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.

3 Fairbank Court

Sold 7 August 2026 · 0.43 km away

Sold for

$1,055,000

Adjusted to this home

$1,046,855

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Floor area	this home 108 m² · comparable 126 m²	−$28,800
Land size	this home 492 m² · comparable 331 m²	+$24,601
Street	this home -0.0298 · comparable -0.0568	+$22,788
Micro-location	this home 0.0216 · comparable 0.0436	−$18,568
Distance to beach	this home 7.95 km · comparable 7.52 km	−$4,899
Year built	this home 1997 · comparable 1999	−$3,267
Net adjustment		−$8,145

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

14 Griffon Street

Sold 10 March 2026 · 0.24 km away

Sold for

$1,218,000

Adjusted to this home

$1,059,111

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Floor area	this home 108 m² · comparable 180 m²	−$115,200
Street	this home -0.0298 · comparable 0.0335	−$61,679
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 492 m² · comparable 411 m²	+$12,377
Micro-location	this home 0.0216 · comparable 0.0274	−$5,651
Year built	this home 1997 · comparable 1999	−$3,267
Distance to beach	this home 7.95 km · comparable 7.96 km	+$131
Net adjustment		−$158,889

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

73 Kingarry Circuit

Sold 25 March 2026 · 0.38 km away

Sold for

$1,245,000

Adjusted to this home

$1,065,033

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Car spaces	this home 2 · comparable 4	−$107,726
Pool	this home 0 · comparable 1	−$52,000
Floor area	this home 108 m² · comparable 121 m²	−$20,800
Micro-location	this home 0.0216 · comparable 0.0155	+$6,076
Distance to beach	this home 7.95 km · comparable 7.6 km	−$4,706
Land size	this home 492 m² · comparable 508 m²	−$2,445
Year built	this home 1997 · comparable 1996	+$1,634
Net adjustment		−$179,967

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

13 Willunga Place

Sold 1 December 2025 · 0.72 km away

Sold for

$1,080,000

Adjusted to this home

$1,146,764

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Car spaces	this home 2 · comparable 1	+$53,863
Floor area	this home 108 m² · comparable 140 m²	−$51,200
Micro-location	this home 0.0216 · comparable -0.0052	+$23,155
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 492 m² · comparable 418 m²	+$11,307
Street	this home -0.0298 · comparable -0.0392	+$8,122
Year built	this home 1997 · comparable 1993	+$6,534
Distance to beach	this home 7.95 km · comparable 8.66 km	+$583
Net adjustment		+$66,764

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

3 Cabot Court

Sold 20 April 2026 · 0.89 km away

Sold for

$1,000,000

Adjusted to this home

$1,132,536

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Car spaces	this home 2 · comparable 1	+$53,863
Bathrooms	this home 2 · comparable 1	+$40,000
Floor area	this home 108 m² · comparable 93 m²	+$24,000
Micro-location	this home 0.0216 · comparable 0.0433	−$17,360
Cladding	this home 3 · comparable 2	+$14,400
Land size	this home 492 m² · comparable 400 m²	+$14,058
Year built	this home 1997 · comparable 1990	+$11,435
Street	this home -0.0298 · comparable -0.0193	−$8,400
Distance to beach	this home 7.95 km · comparable 8.68 km	+$540
Net adjustment		+$132,536

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

34 Merridown Drive

Sold 6 July 2026 · 1.41 km away

Sold for

$1,425,000

Adjusted to this home

$1,083,000

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Car spaces	this home 2 · comparable 6	−$101,892
Street	this home -0.0298 · comparable 0.1323	−$87,392
Micro-location	this home 0.0216 · comparable 0.1211	−$53,643
Floor area	this home 108 m² · comparable 160 m²	−$39,347
Bedrooms	this home 3 · comparable 4	−$30,012
Pool	this home 0 · comparable 1	−$24,592
Land size	this home 492 m² · comparable 737 m²	−$17,704
Cladding	this home 3 · comparable 2	+$6,810
Year built	this home 1997 · comparable 1990	+$5,408
Distance to beach	this home 7.95 km · comparable 9.25 km	+$364
Net adjustment		−$342,000

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

5 Felix Court

Sold 27 April 2026 · 0.62 km away

Sold for

$1,330,000

Adjusted to this home

$1,010,799

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Floor area	this home 108 m² · comparable 181.6 m²	−$110,713
Car spaces	this home 2 · comparable 4	−$101,279
Bedrooms	this home 3 · comparable 4	−$59,663
Street	this home -0.0298 · comparable 0.005	−$34,811
Micro-location	this home 0.0216 · comparable 0.0405	−$18,906
Cladding	this home 3 · comparable 2	+$13,538
Year built	this home 1997 · comparable 2002	−$7,679
Land size	this home 492 m² · comparable 487 m²	+$718
Distance to beach	this home 7.95 km · comparable 7.92 km	−$406
Net adjustment		−$319,201

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

12 Macallan Street

Sold 23 March 2026 · 1.29 km away

Sold for

$1,440,000

Adjusted to this home

$1,094,401

What we added and subtracted to make this sale comparable to 23 Kingarry Circuit
Floor area	this home 108 m² · comparable 251 m²	−$95,823
Street	this home -0.0298 · comparable 0.15	−$86,748
Car spaces	this home 2 · comparable 5	−$67,675
Micro-location	this home 0.0216 · comparable 0.1113	−$43,278
Bedrooms	this home 3 · comparable 4	−$26,578
Pool	this home 0 · comparable 1	−$21,778
Land size	this home 492 m² · comparable 735 m²	−$15,550
Cladding	this home 3 · comparable 2	+$6,031
Year built	this home 1997 · comparable 1989	+$5,474
Distance to beach	this home 7.95 km · comparable 9.11 km	+$326
Net adjustment		−$345,599

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 Kingarry Circuit 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 Kingarry Circuit over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

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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.

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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