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.

13 Nozomi Street

Sold 19 May 2026 · 0.23 km away

Sold for

$1,225,000

Adjusted to this home

$1,195,780

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Bathrooms	this home 2 · comparable 1	+$68,000
Pool	this home 0 · comparable 1	−$63,598
Floor area	this home 84 m² · comparable 129 m²	−$50,508
Condition	this home 7 · comparable 6	+$49,000
Car spaces	this home 3 · comparable 2	+$36,000
Street	this home -0.1432 · comparable -0.1065	−$35,966
Micro-location	this home -0.0915 · comparable -0.0671	−$23,912
Distance to beach	this home 3.03 km · comparable 2.8 km	−$5,071
Year built	this home 1994 · comparable 1995	−$4,000
Land size	this home 401 m² · comparable 400 m²	+$835
Net adjustment		−$29,220

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

7 Ballerina Street

Sold 1 September 2026 · 0.09 km away

Sold for

$1,107,000

Adjusted to this home

$1,206,490

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Car spaces	this home 3 · comparable 1	+$72,000
Bathrooms	this home 2 · comparable 1	+$68,000
Floor area	this home 84 m² · comparable 115.22 m²	−$35,042
Year built	this home 1994 · comparable 1995	−$4,000
Distance to beach	this home 3.03 km · comparable 2.95 km	−$1,594
Land size	this home 401 m² · comparable 400 m²	+$835
Micro-location	this home -0.0915 · comparable -0.0907	−$709
Net adjustment		+$99,490

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

33 Montezuma Drive

Sold 29 July 2026 · 0.06 km away

Sold for

$1,100,000

Adjusted to this home

$1,218,712

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Bathrooms	this home 2 · comparable 1	+$68,000
Condition	this home 7 · comparable 6	+$44,000
Car spaces	this home 3 · comparable 2	+$36,000
Floor area	this home 84 m² · comparable 107.31 m²	−$26,163
Micro-location	this home -0.0915 · comparable -0.0879	−$3,168
Land size	this home 401 m² · comparable 400 m²	+$835
Distance to beach	this home 3.03 km · comparable 2.99 km	−$792
Net adjustment		+$118,712

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

19 Sonama Court

Sold 19 June 2026 · 0.32 km away

Sold for

$1,360,000

Adjusted to this home

$1,334,923

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Car spaces	this home 3 · comparable 1	+$72,000
Condition	this home 7 · comparable 8	−$54,400
Floor area	this home 84 m² · comparable 123.39 m²	−$44,211
Street	this home -0.1432 · comparable -0.15	+$7,398
Micro-location	this home -0.0915 · comparable -0.0979	+$6,963
Distance to beach	this home 3.03 km · comparable 2.84 km	−$4,651
Land size	this home 401 m² · comparable 406 m²	−$4,176
Year built	this home 1994 · comparable 1995	−$4,000
Net adjustment		−$25,077

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

12 Montezuma Drive

Sold 28 April 2026 · 0.09 km away

Sold for

$1,300,000

Adjusted to this home

$1,327,505

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Bathrooms	this home 2 · comparable 1	+$68,000
Land size	this home 401 m² · comparable 454 m²	−$44,266
Floor area	this home 84 m² · comparable 117 m²	−$37,039
Car spaces	this home 3 · comparable 2	+$36,000
Micro-location	this home -0.0915 · comparable -0.0959	+$4,576
Distance to beach	this home 3.03 km · comparable 3.04 km	+$234
Net adjustment		+$27,505

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

23 Montezuma Drive

Sold 8 July 2026 · 0.02 km away

Sold for

$1,115,000

Adjusted to this home

$1,250,689

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Car spaces	this home 3 · comparable 1	+$72,000
Bathrooms	this home 2 · comparable 1	+$68,000
Floor area	this home 84 m² · comparable 88.02 m²	−$4,512
Distance to beach	this home 3.03 km · comparable 3.04 km	+$201
Net adjustment		+$135,689

A further 14 factors were compared and found the same on both properties, so no money moved.

105 Harrier Drive

Sold 24 July 2026 · 0.79 km away

Sold for

$1,290,000

Adjusted to this home

$1,106,265

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Micro-location	this home -0.0915 · comparable -0.0081	−$86,069
Street	this home -0.1432 · comparable -0.0762	−$69,144
Condition	this home 7 · comparable 6	+$51,600
Floor area	this home 84 m² · comparable 128 m²	−$49,386
Car spaces	this home 3 · comparable 2	+$36,000
Cladding	this home 2 · comparable 3	−$24,000
Year built	this home 1994 · comparable 1998	−$16,000
Land size	this home 401 m² · comparable 418 m²	−$14,198
Distance to beach	this home 3.03 km · comparable 2.49 km	−$12,538
Net adjustment		−$183,735

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

13 Palmwood Court

Sold 0.50 km away

Sold for

$1,650,000

Adjusted to this home

$1,205,753

What we added and subtracted to make this sale comparable to 25 Montezuma Drive
Land size	this home 401 m² · comparable 792 m²	−$228,026
Floor area	this home 84 m² · comparable 185 m²	−$79,157
Condition	this home 7 · comparable 8	−$46,086
Pool	this home 0 · comparable 1	−$44,408
Micro-location	this home -0.0915 · comparable -0.0435	−$44,242
Bedrooms	this home 3 · comparable 4	−$41,334
Year built	this home 1994 · comparable 1984	+$27,930
Car spaces	this home 3 · comparable 2	+$25,138
Cladding	this home 2 · comparable 3	−$16,758
Distance to beach	this home 3.03 km · comparable 3.16 km	+$2,696
Net adjustment		−$444,247

A further 7 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 25 Montezuma Drive 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 25 Montezuma Drive 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)

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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

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 →

25 Montezuma Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

13 Nozomi Street

7 Ballerina Street

33 Montezuma Drive

19 Sonama Court

12 Montezuma Drive

23 Montezuma Drive