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.

13 Waitara Place

Sold 3 August 2026 · 0.64 km away

Sold for

$1,610,000

Adjusted to this home

$1,606,326

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Micro-location	this home 0.0899 · comparable 0.0288	+$78,697
Car spaces	this home 2 · comparable 4	−$64,000
Cladding	this home 3 · comparable 1	+$40,000
Bathrooms	this home 2 · comparable 3	−$39,890
Storeys	this home 1 · comparable 2	−$20,137
Distance to beach	this home 4.63 km · comparable 5.21 km	+$12,326
Land size	this home 937 m² · comparable 1059 m²	−$9,662
Year built	this home 1988 · comparable 1990	−$4,800
Floor area	this home 173 m² · comparable 161 m²	+$3,792
Net adjustment		−$3,674

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

18 Medinde Court

Sold 0.97 km away

Sold for

$1,450,000

Adjusted to this home

$1,535,274

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Bedrooms	this home 4 · comparable 5	−$132,407
Micro-location	this home 0.0899 · comparable -0.0149	+$121,568
Condition	this home 8 · comparable 7	+$58,000
Cladding	this home 3 · comparable 2	+$20,000
Land size	this home 937 m² · comparable 751 m²	+$14,731
Distance to beach	this home 4.63 km · comparable 5.16 km	+$10,144
Year built	this home 1988 · comparable 1990	−$4,800
Floor area	this home 173 m² · comparable 179.21 m²	−$1,962
Net adjustment		+$85,274

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

26 Ballyliffen Court

Sold 9 June 2026 · 0.04 km away

Sold for

$1,475,000

Adjusted to this home

$1,561,920

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Pool	this home 1 · comparable 0	+$91,096
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 8 · comparable 7	+$59,000
Land size	this home 937 m² · comparable 762 m²	+$13,860
Micro-location	this home 0.0899 · comparable 0.0957	−$6,844
Floor area	this home 173 m² · comparable 185 m²	−$3,792
Year built	this home 1988 · comparable 1989	−$2,400
Net adjustment		+$86,920

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

38 Nardoo Street

Sold 11 February 2026 · 0.30 km away

Sold for

$1,585,000

Adjusted to this home

$1,584,537

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Condition	this home 8 · comparable 9	−$95,100
Micro-location	this home 0.0899 · comparable 0.0215	+$86,731
Land size	this home 937 m² · comparable 471 m²	+$36,907
Year built	this home 1988 · comparable 2001	−$31,200
Distance to beach	this home 4.63 km · comparable 4.72 km	+$1,883
Floor area	this home 173 m² · comparable 172 m²	+$316
Net adjustment		−$463

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

2 Royal Links Drive

Sold 18 March 2026 · 0.21 km away

Sold for

$1,515,000

Adjusted to this home

$1,579,358

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Pool	this home 1 · comparable 0	+$91,096
Condition	this home 8 · comparable 7	+$60,600
Floor area	this home 173 m² · comparable 302 m²	−$40,764
Bathrooms	this home 2 · comparable 3	−$39,890
Land size	this home 937 m² · comparable 504 m²	+$34,294
Car spaces	this home 2 · comparable 3	−$32,000
Year built	this home 1988 · comparable 1997	−$21,600
Micro-location	this home 0.0899 · comparable 0.078	+$14,422
Distance to beach	this home 4.63 km · comparable 4.54 km	−$1,800
Net adjustment		+$64,358

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

72 Nardoo Street

Sold 15 June 2026 · 0.47 km away

Sold for

$1,610,000

Adjusted to this home

$1,494,582

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Bedrooms	this home 4 · comparable 5	−$132,407
Micro-location	this home 0.0899 · comparable -0.0005	+$116,435
Car spaces	this home 2 · comparable 4	−$64,000
Year built	this home 1988 · comparable 2001	−$31,200
Land size	this home 937 m² · comparable 547 m²	+$30,888
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 173 m² · comparable 233 m²	−$18,960
Distance to beach	this home 4.63 km · comparable 4.81 km	+$3,826
Net adjustment		−$115,418

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

38 Glen Eagles Drive

Sold 26 August 2026 · 0.60 km away

Sold for

$1,451,000

Adjusted to this home

$1,396,567

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Car spaces	this home 2 · comparable 4	−$64,000
Micro-location	this home 0.0899 · comparable 0.0657	+$28,091
Air conditioning	this home 0 · comparable 1	−$20,000
Land size	this home 937 m² · comparable 800 m²	+$10,850
Year built	this home 1988 · comparable 1991	−$7,200
Distance to beach	this home 4.63 km · comparable 4.5 km	−$2,490
Floor area	this home 173 m² · comparable 172 m²	+$316
Net adjustment		−$54,433

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

6 Nardoo Street

Sold 9 October 2026 · 0.46 km away

Sold for

$1,330,000

Adjusted to this home

$1,579,824

What we added and subtracted to make this sale comparable to 22 Ballyliffen Court
Micro-location	this home 0.0899 · comparable -0.0009	+$96,611
Pool	this home 1 · comparable 0	+$91,096
Condition	this home 8 · comparable 7	+$53,200
Land size	this home 937 m² · comparable 545 m²	+$31,046
Year built	this home 1988 · comparable 2000	−$28,800
Distance to beach	this home 4.63 km · comparable 4.92 km	+$5,091
Floor area	this home 173 m² · comparable 168 m²	+$1,580
Net adjustment		+$249,824

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 22 Ballyliffen 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 22 Ballyliffen Court over the past 18 months, compared it with Robina’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Robina

Should I Sell Now?

Vendor Discount: -0.5% average (41 sales)

Robina

Is Now a Good Time to Buy?

12-Month Median Price: $1,510,000 (90% CI $1,465,000 to $1,531,000; n=315)

Robina

Crash Risk

Wage Growth (QLD): 3.4%, trend stable

Robina

Market Overview

12-Month Median Sale Price: $1,510,000 (90% CI $1,465,000–$1,531,000, n=315)

Robina

Houses vs Units

Asking Price Spread, Houses Vs Units (25 September 2026): $509,274 (houses $1,426,599; units $917,326)

Robina

Market Direction

12-Month Rolling Median (Fields Data): $1,510,000 (90% interval $1,465,000–$1,531,000, n=315)

Robina

Suburb Comparison

Five-Year Change In Median (Q2 2021 To Q3 2026, Rolling 12-Month Basis): Robina 91.3% (from $789,500), Varsity Lakes 88.6% (from $742,500), Burleigh Waters 72.0% (from $1,115,000)

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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

52 houses are already on the market in Robina.

See the homes buyers can choose from — and the market your home would enter.

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22 Ballyliffen Court

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Waitara Place

18 Medinde Court

26 Ballyliffen Court

38 Nardoo Street

2 Royal Links Drive

72 Nardoo Street

38 Glen Eagles Drive

6 Nardoo Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 Ballyliffen Court sit?