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.

7 Ballerina Street

Sold 1 September 2026 · 0.09 km away

Sold for

$1,107,000

Adjusted to this home

$1,195,430

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Bedrooms	this home 4 · comparable 3	+$59,196
Cladding	this home 3 · comparable 2	+$24,000
Floor area	this home 123 m² · comparable 115.22 m²	+$8,732
Year built	this home 1994 · comparable 1995	−$4,000
Distance to beach	this home 3.02 km · comparable 2.95 km	−$1,395
Micro-location	this home -0.0895 · comparable -0.0907	+$1,062
Land size	this home 401 m² · comparable 400 m²	+$835
Net adjustment		+$88,430

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

13 Nozomi Street

Sold 19 May 2026 · 0.22 km away

Sold for

$1,225,000

Adjusted to this home

$1,184,930

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Pool	this home 0 · comparable 1	−$63,598
Bedrooms	this home 4 · comparable 3	+$59,196
Condition	this home 7 · comparable 6	+$49,000
Car spaces	this home 1 · comparable 2	−$36,000
Street	this home -0.1432 · comparable -0.1065	−$35,966
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0895 · comparable -0.0671	−$21,952
Floor area	this home 123 m² · comparable 129 m²	−$6,734
Distance to beach	this home 3.02 km · comparable 2.8 km	−$4,851
Year built	this home 1994 · comparable 1995	−$4,000
Land size	this home 401 m² · comparable 400 m²	+$835
Net adjustment		−$40,070

A further 7 factors were compared and found the same on both properties, so no money moved.

33 Montezuma Drive

Sold 29 July 2026 · 0.05 km away

Sold for

$1,100,000

Adjusted to this home

$1,207,639

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Bedrooms	this home 4 · comparable 3	+$59,196
Condition	this home 7 · comparable 6	+$44,000
Car spaces	this home 1 · comparable 2	−$36,000
Cladding	this home 3 · comparable 2	+$24,000
Floor area	this home 123 m² · comparable 107.31 m²	+$17,610
Micro-location	this home -0.0895 · comparable -0.0879	−$1,408
Land size	this home 401 m² · comparable 400 m²	+$835
Distance to beach	this home 3.02 km · comparable 2.99 km	−$594
Net adjustment		+$107,639

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

12 Montezuma Drive

Sold 28 April 2026 · 0.10 km away

Sold for

$1,300,000

Adjusted to this home

$1,316,788

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Bedrooms	this home 4 · comparable 3	+$59,196
Land size	this home 401 m² · comparable 454 m²	−$44,266
Car spaces	this home 1 · comparable 2	−$36,000
Cladding	this home 3 · comparable 2	+$24,000
Floor area	this home 123 m² · comparable 117 m²	+$6,734
Micro-location	this home -0.0895 · comparable -0.0959	+$6,656
Distance to beach	this home 3.02 km · comparable 3.04 km	+$468
Net adjustment		+$16,788

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

23 Montezuma Drive

Sold 8 July 2026 · 0.03 km away

Sold for

$1,115,000

Adjusted to this home

$1,239,644

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Bedrooms	this home 4 · comparable 3	+$59,196
Floor area	this home 123 m² · comparable 88.02 m²	+$39,262
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0895 · comparable -0.0915	+$1,784
Distance to beach	this home 3.02 km · comparable 3.04 km	+$402
Net adjustment		+$124,644

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

19 Sonama Court

Sold 19 June 2026 · 0.33 km away

Sold for

$1,360,000

Adjusted to this home

$1,324,313

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Bathrooms	this home 1 · comparable 2	−$68,000
Bedrooms	this home 4 · comparable 3	+$59,196
Condition	this home 7 · comparable 8	−$54,400
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0895 · comparable -0.0979	+$9,139
Street	this home -0.1432 · comparable -0.15	+$7,398
Distance to beach	this home 3.02 km · comparable 2.84 km	−$4,406
Land size	this home 401 m² · comparable 406 m²	−$4,176
Year built	this home 1994 · comparable 1995	−$4,000
Floor area	this home 123 m² · comparable 123.39 m²	−$438
Net adjustment		−$35,687

A further 8 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

$1,205,484

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Land size	this home 401 m² · comparable 792 m²	−$224,600
Floor area	this home 123 m² · comparable 185 m²	−$47,861
Bathrooms	this home 1 · comparable 2	−$46,768
Condition	this home 7 · comparable 8	−$45,393
Pool	this home 0 · comparable 1	−$43,741
Micro-location	this home -0.0895 · comparable -0.0435	−$41,762
Year built	this home 1994 · comparable 1984	+$27,510
Car spaces	this home 1 · comparable 2	−$24,760
Distance to beach	this home 3.02 km · comparable 3.16 km	+$2,859
Net adjustment		−$444,516

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

2 Sugarleaf Court

Sold 10 July 2026 · 0.19 km away

Sold for

$1,330,000

Adjusted to this home

$1,101,308

What we added and subtracted to make this sale comparable to 27 Montezuma Drive
Land size	this home 401 m² · comparable 629 m²	−$190,426
Bathrooms	this home 1 · comparable 2	−$68,000
Bedrooms	this home 4 · comparable 3	+$59,196
Car spaces	this home 1 · comparable 2	−$36,000
Cladding	this home 3 · comparable 2	+$24,000
Micro-location	this home -0.0895 · comparable -0.0747	−$15,747
Year built	this home 1994 · comparable 1991	+$12,000
Floor area	this home 123 m² · comparable 133.3 m²	−$11,561
Distance to beach	this home 3.02 km · comparable 2.93 km	−$2,154
Net adjustment		−$228,692

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 27 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 27 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)

Your home

Locked

See your home the way a buyer does

Enter your address to unlock its comparable sales range, condition score and what else is for sale on your street.

No email or phone needed

My downloads

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.

📈

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 →

27 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

7 Ballerina Street

13 Nozomi Street

33 Montezuma Drive

12 Montezuma Drive

23 Montezuma Drive