23 Boyd 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 0.06 km away

Sold for

$1,649,000

Adjusted to this home

$1,590,789

What we added and subtracted to make this sale comparable to 23 Boyd Street
Bedrooms	this home 3 · comparable 4	−$68,000
Year built	this home 2006 · comparable 1978	+$67,200
Bathrooms	this home 1 · comparable 2	−$48,000
Land size	this home 405 m² · comparable 496 m²	−$29,411
Car spaces	this home 2 · comparable 1	+$28,000
Floor area	this home 88 m² · comparable 92 m²	−$8,000
Net adjustment		−$58,211

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

59 Toolona Street

Sold 29 April 2026 · 1.02 km away

Sold for

$1,540,000

Adjusted to this home

$1,597,200

What we added and subtracted to make this sale comparable to 23 Boyd Street
Micro-location	this home 0.15 · comparable 0.0688	+$100,038
Bathrooms	this home 1 · comparable 2	−$48,000
Year built	this home 2006 · comparable 1989	+$40,800
Floor area	this home 88 m² · comparable 107 m²	−$38,000
Cladding	this home 2 · comparable 1	+$16,000
Distance to beach	this home 8.15 km · comparable 7.18 km	−$13,638
Net adjustment		+$57,200

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

14 Mirreen Drive

Sold 2 March 2026 · 1.03 km away

Sold for

$1,480,000

Adjusted to this home

$1,467,914

What we added and subtracted to make this sale comparable to 23 Boyd Street
Micro-location	this home 0.15 · comparable 0.0291	+$143,146
Land size	this home 405 m² · comparable 817 m²	−$133,158
Floor area	this home 88 m² · comparable 120 m²	−$64,000
Year built	this home 2006 · comparable 1986	+$48,000
Distance to beach	this home 8.15 km · comparable 7.62 km	−$6,074
Net adjustment		−$12,086

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

47 Toolona Street

Sold 26 March 2026 · 1.00 km away

Sold for

$1,475,000

Adjusted to this home

$1,502,466

What we added and subtracted to make this sale comparable to 23 Boyd Street
Floor area	this home 88 m² · comparable 130 m²	−$84,000
Micro-location	this home 0.15 · comparable 0.0804	+$82,128
Year built	this home 2006 · comparable 1980	+$62,400
Bathrooms	this home 1 · comparable 2	−$48,000
Car spaces	this home 2 · comparable 1	+$28,000
Distance to beach	this home 8.15 km · comparable 7.18 km	−$13,062
Net adjustment		+$27,466

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

16 Monash Street

Sold 13 August 2026 · 0.16 km away

Sold for

$1,255,000

Adjusted to this home

$1,413,051

What we added and subtracted to make this sale comparable to 23 Boyd Street
Micro-location	this home 0.15 · comparable 0.0121	+$138,451
Car spaces	this home 2 · comparable 1	+$28,000
Floor area	this home 88 m² · comparable 97 m²	−$18,000
Year built	this home 2006 · comparable 2002	+$9,600
Net adjustment		+$158,051

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

3 Castle Court

Sold 22 April 2026 · 0.53 km away

Sold for

$1,680,000

Adjusted to this home

$1,524,846

What we added and subtracted to make this sale comparable to 23 Boyd Street
Floor area	this home 88 m² · comparable 198 m²	−$220,000
Micro-location	this home 0.15 · comparable -0.0065	+$210,336
Bathrooms	this home 1 · comparable 3	−$96,000
Land size	this home 405 m² · comparable 600 m²	−$63,024
Year built	this home 2006 · comparable 1999	+$16,800
Distance to beach	this home 8.15 km · comparable 7.82 km	−$3,266
Net adjustment		−$155,154

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

8 Costelloe Street

Sold 7 May 2026 · 1.28 km away

Sold for

$1,675,000

Adjusted to this home

$1,452,657

What we added and subtracted to make this sale comparable to 23 Boyd Street
Floor area	this home 88 m² · comparable 158 m²	−$140,000
Micro-location	this home 0.15 · comparable 0.0502	+$133,732
Land size	this home 405 m² · comparable 808 m²	−$130,250
Bedrooms	this home 3 · comparable 4	−$68,000
Bathrooms	this home 1 · comparable 2	−$48,000
Year built	this home 2006 · comparable 1988	+$43,200
Distance to beach	this home 8.15 km · comparable 7.28 km	−$13,025
Net adjustment		−$222,343

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 · 1.18 km away

Sold for

$1,800,000

Adjusted to this home

$1,588,181

What we added and subtracted to make this sale comparable to 23 Boyd Street
Floor area	this home 88 m² · comparable 147 m²	−$118,000
Micro-location	this home 0.15 · comparable 0.0747	+$108,432
Bathrooms	this home 1 · comparable 3	−$96,000
Bedrooms	this home 3 · comparable 4	−$68,000
Year built	this home 2006 · comparable 2014	−$19,200
Distance to beach	this home 8.15 km · comparable 7.02 km	−$19,051
Net adjustment		−$211,819

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

17 Admiral Crescent

Sold 30 April 2026 · 0.75 km away

Sold for

$1,605,000

Adjusted to this home

$1,375,192

What we added and subtracted to make this sale comparable to 23 Boyd Street
Floor area	this home 88 m² · comparable 211 m²	−$246,000
Micro-location	this home 0.15 · comparable 0.0061	+$184,768
Bedrooms	this home 3 · comparable 4	−$68,000
Land size	this home 405 m² · comparable 610 m²	−$66,256
Bathrooms	this home 1 · comparable 2	−$48,000
Year built	this home 2006 · comparable 1999	+$16,800
Distance to beach	this home 8.15 km · comparable 7.82 km	−$3,120
Net adjustment		−$229,808

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

24 Nangana Street

Sold 7 May 2026 · 1.03 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 23 Boyd Street
Land size	this home 405 m² · comparable 3853 m²	−$495,818
Micro-location	this home 0.15 · comparable 0.0509	+$67,019
Floor area	this home 88 m² · comparable 159 m²	−$63,179
Bedrooms	this home 3 · comparable 4	−$30,254
Bathrooms	this home 1 · comparable 2	−$21,356
Year built	this home 2006 · comparable 1996	+$10,678
Cladding	this home 2 · comparable 1	+$7,118
Distance to beach	this home 8.15 km · comparable 7.32 km	−$6,208
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 23 Boyd 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 23 Boyd Street over the past 18 months, compared it with Tugun’s wider market, and examined the indicators most likely to reveal what happens next.

23 Boyd Street

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The 10 sales behind that range — and every adjustment

9 Morshead Street

59 Toolona Street

14 Mirreen Drive

47 Toolona Street

16 Monash Street

3 Castle Court

8 Costelloe Street

48 West Wyberba Street

17 Admiral Crescent

24 Nangana Street

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 23 Boyd Street 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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