22 French Street, Tugun — 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.

9 Morshead Street

Sold 0.56 km away

Sold for

$1,649,000

Adjusted to this home

$1,661,603

What we added and subtracted to make this sale comparable to 22 French Street
Micro-location	this home -0.0333 · comparable 0.15	−$241,810
Floor area	this home 138 m² · comparable 92 m²	+$92,000
Bedrooms	this home 5 · comparable 4	+$68,000
Car spaces	this home 3 · comparable 1	+$56,000
Land size	this home 600 m² · comparable 496 m²	+$33,613
Year built	this home 1980 · comparable 1978	+$4,800
Net adjustment		+$12,603

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

17 Admiral Crescent

Sold 30 April 2026 · 0.31 km away

Sold for

$1,605,000

Adjusted to this home

$1,452,458

What we added and subtracted to make this sale comparable to 22 French Street
Floor area	this home 138 m² · comparable 211 m²	−$146,000
Bedrooms	this home 5 · comparable 4	+$68,000
Micro-location	this home -0.0333 · comparable 0.0061	−$50,590
Year built	this home 1980 · comparable 1999	−$45,600
Car spaces	this home 3 · comparable 2	+$28,000
Land size	this home 600 m² · comparable 610 m²	−$3,232
Distance to beach	this home 8.1 km · comparable 7.82 km	−$3,120
Net adjustment		−$152,542

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

8 Costelloe Street

Sold 7 May 2026 · 0.93 km away

Sold for

$1,675,000

Adjusted to this home

$1,519,659

What we added and subtracted to make this sale comparable to 22 French Street
Micro-location	this home -0.0333 · comparable 0.0502	−$111,890
Bedrooms	this home 5 · comparable 4	+$68,000
Land size	this home 600 m² · comparable 808 m²	−$67,226
Floor area	this home 138 m² · comparable 158 m²	−$40,000
Car spaces	this home 3 · comparable 2	+$28,000
Year built	this home 1980 · comparable 1988	−$19,200
Distance to beach	this home 8.1 km · comparable 7.28 km	−$13,025
Net adjustment		−$155,341

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

31 Bob Barnard Drive

Sold 12 March 2026 · 0.93 km away

Sold for

$1,605,000

Adjusted to this home

$1,428,953

What we added and subtracted to make this sale comparable to 22 French Street
Land size	this home 600 m² · comparable 936 m²	−$108,595
Micro-location	this home -0.0333 · comparable 0.0462	−$102,078
Bedrooms	this home 5 · comparable 4	+$68,000
Floor area	this home 138 m² · comparable 169 m²	−$62,000
Car spaces	this home 3 · comparable 1	+$56,000
Year built	this home 1980 · comparable 1987	−$16,800
Distance to beach	this home 8.1 km · comparable 7.39 km	−$10,574
Net adjustment		−$176,047

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

20 Yolanta Drive

Sold 12 March 2026 · 0.82 km away

Sold for

$1,400,000

Adjusted to this home

$1,302,780

What we added and subtracted to make this sale comparable to 22 French Street
Land size	this home 600 m² · comparable 923 m²	−$104,394
Micro-location	this home -0.0333 · comparable 0.0401	−$82,208
Bedrooms	this home 5 · comparable 4	+$68,000
Car spaces	this home 3 · comparable 1	+$56,000
Floor area	this home 138 m² · comparable 145 m²	−$14,000
Year built	this home 1980 · comparable 1985	−$12,000
Distance to beach	this home 8.1 km · comparable 7.43 km	−$8,618
Net adjustment		−$97,220

