Condition	this home 8 · comparable 9	−$125,700
Floor area	this home 200 m² · comparable 160 m²	+$97,120
Street	this home 0.0563 · comparable 0.0962	−$66,872
Year built	this home 2000 · comparable 1986	+$56,000
Distance to beach	this home 2.03 km · comparable 1.28 km	−$46,383
Micro-location	this home 0.0605 · comparable 0.0835	−$38,548
Car spaces	this home 2 · comparable 3	−$36,000
Land size	this home 650 m² · comparable 660 m²	−$1,520
Net adjustment		+$25,268

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

11 Tropicana Circuit

Sold 31 July 2026 · 0.08 km away

Sold for

$2,250,000

Adjusted to this home

$1,923,601

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Bedrooms	this home 4 · comparable 5	−$187,171
Floor area	this home 200 m² · comparable 254 m²	−$131,112
Storeys	this home 1 · comparable 2	−$48,000
Micro-location	this home 0.0605 · comparable 0.0344	+$46,980
Land size	this home 650 m² · comparable 718 m²	−$10,336
Distance to beach	this home 2.03 km · comparable 2.11 km	+$3,240
Net adjustment		−$326,399

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

13 Palmwood Court

Sold 1.13 km away

Sold for

$1,650,000

Adjusted to this home

$1,899,677

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Micro-location	this home 0.0605 · comparable -0.0435	+$137,280
Year built	this home 2000 · comparable 1984	+$64,000
Floor area	this home 200 m² · comparable 185 m²	+$36,420
Distance to beach	this home 2.03 km · comparable 3.16 km	+$33,561
Land size	this home 650 m² · comparable 792 m²	−$21,584
Net adjustment		+$249,677

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

141 Acanthus Avenue

Sold 21 August 2026 · 0.49 km away

Sold for

$1,850,000

Adjusted to this home

$2,041,075

What we added and subtracted to make this sale comparable to 21 Tropicana Circuit
Floor area	this home 200 m² · comparable 102 m²	+$237,944
Street	this home 0.0563 · comparable 0.15	−$138,676
Micro-location	this home 0.0605 · comparable 0.15	−$132,460
Pool	this home 1 · comparable 0	+$119,172
Condition	this home 8 · comparable 7	+$74,000
Year built	this home 2000 · comparable 1987	+$52,000
Distance to beach	this home 2.03 km · comparable 1.54 km	−$26,529
Land size	this home 650 m² · comparable 613 m²	+$5,624
Net adjustment		+$191,075

A further 10 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 21 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 21 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

21 Tropicana Circuit

Houses for sale nearby

Latest listings & sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment