23 Montserrat Court, Clear Island Waters — 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.

5 Curacao Place

Sold 21 July 2026 · 0.44 km away

Sold for

$1,910,000

Adjusted to this home

$1,974,326

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Floor area	this home 226 m² · comparable 180 m²	+$88,651
Land size	this home 871 m² · comparable 630 m²	+$86,760
Car spaces	this home 2 · comparable 5	−$84,000
Micro-location	this home -0.0634 · comparable -0.0183	−$68,913
Street	this home -0.0773 · comparable -0.1121	+$53,174
Distance to beach	this home 5.62 km · comparable 5.17 km	−$11,346
Net adjustment		+$64,326

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

18 Montserrat Court

Sold 1 May 2026 · 0.04 km away

Sold for

$1,925,000

Adjusted to this home

$1,981,951

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Bathrooms	this home 2 · comparable 0	+$66,227
Micro-location	this home -0.0634 · comparable -0.0498	−$20,944
Land size	this home 871 m² · comparable 840 m²	+$11,160
Distance to beach	this home 5.62 km · comparable 5.64 km	+$508
Net adjustment		+$56,951

A further 13 factors were compared and found the same on both properties, so no money moved.

24 Cayman Drive

Sold 26 January 2026 · 0.28 km away

Sold for

$2,050,000

Adjusted to this home

$1,911,784

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Street	this home -0.0773 · comparable 0.0398	−$192,044
Micro-location	this home -0.0634 · comparable 0.0171	−$132,020
Floor area	this home 226 m² · comparable 170 m²	+$107,923
Land size	this home 871 m² · comparable 635 m²	+$84,960
Distance to beach	this home 5.62 km · comparable 5.36 km	−$7,035
Net adjustment		−$138,216

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

8 Bon Aire Court

Sold 9 February 2026 · 0.37 km away

Sold for

$1,885,000

Adjusted to this home

$1,991,994

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Land size	this home 871 m² · comparable 613 m²	+$92,880
Floor area	this home 226 m² · comparable 191 m²	+$67,452
Micro-location	this home -0.0634 · comparable -0.0343	−$43,883
Distance to beach	this home 5.62 km · comparable 5.24 km	−$9,455
Net adjustment		+$106,994

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

20 Moonraker Street

Sold 7 January 2026 · 1.79 km away

Sold for

$1,840,000

Adjusted to this home

$1,944,126

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Street	this home -0.0773 · comparable -0.1451	+$99,802
Land size	this home 871 m² · comparable 634 m²	+$85,320
Micro-location	this home -0.0634 · comparable -0.0349	−$41,952
Floor area	this home 226 m² · comparable 236 m²	−$19,272
Year built	this home 1989 · comparable 1994	−$12,000
Distance to beach	this home 5.62 km · comparable 5.3 km	−$7,772
Net adjustment		+$104,126

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

51 Cayman Drive

Sold 0.52 km away

Sold for

$2,450,000

Adjusted to this home

$2,164,541

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Street	this home -0.0773 · comparable 0.0398	−$229,516
Micro-location	this home -0.0634 · comparable -0.0112	−$102,312
Floor area	this home 226 m² · comparable 190 m²	+$69,379
Distance to beach	this home 5.62 km · comparable 5.12 km	−$16,170
Land size	this home 871 m² · comparable 890 m²	−$6,840
Net adjustment		−$285,459

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

49 Martingale Circuit

Sold 28 May 2026 · 1.79 km away

Sold for

$1,660,000

Adjusted to this home

$1,642,045

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Land size	this home 871 m² · comparable 595 m²	+$99,360
Micro-location	this home -0.0634 · comparable 0.0114	−$99,334
Street	this home -0.0773 · comparable -0.1345	+$75,962
Floor area	this home 226 m² · comparable 265 m²	−$75,161
Year built	this home 1989 · comparable 1995	−$14,400
Distance to beach	this home 5.62 km · comparable 5.42 km	−$4,382
Net adjustment		−$17,955

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

6 Andros Court

Sold 18 March 2026 · 0.75 km away

Sold for

$2,200,000

Adjusted to this home

$1,816,514

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Micro-location	this home -0.0634 · comparable 0.0647	−$225,456
Floor area	this home 226 m² · comparable 268 m²	−$80,942
Street	this home -0.0773 · comparable -0.0518	−$44,880
Bathrooms	this home 2 · comparable 3	−$33,114
Car spaces	this home 2 · comparable 3	−$28,000
Land size	this home 871 m² · comparable 824 m²	+$16,920
Distance to beach	this home 5.62 km · comparable 6.04 km	+$11,986
Net adjustment		−$383,486

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

92 Santa Cruz Boulevard

Sold 2 June 2026 · 0.54 km away

Sold for

$2,300,000

Adjusted to this home

$1,797,989

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Micro-location	this home -0.0634 · comparable 0.0524	−$213,072
Floor area	this home 226 m² · comparable 310 m²	−$161,885
Street	this home -0.0773 · comparable -0.0466	−$56,488
Car spaces	this home 2 · comparable 4	−$56,000
Land size	this home 871 m² · comparable 936 m²	−$23,400
Distance to beach	this home 5.62 km · comparable 5.99 km	+$11,234
Year built	this home 1989 · comparable 1990	−$2,400
Net adjustment		−$502,011

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

38 Cayman Drive

Sold 19 June 2026 · 0.37 km away

Sold for

$2,813,000

Adjusted to this home

$1,912,841

What we added and subtracted to make this sale comparable to 23 Montserrat Court
Floor area	this home 226 m² · comparable 508 m²	−$529,193
Street	this home -0.0773 · comparable 0.0398	−$256,598
Land size	this home 871 m² · comparable 402 m²	+$164,405
Bathrooms	this home 2 · comparable 5	−$96,731
Micro-location	this home -0.0634 · comparable -0.0266	−$80,639
Car spaces	this home 2 · comparable 4	−$54,529
Cladding	this home 2 · comparable 4	−$31,159
Distance to beach	this home 5.62 km · comparable 5.25 km	−$13,378
Year built	this home 1989 · comparable 1990	−$2,337
Net adjustment		−$900,159

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 Montserrat Court 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 Montserrat Court over the past 18 months, compared it with Clear Island Waters’s wider market, and examined the indicators most likely to reveal what happens next.

23 Montserrat Court

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The 10 sales behind that range — and every adjustment

5 Curacao Place

18 Montserrat Court

24 Cayman Drive

8 Bon Aire Court

20 Moonraker Street

51 Cayman Drive

49 Martingale Circuit

6 Andros Court

92 Santa Cruz Boulevard

38 Cayman Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 23 Montserrat Court sit?

Your home

See your home the way a buyer does

64 Port Jackson Boulevard

3 Goroka Court

134 Port Jackson Boulevard

11 Clear Water Bay Avenue

63 Bollard Circuit

16 Montserrat Crt

14 Staysail Crescent

166 Port Jackson Boulevard

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