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

16 Alinjarra Drive

Sold 28 April 2026 · 1.07 km away

Sold for

$1,765,000

Adjusted to this home

$1,599,631

What we added and subtracted to make this sale comparable to 22 French Street
Floor area	this home 138 m² · comparable 189 m²	−$102,000
Micro-location	this home -0.0333 · comparable 0.0386	−$101,523
Bedrooms	this home 5 · comparable 4	+$68,000
Car spaces	this home 3 · comparable 1	+$56,000
Land size	this home 600 m² · comparable 772 m²	−$55,590
Year built	this home 1980 · comparable 1988	−$19,200
Distance to beach	this home 8.1 km · comparable 7.42 km	−$11,056
Net adjustment		−$165,369

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

48 West Wyberba Street

Sold 17 June 2026 · 1.09 km away

Sold for

$1,800,000

Adjusted to this home

$1,636,853

What we added and subtracted to make this sale comparable to 22 French Street
Micro-location	this home -0.0333 · comparable 0.0747	−$155,520
Year built	this home 1980 · comparable 2014	−$81,600
Bedrooms	this home 5 · comparable 4	+$68,000
Land size	this home 600 m² · comparable 405 m²	+$63,024
Bathrooms	this home 2 · comparable 3	−$48,000
Car spaces	this home 3 · comparable 2	+$28,000
Distance to beach	this home 8.1 km · comparable 7.02 km	−$19,051
Floor area	this home 138 m² · comparable 147 m²	−$18,000
Net adjustment		−$163,147

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

4 Cabarita Avenue

Sold 31 March 2026 · 0.81 km away

Sold for

$1,700,000

Adjusted to this home

$1,400,318

What we added and subtracted to make this sale comparable to 22 French Street
Micro-location	this home -0.0333 · comparable 0.1043	−$187,136
Floor area	this home 138 m² · comparable 195 m²	−$114,000
Bedrooms	this home 5 · comparable 6	−$68,000
Land size	this home 600 m² · comparable 493 m²	+$34,582
Car spaces	this home 3 · comparable 2	+$28,000
Year built	this home 1980 · comparable 1974	+$14,400
Distance to beach	this home 8.1 km · comparable 7.59 km	−$7,528
Net adjustment		−$299,682

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

12 Alkira Street

Sold 13 March 2026 · 1.14 km away

Sold for

$1,835,000

Adjusted to this home

$1,620,976

What we added and subtracted to make this sale comparable to 22 French Street
Micro-location	this home -0.0333 · comparable 0.0886	−$178,949
Floor area	this home 138 m² · comparable 191 m²	−$106,000
Bedrooms	this home 5 · comparable 4	+$68,000
Car spaces	this home 3 · comparable 2	+$28,000
Distance to beach	this home 8.1 km · comparable 6.97 km	−$20,413
Year built	this home 1980 · comparable 1981	−$2,400
Land size	this home 600 m² · comparable 607 m²	−$2,262
Net adjustment		−$214,024

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

24 Nangana Street

Sold 7 May 2026 · 0.78 km away

Sold for

$1,900,000

Adjusted to this home

$1,367,999

What we added and subtracted to make this sale comparable to 22 French Street
Land size	this home 600 m² · comparable 3853 m²	−$481,471
Micro-location	this home -0.0333 · comparable 0.0509	−$58,610
Bedrooms	this home 5 · comparable 4	+$31,140
Floor area	this home 138 m² · comparable 159 m²	−$19,234
Year built	this home 1980 · comparable 1996	−$17,585
Car spaces	this home 3 · comparable 2	+$12,822
Cladding	this home 2 · comparable 1	+$7,327
Distance to beach	this home 8.1 km · comparable 7.32 km	−$6,390
Net adjustment		−$532,001

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.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 22 French Street 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 French Street over the past 18 months, compared it with Tugun’s wider market, and examined the indicators most likely to reveal what happens next.

22 French Street

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The 10 sales behind that range — and every adjustment

9 Morshead Street

17 Admiral Crescent

8 Costelloe Street

31 Bob Barnard Drive

20 Yolanta Drive

16 Alinjarra Drive

48 West Wyberba Street

4 Cabarita Avenue

12 Alkira Street

24 Nangana Street

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

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30 O'Connor Street

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