22 Koombala 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.

59 Toolona Street

Sold 29 April 2026 · 0.50 km away

Sold for

$1,540,000

Adjusted to this home

$1,587,304

What we added and subtracted to make this sale comparable to 22 Koombala Street
Micro-location	this home 0.0162 · comparable 0.0688	−$64,803
Year built	this home 2012 · comparable 1989	+$55,200
Land size	this home 564 m² · comparable 405 m²	+$51,389
Bathrooms	this home 1 · comparable 2	−$48,000
Floor area	this home 130 m² · comparable 107 m²	+$46,000
Cladding	this home 2 · comparable 1	+$16,000
Distance to beach	this home 7.69 km · comparable 7.18 km	−$8,482
Net adjustment		+$47,304

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

14 Mirreen Drive

Sold 2 March 2026 · 0.58 km away

Sold for

$1,480,000

Adjusted to this home

$1,464,237

What we added and subtracted to make this sale comparable to 22 Koombala Street
Land size	this home 564 m² · comparable 817 m²	−$81,770
Year built	this home 2012 · comparable 1986	+$62,400
Floor area	this home 130 m² · comparable 120 m²	+$20,000
Micro-location	this home 0.0162 · comparable 0.0291	−$15,274
Distance to beach	this home 7.69 km · comparable 7.62 km	−$1,119
Net adjustment		−$15,763

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

9 Morshead Street

Sold 0.51 km away

Sold for

$1,649,000

Adjusted to this home

$1,569,590

What we added and subtracted to make this sale comparable to 22 Koombala Street
Micro-location	this home 0.0162 · comparable 0.15	−$176,509
Year built	this home 2012 · comparable 1978	+$81,600
Floor area	this home 130 m² · comparable 92 m²	+$76,000
Bedrooms	this home 3 · comparable 4	−$68,000
Bathrooms	this home 1 · comparable 2	−$48,000
Car spaces	this home 2 · comparable 1	+$28,000
Land size	this home 564 m² · comparable 496 m²	+$21,978
Distance to beach	this home 7.69 km · comparable 8.1 km	+$5,521
Net adjustment		−$79,410

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

47 Toolona Street

Sold 26 March 2026 · 0.51 km away

Sold for

$1,475,000

Adjusted to this home

$1,499,309

What we added and subtracted to make this sale comparable to 22 Koombala Street
Year built	this home 2012 · comparable 1980	+$76,800
Micro-location	this home 0.0162 · comparable 0.0804	−$75,756
Land size	this home 564 m² · comparable 405 m²	+$51,389
Bathrooms	this home 1 · comparable 2	−$48,000
Car spaces	this home 2 · comparable 1	+$28,000
Distance to beach	this home 7.69 km · comparable 7.18 km	−$8,124
Net adjustment		+$24,309

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

16 Monash Street

Sold 13 August 2026 · 0.43 km away

Sold for

$1,255,000

Adjusted to this home

$1,432,708

What we added and subtracted to make this sale comparable to 22 Koombala Street
Floor area	this home 130 m² · comparable 97 m²	+$66,000
Land size	this home 564 m² · comparable 405 m²	+$51,389
Car spaces	this home 2 · comparable 1	+$28,000
Year built	this home 2012 · comparable 2002	+$24,000
Distance to beach	this home 7.69 km · comparable 8.09 km	+$4,202
Micro-location	this home 0.0162 · comparable 0.0121	+$4,117
Net adjustment		+$177,708

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

3 Castle Court

Sold 22 April 2026 · 0.18 km away

Sold for

$1,680,000

Adjusted to this home

$1,500,432

What we added and subtracted to make this sale comparable to 22 Koombala Street
Floor area	this home 130 m² · comparable 198 m²	−$136,000
Bathrooms	this home 1 · comparable 3	−$96,000
Year built	this home 2012 · comparable 1999	+$31,200
Micro-location	this home 0.0162 · comparable -0.0065	+$30,509
Land size	this home 564 m² · comparable 600 m²	−$11,635
Distance to beach	this home 7.69 km · comparable 7.82 km	+$2,358
Net adjustment		−$179,568

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

20 Biby Street

Sold 18 March 2026 · 0.65 km away

Sold for

$1,680,000

Adjusted to this home

$1,673,700

What we added and subtracted to make this sale comparable to 22 Koombala Street
Micro-location	this home 0.0162 · comparable 0.0778	−$82,790
Year built	this home 2012 · comparable 1992	+$48,000
Car spaces	this home 2 · comparable 1	+$28,000
Floor area	this home 130 m² · comparable 117 m²	+$26,000
Land size	this home 564 m² · comparable 607 m²	−$13,898
Distance to beach	this home 7.69 km · comparable 7.05 km	−$11,612
Net adjustment		−$6,300

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

8 Costelloe Street

Sold 7 May 2026 · 0.76 km away

Sold for

$1,675,000

Adjusted to this home

$1,428,762

What we added and subtracted to make this sale comparable to 22 Koombala Street
Land size	this home 564 m² · comparable 808 m²	−$78,861
Bedrooms	this home 3 · comparable 4	−$68,000
Year built	this home 2012 · comparable 1988	+$57,600
Floor area	this home 130 m² · comparable 158 m²	−$56,000
Bathrooms	this home 1 · comparable 2	−$48,000
Micro-location	this home 0.0162 · comparable 0.0502	−$45,560
Distance to beach	this home 7.69 km · comparable 7.28 km	−$7,417
Net adjustment		−$246,238

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 · 0.67 km away

Sold for

$1,800,000

Adjusted to this home

$1,551,324

What we added and subtracted to make this sale comparable to 22 Koombala Street
Bathrooms	this home 1 · comparable 3	−$96,000
Micro-location	this home 0.0162 · comparable 0.0747	−$84,240
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 564 m² · comparable 405 m²	+$51,389
Floor area	this home 130 m² · comparable 147 m²	−$34,000
Distance to beach	this home 7.69 km · comparable 7.02 km	−$13,025
Year built	this home 2012 · comparable 2014	−$4,800
Net adjustment		−$248,676

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

24 Nangana Street

Sold 7 May 2026 · 0.48 km away

Sold for

$1,900,000

Adjusted to this home

$1,368,000

What we added and subtracted to make this sale comparable to 22 Koombala Street
Land size	this home 564 m² · comparable 3853 m²	−$454,984
Bedrooms	this home 3 · comparable 4	−$29,105
Floor area	this home 130 m² · comparable 159 m²	−$24,825
Micro-location	this home 0.0162 · comparable 0.0509	−$22,575
Bathrooms	this home 1 · comparable 2	−$20,545
Year built	this home 2012 · comparable 1996	+$16,436
Cladding	this home 2 · comparable 1	+$6,848
Distance to beach	this home 7.69 km · comparable 7.32 km	−$3,250
Net adjustment		−$532,000

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 Koombala 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 Koombala 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 Koombala Street

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The 10 sales behind that range — and every adjustment

59 Toolona Street

14 Mirreen Drive

9 Morshead Street

47 Toolona Street

16 Monash Street

3 Castle Court

20 Biby Street

8 Costelloe Street

48 West Wyberba Street

24 Nangana Street

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

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