22 Starfish Crescent, 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.

16 Monash Street

Sold 13 August 2026 · 0.54 km away

Sold for

$1,255,000

Adjusted to this home

$1,342,061

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Floor area	this home 132 m² · comparable 97 m²	+$70,000
Micro-location	this home -0.0365 · comparable 0.0121	−$48,794
Bathrooms	this home 2 · comparable 1	+$48,000
Car spaces	this home 2 · comparable 1	+$28,000
Street	this home -0.0673 · comparable -0.0491	−$18,273
Land size	this home 445 m² · comparable 405 m²	+$12,928
Year built	this home 2000 · comparable 2002	−$4,800
Net adjustment		+$87,061

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

59 Toolona Street

Sold 29 April 2026 · 1.11 km away

Sold for

$1,540,000

Adjusted to this home

$1,343,894

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Street	this home -0.0673 · comparable 0.061	−$158,066
Micro-location	this home -0.0365 · comparable 0.0688	−$129,730
Floor area	this home 132 m² · comparable 107 m²	+$50,000
Year built	this home 2000 · comparable 1989	+$26,400
Cladding	this home 2 · comparable 1	+$16,000
Distance to beach	this home 8.25 km · comparable 7.18 km	−$13,638
Land size	this home 445 m² · comparable 405 m²	+$12,928
Net adjustment		−$196,106

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

14 Mirreen Drive

Sold 2 March 2026 · 0.67 km away

Sold for

$1,480,000

Adjusted to this home

$1,331,780

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Land size	this home 445 m² · comparable 817 m²	−$120,230
Micro-location	this home -0.0365 · comparable 0.0291	−$77,670
Street	this home -0.0673 · comparable -0.0252	−$49,846
Bathrooms	this home 2 · comparable 1	+$48,000
Year built	this home 2000 · comparable 1986	+$33,600
Floor area	this home 132 m² · comparable 120 m²	+$24,000
Distance to beach	this home 8.25 km · comparable 7.62 km	−$6,074
Net adjustment		−$148,220

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

9 Morshead Street

Sold 0.70 km away

Sold for

$1,649,000

Adjusted to this home

$1,479,287

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Micro-location	this home -0.0365 · comparable 0.15	−$246,030
Floor area	this home 132 m² · comparable 92 m²	+$80,000
Bedrooms	this home 3 · comparable 4	−$68,000
Year built	this home 2000 · comparable 1978	+$52,800
Car spaces	this home 2 · comparable 1	+$28,000
Land size	this home 445 m² · comparable 496 m²	−$16,483
Net adjustment		−$169,713

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

9 Armina Court

Sold 4 November 2025 · 0.34 km away

Sold for

$1,260,000

Adjusted to this home

$1,211,411

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Street	this home -0.0673 · comparable -0.018	−$49,694
Bathrooms	this home 2 · comparable 1	+$48,000
Micro-location	this home -0.0365 · comparable -0.0122	−$24,494
Land size	this home 445 m² · comparable 480 m²	−$11,312
Floor area	this home 132 m² · comparable 137 m²	−$10,000
Distance to beach	this home 8.25 km · comparable 7.92 km	−$1,089
Net adjustment		−$48,589

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

3 Castle Court

Sold 22 April 2026 · 0.49 km away

Sold for

$1,680,000

Adjusted to this home

$1,346,356

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Floor area	this home 132 m² · comparable 198 m²	−$132,000
Street	this home -0.0673 · comparable -0.0209	−$62,362
Land size	this home 445 m² · comparable 600 m²	−$50,096
Bathrooms	this home 2 · comparable 3	−$48,000
Micro-location	this home -0.0365 · comparable -0.0065	−$40,320
Distance to beach	this home 8.25 km · comparable 7.82 km	−$3,266
Year built	this home 2000 · comparable 1999	+$2,400
Net adjustment		−$333,644

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

8 Costelloe Street

Sold 7 May 2026 · 1.02 km away

Sold for

$1,675,000

Adjusted to this home

$1,337,275

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Land size	this home 445 m² · comparable 808 m²	−$117,322
Micro-location	this home -0.0365 · comparable 0.0502	−$116,178
Bedrooms	this home 3 · comparable 4	−$68,000
Floor area	this home 132 m² · comparable 158 m²	−$52,000
Year built	this home 2000 · comparable 1988	+$28,800
Distance to beach	this home 8.25 km · comparable 7.28 km	−$13,025
Net adjustment		−$337,725

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

47 Toolona Street

Sold 26 March 2026 · 1.14 km away

Sold for

$1,475,000

Adjusted to this home

$1,265,530

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Street	this home -0.0673 · comparable 0.061	−$151,394
Micro-location	this home -0.0365 · comparable 0.0804	−$137,942
Year built	this home 2000 · comparable 1980	+$48,000
Car spaces	this home 2 · comparable 1	+$28,000
Distance to beach	this home 8.25 km · comparable 7.18 km	−$13,062
Land size	this home 445 m² · comparable 405 m²	+$12,928
Floor area	this home 132 m² · comparable 130 m²	+$4,000
Net adjustment		−$209,470

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

17 Admiral Crescent

Sold 30 April 2026 · 0.42 km away

Sold for

$1,605,000

Adjusted to this home

$1,270,254

What we added and subtracted to make this sale comparable to 22 Starfish Crescent
Floor area	this home 132 m² · comparable 211 m²	−$158,000
Bedrooms	this home 3 · comparable 4	−$68,000
Micro-location	this home -0.0365 · comparable 0.0061	−$54,698
Land size	this home 445 m² · comparable 610 m²	−$53,328
Distance to beach	this home 8.25 km · comparable 7.82 km	−$3,120
Year built	this home 2000 · comparable 1999	+$2,400
Net adjustment		−$334,746

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

24 Nangana Street

Sold 7 May 2026 · 0.92 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 Starfish Crescent
Land size	this home 445 m² · comparable 3853 m²	−$368,859
Street	this home -0.0673 · comparable 0.0932	−$81,698
Micro-location	this home -0.0365 · comparable 0.0509	−$44,488
Bedrooms	this home 3 · comparable 4	−$22,772
Floor area	this home 132 m² · comparable 159 m²	−$18,083
Cladding	this home 2 · comparable 1	+$5,358
Distance to beach	this home 8.25 km · comparable 7.32 km	−$4,673
Year built	this home 2000 · comparable 1996	+$3,215
Net adjustment		−$532,000

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

22 Starfish Crescent

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The 10 sales behind that range — and every adjustment

16 Monash Street

59 Toolona Street

14 Mirreen Drive

9 Morshead Street

9 Armina Court

3 Castle Court

8 Costelloe Street

47 Toolona Street

17 Admiral Crescent

24 Nangana Street

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

Your home

See your home the way a buyer does

6 Taperell Drive

23 Wagawn Street

30 O'Connor Street

19 San Michele Street

8 Costelloe Street

19 Winders Avenue

39A Dilgara Street

106 Illawarra Crescent

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