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.

6 Wedgebill Parade

Sold 1.63 km away

Sold for

$1,795,000

Adjusted to this home

$1,770,323

What we added and subtracted to make this sale comparable to 23 Joan Street
Bedrooms	this home 3 · comparable 4	−$100,000
Micro-location	this home 0.15 · comparable 0.0883	+$88,602
Condition	this home 8 · comparable 7	+$71,800
Year built	this home 1980 · comparable 1990	−$66,320
Distance to beach	this home 0.9 km · comparable 1.93 km	+$55,466
Car spaces	this home 1 · comparable 2	−$36,000
Cladding	this home 1 · comparable 2	−$24,000
Floor area	this home 153 m² · comparable 165.7 m²	−$21,885
Land size	this home 607 m² · comparable 602 m²	+$7,660
Net adjustment		−$24,677

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

7 Razorbill Street

Sold 2 July 2026 · 0.99 km away

Sold for

$1,515,700

Adjusted to this home

$1,642,634

What we added and subtracted to make this sale comparable to 23 Joan Street
Condition	this home 8 · comparable 6	+$121,256
Micro-location	this home 0.15 · comparable 0.0675	+$100,036
Bedrooms	this home 3 · comparable 4	−$100,000
Distance to beach	this home 0.9 km · comparable 1.89 km	+$45,016
Car spaces	this home 1 · comparable 2	−$36,000
Floor area	this home 153 m² · comparable 136 m²	+$29,294
Cladding	this home 1 · comparable 2	−$24,000
Year built	this home 1980 · comparable 1982	−$13,264
Land size	this home 607 m² · comparable 604 m²	+$4,596
Net adjustment		+$126,934

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

56 Banksia Broadway

Sold 5 June 2026 · 0.74 km away

Sold for

$1,965,000

Adjusted to this home

$1,712,674

What we added and subtracted to make this sale comparable to 23 Joan Street
Land size	this home 607 m² · comparable 685 m²	−$119,496
Bedrooms	this home 3 · comparable 4	−$100,000
Year built	this home 1980 · comparable 1993	−$86,216
Condition	this home 8 · comparable 7	+$78,600
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 153 m² · comparable 128 m²	+$43,080
Distance to beach	this home 0.9 km · comparable 1.37 km	+$27,706
Cladding	this home 1 · comparable 2	−$24,000
Net adjustment		−$252,326

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

39 Honeyeater Drive

Sold 0.67 km away

Sold for

$2,095,000

Adjusted to this home

$1,779,587

What we added and subtracted to make this sale comparable to 23 Joan Street
Condition	this home 8 · comparable 9	−$125,700
Micro-location	this home 0.15 · comparable 0.0835	+$111,454
Land size	this home 607 m² · comparable 660 m²	−$81,196
Car spaces	this home 1 · comparable 3	−$72,000
Pool	this home 0 · comparable 1	−$72,000
Cladding	this home 1 · comparable 3	−$48,000
Year built	this home 1980 · comparable 1986	−$39,792
Distance to beach	this home 0.9 km · comparable 1.28 km	+$23,883
Floor area	this home 153 m² · comparable 160 m²	−$12,062
Net adjustment		−$315,413

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

7 Aruma Avenue

Sold 25 September 2026 · 0.59 km away

Sold for

$2,140,000

Adjusted to this home

$1,716,116

What we added and subtracted to make this sale comparable to 23 Joan Street
Bedrooms	this home 3 · comparable 4	−$100,000
Floor area	this home 153 m² · comparable 199.83 m²	−$80,698
Pool	this home 0 · comparable 1	−$72,000
Bathrooms	this home 2 · comparable 3	−$68,000
Cladding	this home 1 · comparable 3	−$48,000
Car spaces	this home 1 · comparable 2	−$36,000
Land size	this home 607 m² · comparable 630 m²	−$35,236
Distance to beach	this home 0.9 km · comparable 1.15 km	+$16,050
Net adjustment		−$423,884

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

14 Maitland Street

Sold 7 September 2026 · 0.54 km away

Sold for

$2,125,000

Adjusted to this home

$1,699,626

What we added and subtracted to make this sale comparable to 23 Joan Street
Condition	this home 8 · comparable 6	+$170,000
Floor area	this home 153 m² · comparable 243 m²	−$155,088
Car spaces	this home 1 · comparable 4	−$108,000
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Bathrooms	this home 2 · comparable 3	−$68,000
Storeys	this home 1 · comparable 2	−$48,000
Year built	this home 1980 · comparable 1987	−$46,424
Distance to beach	this home 0.9 km · comparable 1.31 km	+$26,138
Cladding	this home 1 · comparable 2	−$24,000
Net adjustment		−$425,374

A further 7 factors were compared and found the same on both properties, so no money moved.

27 Bittern Avenue

Sold 23 April 2026 · 0.63 km away

Sold for

$1,905,500

Adjusted to this home

$1,662,378

What we added and subtracted to make this sale comparable to 23 Joan Street
Condition	this home 8 · comparable 6	+$152,440
Car spaces	this home 1 · comparable 4	−$108,000
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Storeys	this home 1 · comparable 2	−$48,000
Land size	this home 607 m² · comparable 633 m²	−$39,832
Floor area	this home 153 m² · comparable 175.4 m²	−$38,600
Distance to beach	this home 0.9 km · comparable 1.51 km	+$34,870
Cladding	this home 1 · comparable 2	−$24,000
Net adjustment		−$243,122

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

17 Pitta Place

Sold 29 July 2026 · 0.04 km away

Sold for

$2,137,000

Adjusted to this home

$1,657,485

What we added and subtracted to make this sale comparable to 23 Joan Street
Land size	this home 607 m² · comparable 714 m²	−$163,924
Bedrooms	this home 3 · comparable 4	−$100,000
Pool	this home 0 · comparable 1	−$72,000
Floor area	this home 153 m² · comparable 181 m²	−$48,250
Car spaces	this home 1 · comparable 2	−$36,000
Cladding	this home 1 · comparable 2	−$24,000
Air conditioning	this home 0 · comparable 1	−$24,000
Year built	this home 1980 · comparable 1982	−$13,264
Distance to beach	this home 0.9 km · comparable 0.93 km	+$1,923
Net adjustment		−$479,515

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.

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 23 Joan 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 Joan Street over the past 18 months, compared it with Burleigh Waters’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Burleigh Waters

Should I Sell Now?

Absorption Rate: 3.3 months

Burleigh Waters

Is Now a Good Time to Buy?

12-Month Median Price: $1,917,500 (interval $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Crash Risk

Queensland Household Spending: $22.3 billion, trending up

Burleigh Waters

Market Overview

12-Month Median Price: $1,917,500 (90% CI $1,850,277 to $1,965,000; n=216)

Burleigh Waters

Houses vs Units

Asking Price, Houses Vs Units (25 September 2026): $1,970,761 vs $1,178,936 (spread $791,824)

Burleigh Waters

Market Direction

12-Month Median Price (Fields Data): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Burleigh Waters

Suburb Comparison

12-Month Median Price (Burleigh Waters): $1,917,500 (90% CI $1,850,277 to $1,965,000, n=216)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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

13 houses are already on the market in Burleigh Waters.

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

See houses for sale in Burleigh Waters →See the Burleigh Waters property market →

23 Joan Street

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation