23 Tobermory Court, Merrimac — Off-Market Report

The 8 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.

2 Mull Court

Sold 25 January 2026 · 0.50 km away

Sold for

$1,310,000

Adjusted to this home

$1,304,426

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Street	this home 0.0626 · comparable 0.1341	−$74,932
Micro-location	this home 0.1233 · comparable 0.0567	+$69,797
Pool	this home 1 · comparable 0	+$52,000
Floor area	this home 134 m² · comparable 160 m²	−$41,600
Cladding	this home 2 · comparable 3	−$14,400
Land size	this home 797 m² · comparable 763 m²	+$5,195
Year built	this home 1989 · comparable 1990	−$1,634
Net adjustment		−$5,574

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

34 Merridown Drive

Sold 6 July 2026 · 0.17 km away

Sold for

$1,425,000

Adjusted to this home

$1,212,531

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Car spaces	this home 2 · comparable 6	−$215,453
Condition	this home 8 · comparable 6	+$114,000
Street	this home 0.0626 · comparable 0.1323	−$79,458
Floor area	this home 134 m² · comparable 160 m²	−$41,600
Land size	this home 797 m² · comparable 737 m²	+$9,168
Micro-location	this home 0.1233 · comparable 0.1211	+$2,508
Year built	this home 1989 · comparable 1990	−$1,634
Net adjustment		−$212,469

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

32 Merridown Drive

Sold 30 October 2025 · 0.19 km away

Sold for

$1,335,000

Adjusted to this home

$1,242,605

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Street	this home 0.0626 · comparable 0.1323	−$74,440
Floor area	this home 134 m² · comparable 150.13 m²	−$25,808
Land size	this home 797 m² · comparable 741 m²	+$8,557
Year built	this home 1989 · comparable 1991	−$3,267
Micro-location	this home 0.1233 · comparable 0.1209	+$2,563
Net adjustment		−$92,395

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

5 Felix Court

Sold 27 April 2026 · 1.38 km away

Sold for

$1,330,000

Adjusted to this home

$1,425,681

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Car spaces	this home 2 · comparable 4	−$107,726
Micro-location	this home 0.1233 · comparable 0.0405	+$88,099
Floor area	this home 134 m² · comparable 181.6 m²	−$76,160
Street	this home 0.0626 · comparable 0.005	+$61,286
Condition	this home 8 · comparable 7	+$53,200
Pool	this home 1 · comparable 0	+$52,000
Land size	this home 797 m² · comparable 487 m²	+$47,368
Year built	this home 1989 · comparable 2002	−$21,237
Distance to beach	this home 9.3 km · comparable 7.92 km	−$1,149
Net adjustment		+$95,681

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

18 Nisbet Place

Sold 14 January 2026 · 0.60 km away

Sold for

$1,215,000

Adjusted to this home

$1,387,486

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Street	this home 0.0626 · comparable 0.15	−$84,953
Micro-location	this home 0.1233 · comparable 0.0484	+$72,803
Bedrooms	this home 4 · comparable 3	+$63,461
Pool	this home 1 · comparable 0	+$52,000
Condition	this home 8 · comparable 7	+$48,600
Floor area	this home 134 m² · comparable 110.21 m²	+$38,064
Land size	this home 797 m² · comparable 858 m²	−$9,321
Year built	this home 1989 · comparable 1994	−$8,168
Net adjustment		+$172,486

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

3 Fairbank Court

Sold 7 August 2026 · 1.89 km away

Sold for

$1,055,000

Adjusted to this home

$1,308,199

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Street	this home 0.0626 · comparable -0.0568	+$61,380
Condition	this home 8 · comparable 6	+$51,407
Land size	this home 797 m² · comparable 331 m²	+$43,370
Micro-location	this home 0.1233 · comparable 0.0436	+$40,971
Bedrooms	this home 4 · comparable 3	+$38,654
Pool	this home 1 · comparable 0	+$31,673
Year built	this home 1989 · comparable 1999	−$9,950
Cladding	this home 2 · comparable 3	−$8,771
Floor area	this home 134 m² · comparable 126 m²	+$7,796
Distance to beach	this home 9.3 km · comparable 7.52 km	−$3,331
Net adjustment		+$253,199

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

3 Cabot Court

Sold 20 April 2026 · 1.44 km away

Sold for

$1,000,000

Adjusted to this home

$1,240,000

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Floor area	this home 134 m² · comparable 93 m²	+$31,271
Street	this home 0.0626 · comparable -0.0193	+$31,233
Micro-location	this home 0.1233 · comparable 0.0433	+$30,508
Bedrooms	this home 4 · comparable 3	+$30,251
Land size	this home 797 m² · comparable 400 m²	+$28,917
Car spaces	this home 2 · comparable 1	+$25,676
Pool	this home 1 · comparable 0	+$24,788
Bathrooms	this home 2 · comparable 1	+$19,067
Condition	this home 8 · comparable 7	+$19,067
Year built	this home 1989 · comparable 1990	−$778
Net adjustment		+$240,000

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

4 Scotia Place

Sold 12 May 2026 · 1.08 km away

Sold for

$1,085,000

Adjusted to this home

$1,345,399

What we added and subtracted to make this sale comparable to 23 Tobermory Court
Micro-location	this home 0.1233 · comparable -0.0195	+$69,220
Street	this home 0.0626 · comparable -0.0364	+$47,989
Bedrooms	this home 4 · comparable 3	+$35,440
Land size	this home 797 m² · comparable 404 m²	+$33,535
Car spaces	this home 2 · comparable 1	+$30,080
Pool	this home 1 · comparable 0	+$29,039
Floor area	this home 134 m² · comparable 112 m²	+$19,658
Year built	this home 1989 · comparable 1994	−$4,562
Net adjustment		+$260,399

A further 10 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 Tobermory 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 Tobermory Court over the past 18 months, compared it with Merrimac’s wider market, and examined the indicators most likely to reveal what happens next.

23 Tobermory Court

Latest listings & sales

Your valuation

The 8 sales behind that range — and every adjustment

2 Mull Court

34 Merridown Drive

32 Merridown Drive

5 Felix Court

18 Nisbet Place

3 Fairbank Court

3 Cabot Court

4 Scotia Place

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

Your home

See your home the way a buyer does

My downloads

Valuation Report

Property Positioning Report

Market Update Report

Why I built Fields