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 0.12 km away

Sold for

$1,795,000

Adjusted to this home

$1,904,395

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$134,554
Pool	this home 1 · comparable 0	+$127,362
Floor area	this home 209 m² · comparable 165.7 m²	+$104,232
Micro-location	this home 0.0615 · comparable 0.0883	−$38,485
Year built	this home 1999 · comparable 1990	+$36,000
Cladding	this home 3 · comparable 2	+$19,243
Distance to beach	this home 2.01 km · comparable 1.93 km	−$4,093
Land size	this home 600 m² · comparable 602 m²	−$310
Net adjustment		+$109,395

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

87 Dunlin Drive

Sold 6 June 2026 · 0.10 km away

Sold for

$1,800,000

Adjusted to this home

$1,762,931

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Pool	this home 1 · comparable 0	+$127,362
Condition	this home 7 · comparable 6	+$72,000
Street	this home 0.0563 · comparable 0.1034	−$67,824
Floor area	this home 209 m² · comparable 233 m²	−$57,773
Land size	this home 600 m² · comparable 893 m²	−$45,474
Micro-location	this home 0.0615 · comparable 0.0894	−$40,176
Air conditioning	this home 0 · comparable 1	−$24,000
Distance to beach	this home 2.01 km · comparable 1.91 km	−$5,184
Year built	this home 1999 · comparable 1998	+$4,000
Net adjustment		−$37,069

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

3 Maldives Way

Sold 6 May 2026 · 0.64 km away

Sold for

$1,950,000

Adjusted to this home

$1,857,158

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Floor area	this home 209 m² · comparable 140 m²	+$166,097
Micro-location	this home 0.0615 · comparable 0.15	−$138,060
Pool	this home 1 · comparable 0	+$127,362
Bathrooms	this home 2 · comparable 3	−$110,165
Condition	this home 7 · comparable 8	−$78,000
Storeys	this home 1 · comparable 2	−$48,000
Distance to beach	this home 2.01 km · comparable 1.47 km	−$31,356
Land size	this home 600 m² · comparable 450 m²	+$23,280
Year built	this home 1999 · comparable 2000	−$4,000
Net adjustment		−$92,842

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

13 Palmwood Court

Sold 1.15 km away

Sold for

$1,650,000

Adjusted to this home

$1,844,730

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Micro-location	this home 0.0615 · comparable -0.0435	+$138,600
Condition	this home 7 · comparable 8	−$66,000
Year built	this home 1999 · comparable 1984	+$60,000
Floor area	this home 209 m² · comparable 185 m²	+$57,773
Distance to beach	this home 2.01 km · comparable 3.16 km	+$34,155
Land size	this home 600 m² · comparable 792 m²	−$29,798
Net adjustment		+$194,730

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

22 Lanai Drive

Sold 23 July 2026 · 0.44 km away

Sold for

$1,640,000

Adjusted to this home

$1,815,270

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Floor area	this home 209 m² · comparable 264 m²	−$132,396
Pool	this home 1 · comparable 0	+$127,362
Micro-location	this home 0.0615 · comparable 0.0048	+$74,390
Condition	this home 7 · comparable 6	+$65,600
Street	this home 0.0563 · comparable 0.0173	+$51,168
Land size	this home 600 m² · comparable 727 m²	−$19,710
Distance to beach	this home 2.01 km · comparable 2.31 km	+$8,856
Net adjustment		+$175,270

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

39 Honeyeater Drive

Sold 1.87 km away

Sold for

$2,095,000

Adjusted to this home

$1,960,768

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Condition	this home 7 · comparable 9	−$209,500
Floor area	this home 209 m² · comparable 160 m²	+$117,953
Bedrooms	this home 4 · comparable 3	+$100,000
Street	this home 0.0563 · comparable 0.0962	−$66,872
Year built	this home 1999 · comparable 1986	+$52,000
Distance to beach	this home 2.01 km · comparable 1.28 km	−$45,629
Micro-location	this home 0.0615 · comparable 0.0835	−$36,872
Car spaces	this home 2 · comparable 3	−$36,000
Land size	this home 600 m² · comparable 660 m²	−$9,312
Net adjustment		−$134,232

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

141 Acanthus Avenue

Sold 21 August 2026 · 0.47 km away

Sold for

$1,850,000

Adjusted to this home

$1,985,395

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Floor area	this home 209 m² · comparable 102 m²	+$257,570
Street	this home 0.0563 · comparable 0.15	−$138,676
Micro-location	this home 0.0615 · comparable 0.15	−$130,980
Pool	this home 1 · comparable 0	+$127,362
Year built	this home 1999 · comparable 1987	+$48,000
Distance to beach	this home 2.01 km · comparable 1.54 km	−$25,863
Land size	this home 600 m² · comparable 613 m²	−$2,018
Net adjustment		+$135,395

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

132 Acanthus Avenue

Sold 11 June 2026 · 0.39 km away

Sold for

$2,105,000

Adjusted to this home

$1,920,651

What we added and subtracted to make this sale comparable to 25 Tropicana Circuit
Street	this home 0.0563 · comparable 0.15	−$157,790
Micro-location	this home 0.0615 · comparable 0.15	−$149,034
Bedrooms	this home 4 · comparable 3	+$100,000
Condition	this home 7 · comparable 8	−$84,200
Floor area	this home 209 m² · comparable 175 m²	+$81,845
Year built	this home 1999 · comparable 1980	+$76,000
Distance to beach	this home 2.01 km · comparable 1.62 km	−$24,376
Air conditioning	this home 0 · comparable 1	−$24,000
Land size	this home 600 m² · comparable 618 m²	−$2,794
Net adjustment		−$184,349

A further 9 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 Tropicana 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 25 Tropicana Circuit 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 →

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